Huisvestingsverordening Gemeente Zuidplas 2025 – Housing Distribution and Stock Regulation
The Huisvestingsverordening Gemeente Zuidplas 2025 is a municipal ordinance established by the local council of Zuidplas, Netherlands, under the framework of the Huisvestingswet 2014 (Housing Act). Effective from October 18, 2025, this regulation governs the distribution of scarce living space and manages changes to the existing housing stock. It serves as a regulatory baseline for the municipalities of Bodegraven-Reeuwijk, Gouda, Waddinxveen, and Zuidplas, though specific local deviations are noted within the text.
The document's scope includes social rental housing with a rent price below the housing benefit threshold of € 900.07 (2025 price level), new-build middle-market rental units falling under the Wet betaalbare huur, and new-build affordable owner-occupied homes with a price up to € 405.000. It details the mandatory housing permits (huisvestingsvergunning), priority schemes for specific demographics, urgency declarations for households in distress, and strict regulations for the allocation of caravan stands (woonwagenstandplaatsen).
Furthermore, the ordinance provides a legal framework for modifications to the housing inventory. This includes permit requirements for activities such as housing extraction (onttrekking), merging of units (samenvoeging), conversion from self-contained to non-self-contained units (omzetting), and cadastral splitting (kadastrale splitsing) of buildings into apartments. The following sections detail these regulatory requirements and procedures.
Housing Permit Requirements
According to Artikel 2, a housing permit is required to occupy or provide specific categories of living space within Zuidplas. These categories are subject to strict price and usage thresholds.
- Social rental housing: Units with an initial rent below the limit defined in Article 13 of the Wet op de huurtoeslag.
- Middle-market rental housing: Newly built units intended for rental as defined under the Wet betaalbare huur for the duration of the maintenance period.
- Affordable new-build purchase: Homes intended for sale with a price up to € 405.000 (price level 2025) for the first occupancy.
Exceptions to these permit requirements are listed in Artikel 2, lid 4, which excludes units from landlords with ten or fewer dwellings, house sharing (inwoning), and specific healthcare-related housing.
Urgency Categories and Declarations
Priority is granted to housing seekers who demonstrate an urgent need for accommodation. Hoofdstuk 3 defines the criteria and categories for urgency declarations.
- Temporary shelter: For victims of domestic violence or those leaving a safe house (Category B).
- Informal care (Mantelzorg): For providers or recipients of informal care as defined by the Wet maatschappelijke ondersteuning 2015 (Category C).
- Medical problems: Urgent housing needs directly related to physical health conditions (Category D).
- Calamities: Households forced to leave their homes due to fire or similar unforeseen events (Category E).
- Relationship dissolution: Households with minor children following a divorce or separation, subject to specific custody proof (Category H).
Priority and Ranking Rules
When multiple eligible applicants apply for the same dwelling, Hoofdstuk 4 establishes the hierarchy for allocation based on household characteristics and local ties.
- Income-based priority: Allocation based on the DAEB-norm (Services of General Economic Interest) for social rent and 1.0 to 1.8 times this norm for middle-market and affordable sales units.
- Slaagkansen (Success rates): Adjustments in priority based on age groups (from 18 up to 75+ years) and household sizes (1 to 6+ persons) if specific groups show significantly lower success rates.
- Binding: Maximum 50% of the supply can be allocated with priority for those with economic or social ties to the local village core or the wider municipality.
Changes to the Housing Stock
To prevent the loss of affordable housing, Hoofdstuk 6 mandates permits for altering self-contained dwellings. These rules apply to the entire territory of Zuidplas.
- Extraction (Onttrekking): Removing a dwelling from the residential stock for office use or demolition.
- Merging (Samenvoeging): Combining multiple units into a single dwelling.
- Conversion (Omzetting): Changing a self-contained unit into non-self-contained rooms for separate residents.
- Splitting (Splitsing): Dividing a property into multiple cadastral apartment rights, prohibited for buildings completed less than five years before the application date.
Frequently Asked Questions
What is the maximum purchase price for an affordable new-build home in Zuidplas?
The maximum purchase price is set at € 405.000 at the 2025 price level.
What is the rent threshold for a housing permit in Zuidplas?
A permit is required for social rental units with a rent below the housing benefit limit of € 900.07 (2025 level).
How long is a housing urgency declaration valid?
Under Artikel 12, an urgency declaration generally expires after 52 weeks or immediately upon acceptance of a housing offer.
What are the designated locations for caravan stands?
Specified locations include Hoofdweg-Noord in Nieuwerkerk aan den IJssel and Zwanendreef and Zwaluwhof in Moordrecht.
Can a housing permit be denied based on building maintenance?
Yes, for cadastral splitting, Artikel 33 allows the refusal of a permit if the state of maintenance of the building opposes the splitting.
What is the BL-score used for in housing allocation?
The BL-score stands for Bewoningsduur-/Leeftijdscore, calculating the number of months since registration in the current home or since the age of 18 to determine ranking.
