Huisvestingsverordening Gemeente Amstelveen 2025 – Housing Regulation and Allocation Code
The Huisvestingsverordening gemeente Amstelveen 2025 is a municipal ordinance established by the Amstelveen City Council under the framework of the Huisvestingswet 2014 (Housing Act) and the Gemeentewet. Valid from November 28, 2025, this regulation governs the distribution of scarce housing and manages changes to the local housing stock. It provides the legal basis for permit requirements, allocation systems, and enforcement measures intended to address the housing shortage within the Stadsregio Amsterdam and specifically the Amstelland-Meerlanden region.
The document's scope includes social rental housing, mid-segment rental housing, and affordable owner-occupied homes. It details a points-based allocation system comprising Wachtpunten (waiting points), Zoekpunten (search points), and Situatiepunten (situational points). Regulatory domains covered by the ordinance extend beyond simple allocation to include Vakantieverhuur (holiday rentals), Opkoopbescherming (purchase protection), housing conversion, and the management of Woonwagenstandplaatsen (residential trailer stands).
Specific thresholds and definitions are provided for income limits, price caps for affordable housing, and administrative procedures for Huisvestingsvergunning (housing permits) and Urgentieverklaring (urgency certificates). The regulation is supplemented by annexes detailing administrative fines and a scarcity report justifying the intervention in the regional housing market.
Regulated Housing and Permit Requirements
The ordinance mandates a Huisvestingsvergunning for specific categories of housing to ensure they are occupied by eligible households. This permit requirement applies to:
- Sociale huurwoningen: Rental properties under the social rent limit.
- Middeldure huurwoningen: Newly built rental properties in the middle-rent segment as defined by the Verordening Doelgroepen Amstelveen.
- Betaalbare koopwoningen: Affordable owner-occupied homes first brought into use after this ordinance took effect.
- Woonwagenstandplaatsen: Designated stands for residential trailers.
Eligibility for these permits is contingent on household income. For 2025, the income limit for social housing is set at €49,669 for single-person households and €54,847 for multi-person households. For affordable purchase homes, the limit is €67,366 (single) or €89,821 (multi-person).
Housing Points Allocation System
To improve allocation transparency, the 2025 regulation utilizes a points-based system for prospective tenants in the social sector:
- Wachtpunten: Accrued at a rate of one point per year of registration.
- Zoekpunten: Earned by actively responding to at least four property listings per month, capped at 30 points.
- Situatiepunten: Awarded for specific circumstances such as divorce with minor children or living with another household for at least a year, capped at 12 points.
A point deduction system applies if a searcher refuses a suitable offer or fails to attend viewings without notice, ensuring active participation in the housing market.
Priority and Social Categories
The municipality grants priority for certain property types based on household composition and age to facilitate mobility in the housing market:
- Seniors (55+ and 65+): Priority for housing specifically suited for older residents.
- Youth (under 23 and under 28): Specific units reserved for young adults to begin their 'housing career'.
- Essential Professions: Preferential allocation for healthcare workers and teachers under the Maatschappelijke beroepsgroepen scheme.
- Medical Indications: Priority for Aangepaste woningen (adapted homes) for individuals with physical or psychological limitations.
Tourist Rental and Short-Stay Regulations
To preserve the housing supply for permanent residents, the document imposes strict conditions on Vakantieverhuur (holiday rentals) and Bed & Breakfast operations:
- Registration: A mandatory registration number must be displayed in all advertisements.
- Nights Limit: Holiday rentals are capped at a maximum of 30 nights per calendar year.
- Capacity: No more than four persons may be accommodated at one time.
- Reporting: Each rental period must be reported in advance to the municipal digital register.
Purchase Protection (Opkoopbescherming)
Under Afdeling IV, newly purchased homes below a specific WOZ value threshold are subject to a four-year rental ban. This ensures affordable and mid-priced homes remain available for owner-occupants. Exceptions are granted only for:
- Rental to first or second-degree relatives.
- Temporary rental (maximum 12 months) if the owner previously resided there for at least a year.
- Homes inextricably linked to commercial or office spaces.
Frequently Asked Questions
What is the income limit for a social housing permit in Amstelveen for 2025?
For 2025, the income limit is €49,669 for a single-person household and €54,847 for a multi-person household.
How many nights per year is holiday rental permitted in Amstelveen?
A residential property may be used for holiday rental for a maximum of 30 nights per calendar year.
What are 'Zoekpunten' and how are they earned?
Zoekpunten are search points earned by responding to at least four housing offers per month. A maximum of 30 search points can be accumulated.
Does Amstelveen have purchase protection (opkoopbescherming)?
Yes, newly purchased homes under a certain WOZ value threshold cannot be rented out for the first four years, except under specific conditions like renting to close relatives.
What is the fine for illegal housing conversion or withdrawal?
According to Annex 2, a first-time violation for housing withdrawal (woningonttrekking) carries a administrative fine of €22,500.
Who qualifies for the 'Essential Professions' priority scheme?
The scheme targets healthcare workers and teachers who are socially or economically tied to the municipality.
What is a 'Jongerencontract' under this regulation?
It is a temporary lease agreement for a maximum of five years intended for young adults aged 18 to 27 to help them start their housing career.
How long is a housing urgency certificate (Urgentieverklaring) valid?
An urgency certificate is generally valid for a period of 26 weeks, after which it expires unless an extension is granted.
