Beleidsregels voor woningomzetting en woningsplitsing – Housing Conversion and Splitting Policy for Houten
The Beleidsregels voor woningomzetting en woningsplitsing is a municipal policy framework issued by the Gemeente Houten (College of Mayor and Aldermen). Officially adopted on January 23, 2024, and effective from February 14, 2024, these regulations govern the conversion of single-family homes into rooms (woningomzetting) and the division of existing houses into multiple self-contained apartments (woningsplitsing). This document functions within the broader legal context of the national Huisvestingswet (Housing Act) and the regional Huisvestingsverordening Regio Utrecht 2023 versie Houten. It supersedes the previous policy note from February 1, 2022.
The policy applies specifically to affordable housing stock, defined as rental properties below the liberalization limit (€808.06 per month at 2024 price levels) and owner-occupied homes below the affordability threshold of €390,000. It establishes a concrete assessment framework for permit issuers and enforcement officers, focusing on protecting the liveability of neighborhoods while optimizing the existing housing supply. The document details spatial requirements, such as minimum floor areas and storage facilities, and introduces mandatory standards for Goed verhuurderschap (good landlordship) and noise insulation.
Regulatory oversight is managed by Team Vergunningverlening, Toezicht en Handhaving (VTH). The guidelines apply primarily within the designated urban boundaries, known as the rode contouren (red contours), which cover the areas of Houten, Schalkwijk, Tull en ’t Waal, and ’t Goy. These rules ensure that housing initiatives contribute to the municipal housing targets without negatively impacting the surrounding residential environment.
Assessment Criteria for Conversion and Splitting
The municipality employs six primary criteria to evaluate permit applications for housing initiatives. Failure to meet these standards results in the refusal of a permit.
- Prevention of neighborhood liveability issues: Limits on the concentration of converted or split houses.
- Limitation of parking pressure: Compliance with the Parkeervisie Houten 2021 and Nota Parkeernormen 2021.
- Sufficient storage space: Requirement for internal or external storage for each household.
- Good landlordship: Mandatory adherence to management and maintenance standards during conversion.
- Prevention of noise nuisance: Compliance with Bouwbesluit/BBL noise insulation standards.
- Sufficient living area: Minimum square meter requirements per resident or unit.
Liveability and Concentration Limits
To maintain a balanced residential climate, the municipality enforces strict density limits for converted or split properties within a street or neighborhood.
- Streets with fewer than 10 houses: A maximum of 1 house may be converted or split. Custom solutions require a motivated request from the initiator.
- Neighborhood distance rule: In areas with more than one converted or split house, a minimum distance of 8 non-converted/split houses must be maintained between such properties.
- Red Contours: Initiatives are generally permitted within the urban boundaries (see Bijlage 3) provided they do not compromise neighborhood quality.
Minimum Spatial and Technical Standards
The document defines specific spatial thresholds to ensure basic housing quality for residents in converted or split dwellings.
- Woningomzetting (Conversion): A minimum average usable area of 12m² per resident is required. A maximum of 6 rooms may be rented out to a maximum of 9 persons per building.
- Woningsplitsing (Splitting): Newly formed self-contained units must have a minimum usable area of 30m².
- Storage requirements: For conversions, a minimum of 1.5m² storage per unit is required. For split units larger than 50m², a private storage of at least 5m² is mandatory; for units under 50m², 1.5m² per unit is sufficient if provided as a communal space (minimum total 5m²).
Lodging and Housing Groups (Hospitaregeling)
Specific exemptions exist for owner-occupiers and defined social groups where a full conversion permit may not be required.
- Hospitaregeling (Lodging): An owner-occupier residing in the property (>50% ownership and usage) may rent out a maximum of two rooms to a maximum of two households without an omzettingsvergunning.
- Woongroepen (Housing Groups): Groups of two or more adults living as a single sustainable household with shared finances and responsibilities are not categorized as housing conversion.
Permit Procedures and Environment Plans
Applications are processed by Team VTH. In many cases, multiple permits are required before work can commence.
- Omgevingsvergunning (Environmental Permit): Always required for housing splitting to deviate from the Omgevingsplan. Also required for conversion if the local plan does not allow the use, or if structural changes (fire safety, load-bearing walls) occur.
- Bibob-toets: Applications may be refused based on Article 25 of the Bibob Act to prevent criminal activity.
- Planschadeovereenkomst: Initiators may be required to sign an agreement covering potential damages to neighboring property values (diminished value) resulting from the plan's deviation.
Frequently Asked Questions
What is the maximum number of rooms allowed for room rental in Houten?
A maximum of 6 rooms may be rented out to a maximum of 9 persons in a building with a conversion permit.
What are the price limits for properties affected by these rules?
The rules apply to rental properties up to €808.06 per month and owner-occupied homes with a value up to €390,000 (2024 price levels).
What is the minimum living area for a newly split apartment?
Newly formed apartments through housing splitting must have a minimum usable floor area of 30m².
Is a permit required for an owner-occupier to rent out a room?
Under the hospitaregeling, an owner-occupier may rent out up to 2 rooms to 2 households without an conversion permit, provided they inhabit more than 50% of the property.
How much distance must be kept between two split houses in a neighborhood?
In areas with multiple initiatives, there must be at least 8 houses between two converted or split properties.
Are storage spaces mandatory for split housing units?
Yes, units over 50m² require a private 5m² storage; units under 50m² require at least 1.5m² per household, which can be communal.
What is the minimum average living area per resident for room rentals?
For housing conversion, the average usable area must be at least 12m² per resident.
Do these rules apply outside the urban centers of Houten?
While mainly focused on the 'red contours', initiatives in the rural outskirts are assessed on a case-by-case basis to prevent undesirable 'verstening' (paving/urbanization).
