Three current legal cases every landlord and tenant should know about

Tenancy Law

26 September 2024

Three current legal cases every landlord and tenant should know about

Stelt u zich eens voor: u werkt al jaren met dezelfde zelfstandige. Hij stuurt facturen, factureert btw en heeft een eigen kvk-nummer. Toch krijgt u in 2026 ineens vragen van de Belastingdienst over de aard van uw samenwerking. Hoe heeft het zo ver kunnen komen?

1. The sun rises for free with solar panels, or does it?

In this case, a tenant had installed solar panels on the roof of a building owned by the landlord, with the intention of operating them himself. The landlord argued that she had become the owner of the panels through accession. The solar panels are clipped onto a frame, which is in turn mounted on the roof. Had the solar panels become a component of the leased property?

In the case of non-integrated solar panels such as these, it is not always clear who the owner is. That depends on the circumstances of the case. This ruling showed that the owner of the building could not be regarded as the owner of the solar panels. Neither Article 3:3 of the Dutch Civil Code nor Article 3:4 of the Dutch Civil Code offered any relief for the building’s owner.

Quite apart from that, it is not always desirable for the parties involved that the installed solar panels become the property of the building’s owner. That is especially the case when an investor installs and finances the solar panels.

Our legal tip: Make clear agreements in the lease agreement about solar panels to be installed on a commercial property. This is not addressed as standard in the ROZ model agreement. If you don’t want any unpleasant surprises, making separate arrangements about this is a must. Establishing a right of superficies can also offer a solution in the case of a third-party investor.

For the reference of this ruling, see: ECLI:NL:GHARL:2024:1599

2. Lease agreement annulled due to a refused environmental permit

Suppose you rent a location to establish a gas station, but the required permit has not yet been granted and is then refused. Can you still get out of the lease agreement? In a Supreme Court ruling, it was decided that, under certain circumstances, the tenant can annul the lease agreement with retroactive effect on the grounds of mistake, in this case even mutual mistake. This case concerned the lease of a plot of land on which a gas station was to be established. The parties ended up in a long-running dispute over the termination of the lease agreement because no environmental permit could be obtained for the gas station. Both the tenant and the landlord had relied on a statement from a municipal employee that the gas station was permitted under the zoning plan.

Tenants of commercial premises are in principle responsible for obtaining and maintaining all permits required for their use of the premises. If, after a lease agreement has been concluded, a permit condition cannot be met, a claim of mistake can offer a way out for a tenant.

Our legal tip: It is better to be certain in advance that the permit will be granted, before entering into the lease agreement, or to include a suspensive or resolutive condition in the lease agreement.

For the reference of this ruling, see: ECLI:NL:HR:2024:1065

3. Landlords and rampant garden plants

As the owner of buildings and their gardens, based on the ruling below you are now, as a landlord, responsible for removing rampant plants if they cause a nuisance to third parties. So if they spread into the gardens of third parties, you must do something about it and pay the costs involved.

This case concerned Japanese knotweed, an invasive plant that was running rampant in the gardens of the rented homes. It involved a row of three houses. Two houses belong to a housing corporation; the third belongs to someone else. This owner brought summary proceedings against the housing corporation. The court ruled that it is likely that the plant is spreading from the gardens of the housing corporation.

Our legal tip: Arrange for a good gardener who periodically maintains the shared building gardens, and make that person responsible for keeping rampant plants in check.

For the reference of this ruling, see: ECLI:NL:RBROT:2024:934

The lawyers at The Legal Company are experts in landlord and tenant law. We are happy to help protect you and your interests to the fullest. Feel free to contact us via info@thelegalcompany.nl or call 020-345 0152 to schedule an appointment.

De afgelopen jaren stonden in het teken van de Wet VBAR, het wetsvoorstel dat een einde moest maken aan onduidelijkheid over de zzp’er. Het kabinet heeft delen van dat voorstel inmiddels geschrapt. Op het eerste gezicht is dat goed nieuws: minder regels, minder administratieve last. Maar in de praktijk blijven dezelfde toetsen overeind.

“De inhoud van de samenwerking is leidend, niet wat er op papier staat.”

De Belastingdienst handhaaft sinds 1 januari 2025 weer actief op schijnzelfstandigheid. En recente uitspraken van de Hoge Raad bevestigen dat rechters strikt toetsen of er sprake is van ondergeschiktheid en gezagsverhouding.

Voor uw praktijk betekent dit drie dingen. Een: leg de samenwerking duidelijk vast, met aandacht voor de inhoud. Twee: voorkom dat een zzp’er feitelijk werkt als werknemer. Drie: wees voorbereid op een controle, en weet hoe u de relatie kunt herzien als dat moet.

Heeft u vragen over uw concrete situatie? Wij sparren dagelijks met opdrachtgevers over hun zzp-relaties. Vraag een offerte op of bekijk onze Legal Safe abonnementen.