Verordening beheer woningvoorraad Noordwijk 2024 – Housing Stock Management Ordinance
The Verordening beheer woningvoorraad Noordwijk 2024 is a municipal regulatory framework established by the Council of the Municipality of Noordwijk. Valid from 1 January 2024 until 31 May 2026, this ordinance is enacted under the authority of the Huisvestingswet 2014 (Housing Act 2014). It serves as the primary legal instrument for managing the local housing supply, replacing the 2022 edition to address contemporary spatial and residential needs across the districts of Noordwijk binnen, Noordwijk aan zee, Noordwijkerhout, and De Zilk.
The document governs specific activities involving the residential stock, including the withdrawal, merging, conversion, and subdivision (splitsing) of living spaces. It sets rigorous standards for tourist-related uses such as Bed & Breakfast (B&B), holiday rentals (vakantieverhuur), and room rentals (kamerverhuur). Regulatory oversight is applied to various categories of housing, particularly those defined as life-cycle resistant (levensloopbestendig) and dwellings falling below specific rental or WOZ-value price thresholds. Detailed annexes within the text specify administrative fines for non-compliance with registration and permit requirements.
This ordinance provides the technical criteria for permit applications, the grounds for refusal, and the operational limits for temporary tourist use. It establishes a clear distinction between professional and non-professional activities, ensuring that the residential character of the municipality is preserved.
Permit Requirements for Housing Stock Changes
Under Article 2, a permit is mandatory for the withdrawal, merging, or conversion of residential units that meet specific economic criteria based on the WOZ-value (reference date 1 January 2020) or rental price. These requirements apply to:
- Rent Threshold: Dwellings with a monthly rental price below € 1,050.00.
- Sale Threshold (Noordwijk): Owner-occupied homes with a WOZ-value below € 450,000.00 in Noordwijk binnen and Noordwijk aan zee.
- Sale Threshold (Outlying): Owner-occupied homes with a WOZ-value below € 425,000.00 in Noordwijkerhout and De Zilk.
- Housing Types: All life-cycle resistant (levensloopbestendige) living spaces, regardless of value.
Permits are required when residential space is converted to office use, practice rooms, or non-independent living units. Applications must include the current and intended rental price, number of rooms, and floor area.
Subdivision and Apartment Rights
Article 6 regulates the subdivision of buildings into separate apartment rights as defined in the Civil Code (Burgerlijk Wetboek). This process is subject to a permit if the building contains the protected categories of affordable or life-cycle resistant housing.
- Technical Assessment: The municipality may require a structural report, no older than six months, assessing the state of maintenance and internal layout.
- Refusal Grounds: Permits may be denied if the building contains units currently or recently rented, or if the subdivision would infringe upon a regulated living environment.
- Maintenance Standards: Applications are refused if the building has defects that cannot be adequately remediated through mandatory improvements.
Tourist Use and Rental Limitations
The ordinance differentiates between incidental tourist use and permanent commercial operations. Specific operational limits are set for different rental models:
- Holiday Rental: Permitted for a maximum of 30 days per calendar year by the primary resident. It is restricted to one household or a maximum of four persons per day.
- Bed & Breakfast (B&B): Must be a subordinate function of permanent residency. The maximum area for a B&B is 1/3 of the total floor area, with a hard cap of 50 m².
- Capacity (Village): In residential centers, B&Bs are limited to a maximum of four persons.
- Capacity (Rural): In rural areas (buitengebied), B&Bs may accommodate up to eight persons across four rooms.
All tourist rentals require a mandatory registration number which must be displayed in every advertisement. Failure to register or exceeding the 30-day limit triggers administrative penalties.
Administrative Fines and Enforcement
Chapter 4 outlines the fine structure for violations. Penalties are categorized by the nature of the offence and whether the activity is business-related (bedrijfsmatig).
- Unauthorized Withdrawal: Non-business violations carry a first-offence fine of € 7,500, while business-related violations start at € 12,500.
- Registration Violations: Advertising a B&B or holiday rental without a registration number results in an initial fine of € 2,500.
- Time Limit Violations: Exceeding the 30-day holiday rental limit carries a fine of € 5,000 for the first instance, rising to € 21,750 for subsequent offences.
- Transparency: Service providers (platforms) must inform users of local regulations; failure to do so results in a fine of € 8,700.
Frequently Asked Questions
What is the maximum number of days I can rent out my home in Noordwijk to tourists?
Under the 2024 ordinance, holiday rental is permitted for a maximum of 30 days per calendar year, provided it is the primary residence of the owner.
Do I need a permit to convert a house into a Bed & Breakfast?
A conversion permit is not required if the B&B meets specific conditions, such as the owner living there permanently, a maximum floor area of 50 m², and proper registration with the municipality.
What is the WOZ-value threshold for owner-occupied homes in Noordwijkerhout?
For the districts of Noordwijkerhout and De Zilk, the threshold is set at a WOZ-value of € 425,000 based on the 1 January 2020 price level.
Is it legal to combine a B&B with room rentals in the same property?
No, Article 10 explicitly states that a Bed & Breakfast in combination with room rentals (kamerverhuur) is not permitted.
What counts as a 'primary residence' according to this regulation?
A primary residence is the address where a person has resided for at least 183 nights over the past twelve months and where their center of vital interests is located.
What are the fire safety requirements for holiday rentals?
The living space must comply with the fire safety standards established in the Besluit bouwwerken leefomgeving.
Can I split a life-cycle resistant dwelling into multiple apartments?
Any change to a life-cycle resistant dwelling requires a permit under Article 2, and the municipality may refuse it to maintain the composition of the housing stock.
What is the fine for advertising a rental without a registration number?
The initial administrative fine for advertising a B&B or holiday rental without the mandatory registration number is € 2,500.
