In Tilburg's rental market, with its vibrant student population around Tilburg University and residential areas such as Reeshof, void clauses frequently appear that give landlords an unfair advantage. A classic example is a clause that obligates tenants to pay all repair costs, whereas Article 7:243 of the Dutch Civil Code (BW) stipulates that the landlord is responsible for major maintenance. Additionally, indexation clauses that deviate from the statutory Rent Freeze are void, a common occurrence in room rentals in the city center.
Other examples include a prohibition on painting by the tenant without permission or an automatic rent increase without indexation. Clauses that exclude tenants from statutory notice periods or allow the deduction of outstanding claims from the deposit beyond the statutory limit of two months' rent are systematically annulled by cantonal judges in Tilburg. In room rental contracts—popular among students in neighborhoods like Westermarkt—a clause that makes the tenant jointly and severally liable for all housemates is often void due to conflict with reasonableness and fairness.
The Rent Tribunal, with an office in North Brabant, publishes lists of 'blacklisted' clauses. Tilburg landlords risk additional charges if they persist in using void clauses, particularly during municipal inspections of the tight rental market. Tenants can challenge these clauses by sending a procedure-free letter to the landlord or by issuing a summons to the cantonal judge at the Palace of Justice on Gasthuisstraat. Always keep evidence, such as the contract, payment receipts, and correspondence with the landlord. This helps avoid disputes and protects your rights in Tilburg's rental jungle.