30.07.2024 · Short read

Division into apartments rights: three (current) legal issues

In the Netherlands, many buildings are divided into apartment rights, with about 20 percent of residences being part of an association of owners (VvE). These buildings are subject to the legal regulations for apartment rights as well as the regulations included in the notarial deed of division. Typically, these regulations are based on established models. This short read discusses three current legal issues concerning divisions into apartment rights.

Amendment of the deed of division into apartment rights

Under Dutch law, there are two ways to amend a deed of division: (i) with the cooperation of all apartment owners, or (ii) with the cooperation of the VvE board provided the decision to amend is supported by at least 80 percent of the votes the apartment owners (or a larger majority if stipulated in the deed of division). The latter possibility was introduced to simplify the process in certain situations.

There has been ongoing debate in the literature whether amendments pursuant to option (ii) can take place in all cases. On February 24, 2023 the Supreme Court ruled (ECLI:NL:HR:2023:286) that it is not possible to amend the deed of division with an 80 percent majority if the amendment involves an act of disposal (daad van beschikking). Such amendments are only possible with the cooperation of all apartment owners.

Opinions in Dutch literature vary regarding the scope of the ruling, but the Supreme Court’s ruling appears to provide an important limitation on the ability to amend a deed of division with an 80 percent majority decision. In each case, it will depend on whether an act of disposal is involved, but  determining whether such is the case can be challenging.

Sustainability of apartment buildings

Sustainability is a significant global issue and is also high on the agenda in the Netherlands. Apartment owners jointly decide on maintenance and sustainability, which often makes such a decision complicated. Individual interests can conflict with collective sustainability goals. The diversity of VvE buildings in terms of year of construction and building type also complicate standardizing sustainability efforts. VvEs are not all professionally organized, while even for professionally managed VvEs making sustainability efforts are even more challenging.

Former Minister of Housing, De Jonge, would like to make it easier – through his acceleration agenda (versnellingsagenda) – for apartment owners to jointly make their building more sustainable. Part of this agenda is a law change whereby a simple majority (50% +1) of votes will apply to all VvE’s for taking decisions concerning sustainability measures. A certain attendance requirement (quorum) at the meeting is not required. Currently, VvEs often require a quorum and an increased majority of 2/3rds or 3/4ths of the votes. The new legislation will overrule existing division regulations. Mid-2024, the minister aims to bring a proposed law into Internet consultation. The entry into force (inwerkingtreding) of the law is not expected to be before 2026.

In addition, the minister wants to ease sustainability measures for large landlords. Approval of the tenant is required for landlords before they can agree to sustainability measures of the VvE. For landlords owning at least ten apartments in a VvE, 70 percent of tenants must agree. The proposed law would require only 70 percent approval from responding tenants, not all tenants.

Establishment of a right of superficies on an apartment right

Under Dutch law, an apartment owner can establish a right of superficies on the part of the building involved in the division that is intended to be used by the owner as a separate whole (i.e., on his private part). This possibility only applies insofar as the deed of division does not provide otherwise and only applies to new superficies. This does not extend to existing parts of the building. However, with the cooperation of all entitled parties the division can be temporarily abolished, the superficies right can be established, and the division re-establishing, all in one deed.

A pertinent question is whether a right of superficies can also be established if the division involves a right of leasehold. Although the literal wording of the law is not clear on this, in literature several authors argue that the establishment of a superficies right is also possible in this situation.

If you have any questions and/or comments about a division into apartment rights, please feel free to contact us.

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Quist Geuze Meijeren
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The Netherlands

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