Huisvestingsverordening gemeente Katwijk – Municipal Housing Ordinance 2023
The Huisvestingsverordening gemeente Katwijk is a municipal ordinance established by the Katwijk City Council on May 11, 2023, and entered into force on June 1, 2023. It operates within the legal framework provided by the Dutch Huisvestingswet 2014 and the Gemeentewet. This document defines the regulations for managing the local housing stock, ensuring the availability of affordable and mid-priced housing, and maintaining the quality of the living environment in the municipality of Katwijk.
The regulatory scope encompasses several domains including changes to the housing stock such as extraction (onttrekking), merging (samenvoeging), conversion (omzetting), and residential formation (woningvorming). It also covers tourist rentals (toeristische verhuur), including Bed & Breakfasts and holiday rentals, as well as purchase protection (opkoopbescherming). Key terminology defined within the ordinance includes Zelfstandige woonruimte (independent housing), Kamerverhuur (room rental), and WOZ-waarde (property valuation according to the Valuation of Immovable Property Act).
The document provides specific criteria for permit applications, refusal grounds, and enforcement mechanisms. It includes a detailed map of protected areas and an overview of administrative fines for non-compliance.
Changes in Housing Stock and Permit Requirements
The ordinance establishes a permit requirement for changes to residential properties with a WOZ-waarde of €420,000 or less (based on the reference date of January 1, 2021). This applies to several specific activities intended to alter the availability or composition of the housing stock.
- Onttrekking: Withdrawing a property from residential use for other purposes, such as office or practice space.
- Samenvoeging: Merging two or more residential units into a single housing unit.
- Omzetting: Converting independent housing into non-independent units (e.g., room-based housing).
- Woningvorming: Structural splitting of a property into two or more independent housing units.
Permits may be refused if the interest of preserving the housing stock outweighs the applicant's interest, or if the change would lead to an unacceptable impact on the living environment. Special conditions apply to Short Stay rentals, which are limited to work-related stays of one to six months for a single household.
Tourist Rental and Bed & Breakfast Regulations
Tourist rental activities in Katwijk are subject to strict registration and notification duties to prevent housing from being permanently withdrawn from the residential market for commercial use.
- Registration: All providers of tourist accommodation must display a unique registration number in their advertisements.
- 63-night limit: Holiday rentals (vakantieverhuur) are permitted for a maximum of 63 nights per calendar year.
- Notification: Each rental period must be reported to the municipality prior to the stay.
- Bed & Breakfast: Allowed only as a secondary function of the primary residence, where the main resident remains present.
Purchase Protection (Opkoopbescherming)
To protect affordable housing from investors, the ordinance prohibits the rental of newly purchased homes for a period of four years from the date of registration in the public registers, provided the property is located in Katwijk and has a WOZ-waarde up to €420,000.
- Family exemption: Rental is permitted to first-degree or second-degree relatives of the owner.
- Temporary rental: Owners who have lived in the property for at least 12 months may rent it out for a maximum of 12 months, excluding tourist use.
- Business connection: Rental of units that are an inseparable part of a shop, office, or commercial space is permitted.
Frequently Asked Questions
What is the maximum WOZ value for properties affected by the ordinance?
The regulations for permits and purchase protection apply to properties with a WOZ-waarde up to €420,000, based on the price level on January 1, 2021.
How many nights per year can I rent out my home to tourists in Katwijk?
Holiday rentals are limited to a maximum of 63 nights per calendar year, and each stay must be registered and reported to the municipality beforehand.
Is a registration number required for advertising a Bed & Breakfast?
Yes, according to Article 24, it is prohibited to offer housing for tourist rental without including a valid registration number in the advertisement.
What are the rules for 'Short Stay' permits?
Short Stay permits are for work-related stays between one and six months for a maximum of one household, and properties in protected Area A are excluded from these permits.
Can I rent out my house to a family member under purchase protection?
Yes, a rental permit for purchase protection must be granted if the property is rented to a first-degree or second-degree relative of the owner.
What is the fine for extracting a home from the housing stock without a permit?
The administrative fine for a first offense of extracting, merging, or converting a home without a permit is €17,500.
What is the minimum floor area for residential splitting?
For woningvorming (splitting), the existing property must have a minimum floor area of 135m2, and the smallest newly formed unit must be at least 35m2.
