Nadere regels Verordening beheer woonruimtevoorraad Schiedam 2024 – Housing Stock Management Guidelines
The Nadere regels Verordening beheer woonruimtevoorraad Schiedam 2024 is a set of administrative regulations issued by the College van burgemeesters en wethouders of the Municipality of Schiedam. These rules function as the implementation framework for the broader Verordening beheer woonruimtevoorraad Schiedam 2024, derived from the authority granted under the Huisvestingswet 2014 (Housing Act 2014) and the Algemene wet bestuursrecht. The regulation came into effect on January 19, 2024, with retroactive legal force from January 1, 2024, replacing the previous 2020 edition.
The scope of this document covers the management and protection of the local housing supply through a permit system. It governs activities including the withdrawal of living space from the housing stock (onttrekken), the conversion of self-contained units into non-self-contained rooms for rental (omzetten/kamerverhuur), the structural formation of new housing units from existing ones (woningvormen), and the legal division of property into apartment rights (kadastraal splitsen). Technical measurements within these rules, such as gross floor area and usable floor area, are strictly defined according to the NEN 2580 standard.
The document is structured into five chapters and includes formal application forms in the annexes. It establishes the specific refusal grounds, mandatory conditions, and technical thresholds that the municipal executive applies when evaluating permit applications for residential property modifications in Schiedam.
Permits for Withdrawal and Room Rental Conversion
The regulation specifies the grounds upon which the municipal executive may refuse permits for withdrawing living space or converting it for room-based occupancy. Under § 2.2 and § 2.3, the interest of preserving the housing stock is weighed against the applicant's intent.
- Flat and Porch Dwellings: Permits for kamerverhuur (room rentals) are strictly prohibited in flat or porch-style apartment buildings.
- Minimum Surface Area: A conversion permit is refused if it results in a usable floor area (gebruiksoppervlakte) of less than 18 m² per person.
- External Appearance: Applications may be denied if the state of maintenance or the physical appearance of the building negatively impacts the municipal aesthetic.
Housing Formation and Storage Requirements
When a single residential unit is structurally modified into two or more independent living spaces, specific requirements for storage and accessibility must be met to ensure livability.
- Large Units (≥ 50 m²): New units with a usable area of 50 m² or more must have a private, non-communal storage space of at least 5.0 m², with a minimum width of 1.8 m and height of 2.3 m.
- Small Units (< 50 m²): Units smaller than 50 m² may utilize communal storage, provided it allocates at least 1.5 m² per unit and maintains a height of 2.3 m.
- Access: All storage areas must be directly accessible via the adjacent terrain or a communal traffic space.
Cadastral Splitting and Structural Integrity
The division of a building into separate apartment rights is subject to the splitsingsvergunning (splitting permit). The municipality enforces strict maintenance standards to prevent the degradation of divided properties.
- Maintenance Forecast: A permit is refused if maintenance costs exceeding 5% of the WOZ-waarde (property value) are anticipated for the foundation or main structural elements within five years.
- Lawful Use: Splitting is only permitted if the units were already lawfully in use as independent living spaces prior to the application.
- Documentation: Applicants must provide a technical report on the building's structural state, meeting Nationale Hypotheek Garantie standards.
Housing Formation in Designated Areas
Specific neighborhoods in Schiedam are subject to stricter criteria for creating new housing units to protect the quality of life and energy efficiency goals.
- Minimum Size: In designated areas, new units must generally have a minimum usable floor area of 70 m².
- Energy Label: A minimum energy performance of Energielabel D is required for all newly formed units in these zones.
- Exceptional Cases: Exceptions may be granted for units that facilitate essential foundation repairs or involve the conversion of exceptionally large properties where single occupancy is impractical.
Frequently Asked Questions
What is the minimum living space required per person for room rentals in Schiedam?
According to Article 5, a permit for room rental (kamerverhuur) will be refused if the usable floor area per person is less than 18 m².
Can I convert a flat or porch apartment into a room-rental property?
No, Article 5 explicitly states that permits for converting a dwelling into non-self-contained rooms will be refused if the building is a flat or porch dwelling.
What are the storage requirements for newly formed apartments over 50 m²?
Units of 50 m² or more must have a private storage room of at least 5.0 m² with a minimum width of 1.8 m and a height of 2.3 m.
Is an energy label required for splitting houses in designated areas?
Yes, for housing formation in designated areas, each new unit must have at least an Energy Label D according to Article 15.
When did these new housing regulations in Schiedam take effect?
The regulations were established on January 9, 2024, and apply retroactively from January 1, 2024.
What technical measurement standard is used for floor area?
All surface areas, including gross floor area and usable floor area, must be determined in accordance with the NEN 2580 standard.
What happens if I do not use my permit within 12 months?
According to Article 4 and 6, a permit may be revoked if it is not utilized within twelve months after it becomes irrevocable.
What structural report is needed for a cadastral splitting permit?
A technical report on the current structural state is required, which must comply with the latest standards of the Nationale Hypotheek Garantie (NHG).
