Being intimidated or threatened in your own home is a serious and sometimes unbearable situation. Especially when it’s your landlord who is tormenting you and you are having a difficult time proving it. Luckily, there are a few things that you can do. Huurteam Utrecht is here for you and can provide support and advice. Don’t hesitate to contact us via: 085 - 273 49 33.
A landlord may not grant entry to the living space without your direct permission, including communal areas. This includes entry for work and/or maintenance. The landlord must first communicate intention and arrange an appointment so that one or more tenants may be present to grant entry to the unit. If a landlord does grant unlawful entry, clearly indicate that this is not permitted and request that he or she return after making an appointment. Unlawful entry can be reported and lock cylinders may be replaced (keep the old ones to return upon departure) if the offence is repeated. If locks are changed, you can inform your landlord in writing. Tenants are however required to cooperate, within reasonable limits, when organising appointments for maintenance/inspection.
If suspicious persons are loitering around your house, threatening you or even causing damage, you should always contact the police directly. Inform the landlord in writing, including photos of any damage, of any damage to the building or if strangers have forced entry into the (communal) living space. If entry has been forced, you can replace the lock cylinders. Contact your district police officer (wijkagent) to ensure that he or she is aware of the situation.
In urgent situations, it is possible to initiate an emergency legal procedure (interim procedure). Tenants can request that the judge prohibit the landlord from entering the living area without prior notice. Breach of these orders can result in high fines or legal proceedings. The same applies to threats.
Many landlords threaten to terminate the rental agreement once a rental reduction procedure has been initiated. If you have a permanent contract the landlord may not evict you. If you are unsure, contact the Huurteam to determine whether your contract may be terminated. If you have a rental contract of limited duration, the landlord must still honour the legally required notice period.
After (legal) proceedings have been initiated it is possible that all of a sudden you run into problems with the warm water facilities, internet signal or television. Make sure to always provide written notice of these disturbances to the landlord. If the facility or amenity is part of your rental agreement, the landlord is required to amend the situation. Lack of warm water is an official defect and can result in a rent reduction. If these utilities are not part of your rental agreement, concluding your own contract for television and internet might be a solution.
We often run into situations where landlords have strategically planned new tenants to intimidate or threaten the existing tenants. It is important for tenants to report any harassment to the landlord or a third part (always via email). The landlord is required to mediate in such a situation and take further action, if necessary.
If intimidation and threats have become a long-term situation, maintain a log book of the incidents. If possible, install a camera (these are available at the hardware store for less than €50) or make voice recordings of (intimidating) conversations with other tenants and/or your landlord. Try to find witnesses who have seen an incident. If you are able to gather enough evidence, it is possible to take legal action against these other tenants and/or landlord. For legal proceeding and/or advice, you can contact Avant Advocaten.
If discussions with your landlord haven’t occurred via email, it is important to send confirmation of the discussion (including content) via email to your landlord, a third party or the Huurteam shortly after. Email confirmation can be used as an indication that the conversation has taken place.
Be sure to report this directly to the Huurteam Utrecht and the municipality of Utrecht’s slumlord complaints centre (meldpunt huisjesmelkers). File a police report and contact your district police officer (wijkagent).
Will you be reporting this harassment to the police? Use this (completed) form when submitting your police report.