Orphans better protected against deportation

Young people whose parents have died may no longer be evicted from housing associations. As of January 1, 2024, there will be a new law that regulates this.

 

Last October, the House of Representatives voted on the law. The House also adopted a motion that should also protect orphans with a private landlord.

According to Statistics Netherlands, it happens approximately 80 times a year that young adults living in a housing association lose their parents. In private rental properties this is approximately 30 times a year.

 

Security up to and including the age of 27 The Tenancy Protection Orphans Act stipulates that young adult orphans may remain in the parental home until they turn 28. Housing associations must inform the young adult about the future living situation shortly after the death of the parent. And extend the rental contract until the age of 27.

 

Lower rent if necessary

The law also stipulates that the housing association must adjust the rent to what the young person can pay. Young people aged 16 to 22 receive a rent reduction up to the housing allowance limit. Young adults aged 23 to 27 who are entitled to housing allowance can also receive a rent reduction.

 

Conditions for cancellation from age 28

To prevent young adult orphans from ending up on the street from the age of 28, the housing association can only cancel if it turns out that the young adult can get a suitable replacement rental home for an indefinite period.

Source: www.woonbond.nl

 

Ministry incorrectly informs tenants about peeping claim

Tenants who previously claimed compensation from the tax authorities because of the peek increase have been misinformed. The Woonbond does not waive a trial procedure as suggested by the Tax Authorities.

 

Last month, the Ministry of Finance rejected the damage claims submitted in a letter to tenants. In substantiation, the ministry writes that “a trial procedure with the Woonbond did not get off the ground”. This is based on a misunderstanding, because no discussion about this has yet taken place between the Housing Association and the Tax Authorities.

 

What is the peeping claim?

At the end of 2022, the Supreme Court confirmed previous rulings by lower courts: from March 1, 2013 to April 1, 2016, the Tax Authorities should not have provided information about the income of tenants to landlords. Because this did happen, many tenants were faced with an income-related rent increase.

Unfortunately, judges have still not ruled on possible financial compensation. This makes it uncertain whether the tax authorities will have to pay damages to tenants.

 

Clarity through trial process

To gain clarity, the Woonbond is starting a trial procedure with some tenants. This means that a few tenants who previously applied to the Tax Authorities for compensation will have their cases reviewed by a judge. The ruling in that process should also provide clarity for other tenants.

 

No definitive outcome yet

Contrary to what is stated in the ministry's letter, the procedure is still ongoing. That is why there is no definitive answer yet about possible compensation. Keep an eye on the website to read the latest news about this.

Source: www.woonbond.nl

 

Tenants often have unjustifiable doubts about the energy label

The Woonbond has noticed that many tenants doubt whether the energy label of their home is correct. The Woonbond finds this worrying, because studies and the experiences of the Woonbond itself show that the energy label of rental properties is usually correct. In 2021, it turned out that  93% of the newly issued energy labels are correct . Nevertheless, the union understands the doubt, because a tenant can experience the house very differently than that indicated by the energy label.

 

A tenant usually only knows the letter of the energy label of his home.  

Tenants' doubts about the energy label of their home are apparent from the questions that the Woonbond receives about this. This spring's Woonbond webinar on energy labels  also  showed that many tenants believe that the energy label of their home is incorrect. The recent broadcasts of  AVRO/TROS RADAR  and  KRO Pointer about energy labels reinforce the doubts. The broadcasts discussed several examples of incorrect labels for rental properties.

 

Energy label does not determine comfort

However, the energy label of homes is usually correct. However, a tenant can experience his home very differently, for example because the home feels cold.

When drawing up an energy label, for example, drafts in the home are not measured. Drafts can make a house uncomfortable, even though the house still has a (reasonably) good energy label.

 

Energy label difficult to check

What makes it even more difficult is that tenants usually cannot check the energy label of their home (or have it checked), because a tenant generally does not have access to the report that goes with the energy label. In addition, since 2021 there has been a complicated calculation behind the energy label. This calculation can only be carried out by a qualified energy labeler (EP adviser). Tenants can ask the landlord for the energy label report, but most landlords do not make this report available for inspection. 

 

Confidence through insight into label

The national government is working on giving tenants access to the energy label report that belongs to their home via mijn.overheid.nl. This will probably be possible from next summer. The Woonbond expects that access to the report will contribute to confidence in the energy label. “At the moment, a tenant only knows the letter of the energy label of his rental home and that is a kind of black box,” says Bastiaan van Perlo, energy policy officer at the Woonbond. “We hope that access to the label report will contribute to confidence in energy labels.”

Source: www.woonbond.nl

 

The office “Help Loket Brederwiede”

Residents of the former municipality of Brederwiede who have problems with applying for housing benefit or registering for a home, for example, can now turn to Help Loket Brederwiede in Vollenhove.

Selfless and free support is given to people who themselves have difficulty submitting applications to, for example, the municipality or other institutions and bodies.

This could include registering for a home or applying for rent allowance or energy allowances.  

The Help Desk works closely with Wetland Wonen Groep, Social Work De Kop, the municipality of Steenwijkerland and ANBO.

 

Location and opening hours
The office is located in Nieuw Clarenberg (in the conservatory at Laurier). The office is open every Tuesday afternoon from 1:30 PM to 4:00 PM. You can register via the number 06-40671424. You can also just walk in.

Liena Veenstra, Marianne van Stormbroek and Gerrit van der Linde are happy to help you.

Source: www.wetlandwonen.nl

 

The library helps you with digital questions during the digital consultation hours

Nowadays you can arrange everything via the internet. Also at Wetland Living. For example, you can find social housing in the region via the website De Woningzoeker (www.dewoningzoeker.nl). Could you use some digital help or do you know someone who needs this help?

Come by the Library. They will gladly help you. You do not have to be a member of the library. It is also not necessary to make an appointment. You can just walk in.

 

Digital office hours in the library

• Steenwijk Library
  Every Monday from 10:00 AM - 11:30 AM
  Every Thursday from 6:30 PM - 8:00 PM
• Library Oldemarkt
  Every Wednesday from 10.00 - 11.30 am
• Library Vollenhove
  Every Tuesday from 10:00 - 12:00
  Every Friday from 10:00 - 12:00
• Library Hasselt
  Every Friday from 10.00 - 11.30 am
• Library Zwartsluis
  Every Thursday from 10.00 - 11.30 am
• Library Genemuiden
  Every Saturday from 10.00 - 11.30 am

Source: www.wetlandwonen.nl

 

Changed service costs procedure at Rent Assessment Committee

If you think the annual statement for your service costs is too high or if you have not received an annual statement, you can contact the Rental Committee as a social tenant. In addition, a number of new rules have applied since July 2021.

From now on you must first inform your landlord in writing that you do not agree with the service charge settlement (or the advance payment for gas, water and electricity).

You must then give your landlord three weeks to respond. If your landlord does not respond or does not want to consult, you can start an “Annual settlement service costs and utilities” procedure with the Rent Assessment Committee.

Source:

www.huurcommissie.nl    

Woonbond, Rent level 4

 

State does not want to talk about unlawful rent increase

(peek raise)

We don't talk to you, but litigate until you give up. The state has that message for tenants whose income data has been unlawfully shared by the tax authorities. These tenants received an extra high rent increase based on the shared income data.

In July 2013, the 'peek increase' was introduced. From that year onwards, tenants with a middle income received an additional, income-related rent increase. In order to be allowed to ask for an extra rent increase, landlords needed income data from tenants. The Tax and Customs Administration provided that information. But the law governing the provision of data was not in order.  

 

Providing income data unlawfully 

Until April 2016, illegal income data was provided. At the end of 2020, the civil court confirmed that the Tax and Customs Administration had not been allowed to provide income data until April 2016. That ruling followed a long legal process.                        

 

To the Supreme Court 

Instead of finally discussing compensation for tenants, the government is now going to the Supreme Court. The court has not yet ruled on compensation. The Housing Association wants to discuss this. This is because the court has recognized that the Woonbond can act on behalf of the affected tenants in this case. But the state wants to fight the case further legally. This marks the start of the next chapter in a long-drawn-out legal process.  

 

Years of legal battle 

In 2016, the Council of State also announced that the provision of income was not allowed. In 2017, the Woonbond started a collective claim on behalf of duped tenants. The claim went to the administrative court. On appeal, the administrative court ruled that the case belongs to the civil court. He confirmed that the provision of income data was unlawful. And also ruled that the Woonbond is authorized to act on behalf of the tenants in this case.  

 

From box to wall 

Now the government's lawyers claim again that the civil court is not about it, but that it is a matter for the administrative court. But the case is already before the administrative court. The government indicated to the administrative court that it is a matter for the civil court. The tenants are sent from pillar to post by the government.

 

Too high rent due to government error 

In 2013, tenants with an annual income from € 33,600 could already receive an additional, income-related rent increase. Until April 2016, there was therefore no legal basis for sharing income data. The Tax and Customs Administration violated its duty of confidentiality. Tenants immediately experienced the financial consequences of this. To this day, tenants are stuck with a higher rent. 

 

Woonbond wants to talk about a solution 

The Woonbond deeply regrets that the government is opting for a new legal step instead of discussing a solution. Tenants who have known for years that the Tax and Customs Administration has violated their privacy are still left empty-handed. Tenants who have had an income-related rent increase during this period will have to wait until the Supreme Court's ruling for clarity. 

Source: www.woonbond.nl

 

Discrimination?

Is it discrimination if I am not allowed to rent a certain flat because of my age?

A landlord has the freedom to enter into a lease with whomever he wants. If he or she wants to designate a house or a residential complex for a specific target group, for example seniors or young people, the landlord is free to do so.

For example, homes are given a “label”, for example a senior, 50+ or ​​youth label.

However, that assigned label has no legal status and you cannot derive any rights from it as a tenant or house hunter. You can, however, ask a landlord about the underlying policy for designating a home or complex for a specific target group. A person over 50 who is refused a home in a youth complex is therefore not discriminated against. He or she simply does not fall within the target group that the landlord wants to house. Only the label “care home” is linked to regulations. The houses and the complex must meet certain conditions. And the house also receives more house valuation points, which means that it can get a higher rent.

Source: Woonbond, Huurwijzer 3, 2020