How do I terminate my lease?

Last updated: March 2026. Legal information is subject to change – always check the current legislation at wetten.nl.

What does the law say?

As a tenant, you can terminate your tenancy agreement at any time. You do not need to give a reason. However, you must follow the correct procedure – otherwise the termination will not be valid.

Section 7:271 of the Dutch Civil Code governs the termination of tenancy agreements for residential property (check this section on wetten.nl for the most up-to-date version). This article stipulates that notice must be given in writing and that you must observe a notice period. For the tenant, the notice period is equal to the payment term – do you pay monthly? Then a notice period of one month applies. The minimum notice period for the tenant is one month. The maximum notice period that a landlord can contractually impose on the tenant is three months. Does your contract specify a notice period longer than three months? If so, that clause is void – the statutory maximum period of three months then applies automatically.

In writing means: a letter or email that allows you to prove you have sent the notice of termination. A registered letter is the safest method. A standard email with a read receipt or a confirmation of receipt from the landlord also works.

The notice must reach the landlord before the start of the new tenancy period. Do you pay rent on the first of the month? Then the notice must reach the landlord before the first of the month for which you are paying the final rent. If the letter reaches him on 2 April, the notice period only begins on 1 May – not on 1 April. So allow plenty of time.

Please note: the Fixed-Term Tenancy Act (which came into force on 1 July 2024) has largely abolished fixed-term tenancy agreements for new tenancies. Did you already have a fixed-term tenancy agreement before that date? In that case, the transitional provisions apply. Consult rijksoverheid.nl for your specific situation.

When does this apply to you?

Fixed-term tenancy agreement

If you have a fixed-term tenancy agreement – also known as a contract for an indefinite period – you can give notice at any time, subject to the notice period. You do not need to give a reason. You pay rent up to and including the day the notice period ends. After that, you are free to leave.

Fixed-term tenancy agreement (before 1 July 2024)

Did you have a fixed-term tenancy agreement signed before 1 July 2024? If so, this agreement ends automatically on the agreed end date. You do not need to give notice – but in some cases you must indicate in good time whether you wish to renew or leave. Check your agreement for the exact terms.

How do you calculate the last day of tenancy?

Suppose: you pay rent on the first of the month. You send a notice of termination on 15 April. The landlord receives it on 16 April. The notice period starts on 1 May. Your last day of tenancy is then 31 May. You pay rent up to and including May.

If you send the notice on 28 April, but the landlord only receives it on 2 May? Then the notice period starts on 1 June. Your last day of tenancy is then 30 June. So always send it well in advance.

Is the contractual notice period longer than three months?

Does your tenancy agreement state a notice period of four months or longer? That clause is void for the tenant. The law protects you: as a tenant, a notice period of more than three months never applies. Check your contract – but rely on the law if the contractual period is too long.

Keys and final inspection

You are obliged to leave the property in good condition and hand over the keys on the agreed end date. Always hand them over with written confirmation. This prevents any dispute about when the refund period for the deposit begins.

Step-by-step guide – what can you do now?

Determine your notice period. Do you pay monthly? Then your notice period is one month. Does your contract specify a shorter period? Then that applies. Is it longer than three months? Then three months apply. Calculate the first day on which your notice takes effect.
Write a notice of termination letter. Include the following in the letter: your name and address, the address of the rented property, the date on which you are giving notice, the intended end date of the tenancy agreement and your signature. Keep it brief and businesslike.
Send the letter by registered post or by email with confirmation. A registered letter provides the most certainty regarding the date of receipt. Sending by email? Then ask for a read receipt or a confirmation of receipt. Keep a copy.
Confirm receipt. If you haven’t received a response after two days, send a reminder. Ask explicitly for written confirmation that the landlord has received your notice.
Arrange the final inspection. Make an appointment with the landlord for a final inspection before your last day of tenancy. This way, you’ll know what cleaning or repairs you still need to do.
Hand over the keys with proof. Hand over the keys in person and ask for a receipt. Or send them by registered post. This marks the start of the refund period for your deposit.
Keep all correspondence. Keep your notice of termination, the landlord’s confirmation and the proof of key handover. You will need them if a dispute arises later regarding the deposit or the end date.

Common mistakes

Mistake 1: Giving notice verbally. Verbal notice is not valid. The law requires written notice. Have you told the landlord verbally that you are leaving? Always confirm this in writing as well – on the same day.

Mistake 2: Calculating the notice period incorrectly. The period begins on the first day of the next payment period after the landlord has received the notice – not on the date of dispatch. Allow plenty of time: send the letter at least one week before the end of the month.

Mistake 3: Not keeping proof of dispatch. Are you sending the notice of termination by standard post or email without confirmation? Then you won’t be able to prove later that and when you gave notice. Use a registered letter or ask for written confirmation of receipt.

Mistake 4: Assuming that a longer contractual notice period is always valid. Does your contract state a four-month notice period? Then that clause is void. As a tenant, a notice period longer than three months never applies. Not sure what is valid? Ask a solicitor.

Mistake 5: Returning keys without proof. Don’t just pop the keys in the letterbox and walk away. Hand them in personally with a receipt, or send them by registered post. The date of key handover determines when the 14-day period for the return of your deposit begins.

Frequently asked questions

How long is my notice period as a tenant?

Your notice period is the same as the payment term – if you pay monthly, it is one month. The minimum notice period for the tenant is one month, the maximum three months. A contractual notice period longer than three months is void – you may ignore it and stick to a maximum of three months.

Do I need to give a reason when terminating my tenancy agreement?

No. As a tenant, you do not need to give a reason for terminating the lease. You have the right to leave whenever you wish, provided you observe the notice period and give notice in writing. The landlord cannot force you to give a reason.

When does my notice period start?

The notice period begins on the first day of the payment period following the day on which the landlord receives your notice. If you pay on the first of the month and the landlord receives your letter on 15 April, the notice period begins on 1 May.

Can I terminate my tenancy agreement by email?

Yes, you can – as long as you can prove that the landlord has received the email. Always ask for a read receipt or a written response. Keep the email and the confirmation. A registered letter provides greater certainty regarding the date of receipt.

What happens if I want to leave earlier than the notice period allows?

In principle, you are liable for rent until the end of the notice period. Sometimes you can agree with the landlord that you may leave earlier if you find a suitable new tenant yourself. Always put such an agreement in writing. If you cannot reach an agreement, the statutory notice period applies.

Relevant legal provisions

Consult the following articles via wetten.nl for the exact and current text:

Section 7:271 of the Dutch Civil Code – termination of a residential tenancy agreement, tenant’s notice period
Fixed-Term Tenancy Agreements Act (2024) – abolition of temporary tenancy agreements and transitional provisions
See also Book 7 of the Dutch Civil Code, section on residential tenancy law, for other provisions regarding the termination of the tenancy agreement