From Grand 'Herenhuis' to Common 'Rijtjesjeshuis'
The English term 'townhouse' can translate to two distinct and very common types of Dutch homes. The first is the herenhuis, a stately, multi-story terraced house typically found in the historic centers of cities. These are often large, elegant, and old properties with high ceilings and classic architectural details. The second, and far more common, is the rijtjeshuis, which is the quintessential Dutch single-family terraced house that populates suburbs and residential neighborhoods across the country. A rijtjeshuis is a complete, self-contained house with its own front door to the street and usually a small front and back garden. Renting either of these property types means you are leasing an entire house (eengezinswoning), not just a unit within a larger building.
A Lease for a Whole House
The rental contract for a townhouse is a standard residential lease for an 'independent dwelling' (zelfstandige woonruimte), carrying the full force of Dutch tenant protection laws (huurbescherming). However, renting a whole house comes with different responsibilities compared to renting an apartment. Most significantly, the tenant is typically responsible for the maintenance of the garden (tuinonderhoud). The lease will specify the expected level of upkeep, which usually includes regular mowing of the lawn, weeding, and light pruning. The tenant is also often responsible for minor exterior maintenance, such as cleaning the accessible gutters of a rijtjeshuis. The landlord remains responsible for all major structural maintenance, including the roof, facade, and major technical installations.
Free Sector Dominance
Due to their size, value, and the inclusion of private outdoor space, both herenhuizen and rijtjeshuizen are almost always rented out in the free sector (vrije sector) of the market. Their value, when calculated using the official points system (woningwaarderingsstelsel), will easily exceed the threshold for social housing. This means landlords can set the rent at a market rate, and tenants will not have access to rent control or the ability to have the rent assessed by the Huurcommissie (Rent Tribunal). Renting a whole house provides more space and privacy, but it also comes with a higher price tag and greater maintenance responsibilities.
