Beleidsregels kamerverhuur en woningsplitsen Hoorn – Room Rental and Housing Subdivision Policy
The Beleidsregels kamerverhuur en woningsplitsen is a regulatory document issued by the Municipality of Hoorn, Netherlands. Effective from April 9, 2024, these policy rules establish the framework for small-scale room rentals and the subdivision of existing residential properties into multiple self-contained units. The document is grounded in Article 4:81 of the Algemene wet bestuursrecht (General Administrative Law Act) and functions as a testing framework for permits concerning buitenplanse omgevingsplanactiviteiten (BOPA) under the Omgevingswet (Environment Act).
The scope of this policy covers the conversion of self-contained dwellings into non-self-contained living spaces (room rentals) and the structural splitting of one dwelling into two. It defines specific technical and environmental requirements, including gebruiksoppervlakte (GBO) thresholds, parking standards, and storage requirements. Regulated areas include the Binnenstad (city center) and historical ribbons such as Dorpsstraat and Westerblokker, where specific restrictions apply to preserve the local living environment and spatial quality.
The following sections detail the mandatory criteria for housing quality, livability tests, and geographic exclusions defined by the municipal executive of Hoorn.
Scope and Exclusions
The policy applies to all applications for room rentals and housing subdivisions within the municipality, except for specific locations and property types where such activities are prohibited to protect industrial interests or cultural-historical values.
- Bedrijfswoningen: Room rental and splitting are prohibited in homes functionally linked to a business.
- Bedrijventerreinen: New residential units are not permitted on industrial estates.
- New builds: Properties are ineligible for subdivision or room rental for a period of five years after completion.
- Historical Ribbons (De linten): Activities are prohibited in areas including Dorpsstraat, Keern, Koewijzend, Bangert, Westerblokker, De Hulk, and Lageweg.
- Outbuildings: Detached annexes or outbuildings may not be converted into separate living spaces.
Room Rental (Kamerverhuur) Requirements
Room rental is defined as the use of non-self-contained living space within a self-contained dwelling where the owner remains the primary resident (inwoning). Permits are granted for a maximum duration of 10 years.
- Occupancy: A maximum of two rooms may be rented out, with a limit of one adult per room.
- Minimum Size: Each rented room must have a minimum gebruiksoppervlakte (GBO) of 12 m².
- Storage: Each room requires a dedicated storage space of at least 1.5 m² GBO for bicycles or waste containers.
- Access: Tenants must have direct access to their rooms via the living room or hallway, and all internal facilities must be accessible from within these areas.
Housing Subdivision (Woningsplitsing) Criteria
Subdivision involves creating two separate self-contained dwellings from one existing home. The document distinguishes between requirements for the city center and other municipal areas.
- Minimum Original Size: Dwellings in the Binnenstad must be at least 100 m² GBO before splitting; in other areas, the minimum is 120 m² GBO.
- Minimum New Unit Size: New units created in the city center must be at least 40 m² GBO. In all other areas, the minimum size is 50 m² GBO.
- Storage Units: If the new unit exceeds 50 m², it must have a private storage unit of at least 5 m². For units under 50 m², shared storage is permitted at a rate of 1.5 m² GBO per home.
- Entrance: Both resulting dwellings must have their own separate entrance from the public road or an unbuilt space, located on the front or side facade.
Livability and Environmental Standards
To maintain the quality of the living environment, the municipality applies a leefbaarheidstoets (livability test) consisting of distance rules and parking assessments.
- 30-Meter Distance Rule: No permit will be granted if the property falls within a 30-meter radius (measured from the center of the main building) of another property already permitted for room rental or subdivision.
- Parking Standards: Projects must comply with the most recent Parkeernormennota Hoorn. Additional parking demand must generally be solved on private property.
- Stacked Housing: Permits are refused for apartments if an adjacent, above, below, or diagonally situated apartment in the same building already has a permit for room rental.
Frequently Asked Questions
What is the minimum room size for rental in Hoorn?
Each rented room must have a minimum usage area (GBO) of 12 m².
How many rooms can be rented out in a single house?
A maximum of two rooms may be rented out to a maximum of one adult per room.
Does the owner need to live in the house for room rentals?
Yes, the owner must be the primary resident and landlord living on the premises, a condition referred to as 'inwoning'.
What is the minimum size for a house to be eligible for subdivision?
A house must be at least 100 m² GBO in the city center or 120 m² GBO in other areas before it can be split.
Is housing subdivision allowed in the historical ribbons of Hoorn?
No, room rental and housing subdivision are prohibited in the historical ribbons (De linten), including Dorpsstraat, Keern, and Westerblokker.
How long is a room rental permit valid?
Permits for room rental (kamerverhuur) are granted for a maximum duration of 10 years.
Can I split a newly built house into two apartments?
No, housing subdivision and room rental are not allowed for properties that have been completed for less than five years.
What is the distance rule for new permits?
A permit will be refused if the property is located within 30 meters of another property that already has a permit for room rental or subdivision.
