Voorstel van het college inzake herziening kadastraal woningsplitsingsbeleid – The Hague Housing Division Policy
The Voorstel van het college inzake herziening kadastraal woningsplitsingsbeleid (rv 116, DSO/2011.474) is an official policy document issued by the Dienst Stedelijke Ontwikkeling of the Gemeente Den Haag. This proposal, dated September 2011, outlines the transition from a neighborhood-specific quota system to a city-wide regulatory framework for the cadastral division of residential properties. It updates the earlier foundations established in the nota Ruimte voor Beleid and the Beleidsregels Splitsen en Samenvoegen.
The document focuses on the regulation of kadastrale woningsplitsing, defined as the legal division of a building into separate apartment rights. Its primary objective is to adjust the housing supply to meet the needs of lower-middle-income groups (earning approximately €33,000 per year) while protecting the kernvoorraad of 75,000 social rental units managed by housing corporations. It specifically governs multi-family dwellings falling below the liberalisatiegrens, which was set at €647.53 per month at the time of publication.
This policy framework details the removal of previous restrictions in designated areas like Duindorp, Schildersbuurt, and Transvaalkwartier. It establishes new criteria for permit approval centered on building maintenance standards, the socio-economic composition of the housing stock, and the preservation of units for specific target groups such as seniors and large families.
New Policy Outlines and Scope
The revised policy introduces a broader city-wide approach to cadastral housing division, removing the previous neighborhood-based quotas. The scope is specifically limited to certain property types and value categories:
- Kadastrale splitsing: The legal division into apartment rights, which may or may not coincide with physical structural changes (bouwkundige splitsing).
- Multi-family dwellings: The permit requirement remains mandatory for these units if they fall below the liberalisatiegrens.
- Exemptions: Single-family homes (eengezinswoningen) and residential units with rents above the liberalization threshold are excluded from the permit scope.
- Abolition of Quotas: The 65% minimum threshold for non-divided stock per neighborhood is removed, effectively ending the distinction between ruimtewijken and restrictiewijken.
Permit Approval Criteria
While the quota system is abolished, the Gemeente Den Haag maintains strict criteria under the Huisvestingswet and the Huisvestingsverordening for the region of Haaglanden. Permits are evaluated based on four primary pillars:
- Undivided City (ongedeelde stad): Divisions must contribute to reducing socio-economic disparities and avoid excessive concentrations of poverty.
- Affordable Housing Stock: Ensuring sufficient availability of housing for lower and middle-income residents.
- Specific Target Groups: Protecting specialized housing for seniors, the disabled, and large families from being removed from the rental stock.
- Area Development: Divisions must not obstruct current or future urban development plans.
Maintenance and VvE Requirements
A critical component of the permit process is the physical state of the building. The municipality uses the Huisvestingswet to ensure that subdivided units provide a sustainable housing quality.
- Maintenance Standards: Permits are only granted after existing defects and deferred maintenance (achterstallig onderhoud) are remediated.
- Vereniging van Eigenars (VvE): While the municipality cannot legally mandate specific VvE rules at the moment of division, it encourages the use of the Modelreglement 2006.
- Maintenance Plans: Owners are encouraged to establish a meerjarenonderhoudsplan (multi-year maintenance plan) to ensure the long-term viability of the complex.
- VvE Balie: The city provides a dedicated helpdesk to support new owners in understanding their rights and obligations.
Frequently Asked Questions
What is the difference between cadastral and structural splitting in Den Haag?
Kadastrale splitsing refers to the legal division of a building into separate apartment rights for sale, whereas bouwkundige splitsing refers to the physical renovation required to create separate living units.
Which neighborhoods no longer have a split quota?
The revised policy removes quotas for all neighborhoods, including former restrictiewijken such as Duindorp, Schildersbuurt, and Transvaalkwartier.
What is the rent threshold for split permits?
The permit requirement applies to multi-family dwellings below the liberalisatiegrens, which was €647.53 per month as of July 2010.
Can a permit be refused based on building maintenance?
Yes, the Gemeente Den Haag can refuse a permit if the complex is in a state of poor maintenance or has an unsuitable layout.
Are single-family homes covered by these splitting regulations?
No, single-family homes and homes above the liberalization threshold fall outside the scope of this specific permit requirement.
What is the 'kernvoorraad' mentioned in the policy?
It is the core stock of 75,000 social rental homes that the municipality and housing corporations have agreed to maintain for low-income residents.
What income level is targeted by the expanded splitting policy?
The policy aims to provide more ownership opportunities for the lower-middle-income group earning approximately €33,000 per year.
What happens to the land value when a property is split?
The existing policy regarding grondwaardesuppletie remains applicable for properties on leasehold land (erfpacht) when a change in use occurs.
