# Dutch — Real Estate Sub-Lexicon

Auto-generated from translation experience. Maps Dutch real estate, property, lease,
and construction-related terms to their correct English equivalents. Dutch real
estate law is built around Book 3 (property), Book 5 (rights in rem), and Book 7
(leases, construction) of the Civil Code, the Kadasterwet, and sector acts
(Omgevingswet, Huurwet, Wet op het notarisambt).

## Core Property and Ownership

| Dutch | English | Notes |
|---|---|---|
| onroerende zaak | immovable property / real property | BW 3:3 |
| roerende zaak | movable property | |
| registergoed | registered good | Property for which transfer must be recorded in public register |
| eigendom | ownership / full ownership | BW 5:1 |
| volle eigendom / bloot eigendom | full ownership / bare ownership | |
| gemeenschappelijk eigendom | joint ownership / co-ownership | BW 3:166 |
| mandeligheid | common ownership of mandelig property | Jointly owned party walls, fences, etc. |
| appartementsrecht | apartment right / condominium right | BW 5:106 — unit of ownership in building |
| vereniging van eigenaars (VvE) | owners' association | Managing body for apartment complexes |
| huishoudelijk reglement | house rules | |
| splitsingsakte | deed of division | Creates apartment rights |
| splitsingstekening | division plan | |
| akte van levering / transportakte | deed of transfer / notarial deed of transfer | Required for transfer of real property — BW 3:89 |
| notariële akte | notarial deed | |
| notaris | civil-law notary | Mandatory for transfer, mortgage, apartment right |
| kadaster / Kadaster | land registry / Kadaster | |
| Kadasterwet | Land Registry Act | |
| kadastraal perceel | cadastral parcel | |
| kadastrale aanduiding | cadastral reference | |

## Transfer and Purchase

| Dutch | English | Notes |
|---|---|---|
| koopovereenkomst onroerende zaak | real estate purchase agreement | |
| voorlopige koopovereenkomst | preliminary sale agreement | Note: "preliminary" is terminology; legally binding once signed (subject to reflection period / conditions) |
| koop breekt geen huur | sale does not break lease | BW 7:226 — buyer steps into seller's position as lessor |
| voorbehoud van financiering | subject to financing | Standard condition precedent |
| voorbehoud van bouwkundige keuring | subject to structural survey | |
| ontbindende voorwaarde | condition subsequent | |
| bedenktijd (drie dagen) | reflection period (three days) | BW 7:2 — for consumer buyers of residential property |
| waarborgsom / bankgarantie | deposit / bank guarantee | Typically 10% |
| economische eigendomsoverdracht | economic transfer of ownership | Legal title retained by transferor; used for tax reasons |
| inschrijving koopovereenkomst | registration of purchase agreement | Optional; 6 months priority |
| ABC-levering | ABC-transfer | Successive transfers where middle party never becomes registered owner |
| levering | delivery / transfer | |
| aflevering | delivery / handover (of keys) | |
| sleuteloverdracht | handover of keys | |
| meetinstructie NEN 2580 | NEN 2580 measurement instruction | Standard for measuring lettable area |

## Rights in Rem (Beperkte Rechten)

| Dutch | English | Notes |
|---|---|---|
| beperkt recht | limited right / right in rem | |
| erfdienstbaarheid | easement / servitude | BW 5:70 |
| recht van overpad | right of way | |
| erfpacht | long lease / emphyteusis / ground lease | BW 5:85 — long-term right to use another's land |
| erfpachtcanon | ground rent / emphyteutic rent | |
| opstalrecht | right of superficies / building right | BW 5:101 — right to own buildings on another's land |
| vruchtgebruik | usufruct | BW 3:201 |
| gebruik en bewoning | use and habitation | BW 3:226 — personal right |
| kwalitatief recht / kwalitatieve verplichting | qualitative right / qualitative obligation | BW 6:251–252 — runs with the land |
| kettingbeding | chain obligation / chain clause | Contractual obligation to pass on to successor |
| boeteclausule | penalty clause | Often accompanies kettingbeding |
| voorkeursrecht / Wvg-voorkeursrecht | pre-emption right / municipal pre-emption | Wet voorkeursrecht gemeenten — gives municipality first-refusal right |

## Mortgages and Security

| Dutch | English | Notes |
|---|---|---|
| hypotheek | mortgage | BW 3:260 — security right on immovables |
| hypotheekakte | mortgage deed | Notarial |
| hypotheekgever / hypothecaris debiteur | mortgagor | |
| hypotheekhouder / hypothecair crediteur | mortgagee | |
| bankhypotheek | bank mortgage | Secures present and future indebtedness |
| krediethypotheek | credit mortgage | |
| eerste hypotheek / tweede hypotheek | first / second mortgage | |
| verhypothekeerd | subject to mortgage | |
| royement / doorhaling | discharge / release | Deletion from register after repayment |
| executoriale verkoop | foreclosure sale / sale by execution | BW 3:268 |
| openbare verkoop / onderhandse verkoop | public sale / private sale | Both possible modes |
| huurbeding | lease clause in mortgage | Mortgagee may prohibit letting without consent; BW 3:264 |
| beheersbeding | management clause | BW 3:267 |
| vruchtafdracht | turnover / account of rents | |
| restschuld | remaining debt / residual debt | After foreclosure if proceeds insufficient |

## Commercial Leases

| Dutch | English | Notes |
|---|---|---|
| huurovereenkomst | lease agreement | |
| huurder | lessee / tenant | |
| verhuurder | lessor / landlord | |
| bedrijfsruimte | commercial space | |
| middenstandsbedrijfsruimte (art. 7:290 BW) | retail space / "art. 7:290 BW business space" | Shops, restaurants, hotels — protected lease regime with min. 5+5 year terms |
| overige bedrijfsruimte (art. 7:230a BW) | other commercial space / "art. 7:230a BW space" | Offices, warehouses — less protected, subject to termination-protection light |
| onbebouwd / onroerend goed | unbuilt / immovable property | |
| ROZ-model / ROZ-voorwaarden | ROZ model / ROZ general conditions | Raad voor Onroerende Zaken model leases — market standard |
| basishuurprijs | base rent | |
| huurprijs | rent | |
| huurindexatie | rent indexation | CPI-linked |
| huurprijsherziening | rent review | BW 7:303 — 5-yearly review for retail space |
| nadere overeenkomst | supplementary agreement | |
| servicekosten | service charges | |
| bankgarantie / waarborgsom | bank guarantee / deposit | |
| indeplaatsstelling | substitution (of tenant) | BW 7:307 — retail tenant may substitute new tenant |
| onderhuur | sub-lease | |
| gebreken | defects | BW 7:204 — lessor's duty to remedy |
| oplevering / opleverstaat | return / inspection report | At end of lease |
| opleveringsprotocol | handover protocol | |

## Residential Leases

| Dutch | English | Notes |
|---|---|---|
| woonruimte | residential accommodation | |
| huurbescherming | rent / lease protection | Strong statutory protection for residential tenants |
| huurprijswetgeving / huurprijsbescherming | rent price regulation | |
| geliberaliseerde huur | liberalized / free-market rent | Rent above threshold; fewer restrictions |
| gereguleerde huur / sociale huur | regulated / social housing rent | Below threshold; heavy regulation |
| woningwaarderingsstelsel (WWS) | housing points system | Determines max. rent for regulated housing |
| Huurcommissie | Rent Tribunal | For disputes on rent, service charges |
| huurprijsindexering | rent indexation | Statutory max. for regulated / free-market |
| opzegging door verhuurder | termination by lessor | Strict grounds required |
| dringend eigen gebruik | urgent own use | Ground for termination |
| belangenafweging | balancing of interests | Court-level test |
| huurcommissieadvies | Rent Tribunal recommendation | |
| puntenstelsel | points system | |
| Wet doorstroming huurmarkt | Rental Market Flow Act | 2016 — introduced temporary leases |
| tijdelijke huur (twee jaar) | temporary lease (two years) | Limited window per Wet doorstroming |
| Wet betaalbare huur (2024) | Affordable Rent Act | Extended regulation in mid-segment since 1 July 2024 |
| middenhuur | mid-market rent | |

## Construction Law (Aanneming van Werk / Bouwrecht)

| Dutch | English | Notes |
|---|---|---|
| aanneming van werk | contract for work / construction contract | BW 7:750 |
| aannemer | contractor | |
| opdrachtgever | principal / employer | |
| onderaannemer | subcontractor | |
| onderaannemersovereenkomst | subcontract | |
| UAV 2012 / Uniforme Administratieve Voorwaarden | Uniform Administrative Conditions 2012 | Standard Dutch general conditions for construction |
| UAV-GC 2005 | UAV-GC 2005 (design & build) | Integrated contracts |
| AVA 2013 / Algemene Voorwaarden voor Aannemingen | General Conditions for Contractor Work | For smaller contracts |
| bouwteamovereenkomst | building team agreement | Pre-construction collaboration |
| aanneemsom | contract price | |
| meerwerk / minderwerk | variations (plus / minus works) | |
| bestek / technische omschrijving | specification / technical specification | |
| tekeningen | drawings | |
| bouwvergunning / omgevingsvergunning | building permit / environment permit | Omgevingswet 2024 consolidated regime |
| oplevering | delivery / hand-over / practical completion | |
| proces-verbaal van oplevering | minutes of delivery / certificate of practical completion | |
| onderhoudstermijn / garantieperiode | maintenance period / warranty period | |
| verborgen gebreken | latent defects | BW 7:758(3) — contractor not liable for visible defects accepted on delivery |
| waarschuwingsplicht | duty to warn | BW 7:754 — contractor must warn of errors in principal's designs/instructions |
| Wet kwaliteitsborging voor het bouwen (Wkb) | Quality Assurance for Construction Act | 2024 — new liability and inspection regime |
| kwaliteitsborger | independent quality assurer | Under Wkb |
| verzwaarde aansprakelijkheid | extended liability | Contractor's extended liability post-delivery under Wkb |
| 5% retentie | 5% retention | |
| bouwrente | construction interest | For pre-completion financing of newbuild |

## Planning and Land-Use (Omgevingsrecht)

| Dutch | English | Notes |
|---|---|---|
| Omgevingswet | Environment and Planning Act | In force 1 January 2024 — consolidates 26 acts |
| omgevingsvergunning | environmental / planning permit | One integrated permit |
| omgevingsplan | environment plan | Successor to bestemmingsplan |
| bestemmingsplan | zoning plan / land-use plan | Pre-Omgevingswet; still in transition |
| structuurvisie / omgevingsvisie | strategic vision / environmental vision | |
| vergunningvrij bouwen | permit-free building | |
| bestaande / toegelaten gebruik | existing / permitted use | |
| planschade / nadeelcompensatie | planning damage / disadvantage compensation | Owners entitled to compensation for devaluing plan changes |
| wijziging bestemming | change of use / rezoning | |
| onteigening | expropriation / compulsory purchase | Onteigeningswet / Omgevingswet |
| Onteigeningswet | Expropriation Act | |
| bodemonderzoek / bodemsanering | soil investigation / remediation | |
| Wet bodembescherming | Soil Protection Act | |
| omgevingseffectrapportage (MER) | environmental impact assessment | |
| monumentenvergunning | listed building consent | |
| archeologisch onderzoek | archaeological investigation | |

## Specific Dutch Concepts

| Dutch | English | Notes |
|---|---|---|
| overdrachtsbelasting | real estate transfer tax | 2% (residential owner-occupier) / 10.4% (2025) general rate / planned 8% rate for residential investor from 1 January 2026 |
| startersvrijstelling | first-time buyer exemption | Transfer tax exemption for buyers 18-35 under price cap |
| WOZ-waarde | WOZ value | Value determined under the Wet waardering onroerende zaken (Wet WOZ) — used for municipal property tax (OZB), national income-tax eigenwoningforfait, inheritance tax and other purposes |
| BTW-belaste levering | VAT-taxable transfer | New-build or land — 2 years post first-use rule |
| opstalverzekering | buildings insurance | |
| VvE-reservefonds | owners' association reserve fund | Mandatory under BW 5:126 |
| woningcorporatie / toegelaten instelling | housing association / authorized institution | Regulated under Woningwet |
| DAEB / niet-DAEB | SGEI / non-SGEI | For housing associations |
| koopgarant / terugkoopregeling | buy-back arrangement | |
| ABC-transactie | ABC-transaction | Short-turnaround chains |
| Wet ter voorkoming van witwassen en financieren van terrorisme (Wwft) | AML Act | Notaries subject to CDD obligations |
| Wwft-verplichtingen | AML obligations | |

## Notes for Translators

- **Erfpacht / opstalrecht**: Key Dutch rights in rem. Erfpacht = long-lease of land (the holder may use and enjoy, pays canon; owner retains bloot eigendom / bare ownership). Opstalrecht = right to own buildings/works on another's land (crucial for wind turbines, solar installations, infrastructure). Never translate erfpacht as "leasehold" alone — it is closer to English "long lease" or civilian "emphyteusis". Opstalrecht is often translated as "right of superficies" (civilian) or "building right"; preserve Dutch term on first use with gloss.
- **Art. 7:290 vs 7:230a BW**: Two Dutch commercial lease regimes. 7:290 protects tenants of retail/hospitality space (shops, restaurants, hotels, take-aways) — mandatory 5+5 year minimum, rent review procedure, tenant substitution right. 7:230a covers other commercial space (offices, warehouses) — less protected, but has "ontruimingsbescherming" (vacation protection) after notice. Absolutely distinct — never conflate. Flag the regime in translation.
- **ROZ-model**: Raad voor Onroerende Zaken standard lease models (2015 for retail, 2015 for office). Heavily used market standard. When translating a ROZ-based lease, flag reference to the model on first use ("ROZ model lease 2015 (office)"/("retail)") so reader understands the framework.
- **Koopovereenkomst / voorlopige koopovereenkomst**: "Voorlopige" is misleading — it is a fully binding purchase agreement in Dutch practice (subject to standard conditions). Translate as "purchase agreement" and never as "letter of intent". Consumer buyers of residential property have 3-day statutory reflection period (BW 7:2).
- **Notariële akte**: Dutch property transfers, mortgages, and apartment rights require notarial deed executed before civil-law notary (BW 3:89) and registration with Kadaster. This is mandatory, not optional. Translate "notaris" as "civil-law notary" or "notary" (not "notary public" — different role).
- **Kadaster**: Dutch land registry. Combines cadastral mapping with ownership/mortgage register. Public. Translate as "Kadaster" (retained Dutch) or "Land Registry". Always capitalize when referring to the institution.
- **Kettingbeding**: Contractual obligation imposed on successors via mandatory clause in onward transfer. Combined with penalty. Essentially a contractual substitute for qualitative obligation where statutory regime cannot reach. Translate as "chain clause" or "chain obligation"; always explain on first use.
- **Kwalitatieve verplichting (BW 6:252)**: Obligation that runs with the land automatically (registered). Different from kettingbeding. Translate as "qualitative obligation" or "obligation running with the land".
- **Omgevingswet (in force 1 Jan 2024)**: Major consolidation of 26 land-use/environment statutes. Introduced omgevingsvergunning (integrated environmental permit) and omgevingsplan (replaces bestemmingsplan). Transition period ongoing. Translate as "Environment and Planning Act" with reference to effective date. Old terms (bestemmingsplan, Wabo) may still appear in older documents.
- **Wkb / Wet kwaliteitsborging voor het bouwen (2024)**: Major construction liability reform. Contractors' post-delivery liability extended; independent quality assurer (kwaliteitsborger) required for certain categories. Translate as "Quality Assurance for Construction Act"; flag effective date.
- **Aanneming van werk (BW 7:750)**: Dutch construction contract regime. Different from opdracht (services). Result-based, with specific rules on waarschuwingsplicht (duty to warn about errors in principal's design), oplevering (delivery) and post-delivery liability. See services sub-lexicon for opdracht/aanneming distinction.
- **UAV 2012 / UAV-GC 2005**: UAV 2012 = traditional specification-based contracts (owner provides design). UAV-GC 2005 = integrated contracts (contractor designs and builds). Standard Dutch construction general conditions. Many construction contracts incorporate by reference. Flag in translation.
- **Waarschuwingsplicht (BW 7:754)**: Contractor must warn principal about errors in design, materials specified, or conditions. Critical — breach leads to shared liability despite specification. Translate as "duty to warn" and flag in translator's note if it affects risk allocation.
- **Overdrachtsbelasting**: Dutch real estate transfer tax — 2% for residential owner-occupier, 10.4% general rate (2025), with the rate for residential investment property planned to drop to 8% from 1 January 2026. Rates change frequently. Startersvrijstelling for first-time buyers 18-35 under price cap. Flag applicable rates based on document date.
- **BTW / VAT on property**: New-build and undeveloped land subject to VAT rather than overdrachtsbelasting (or both in some cases). Rule: building/land in first 2 years from first use is VAT-taxable; older is transfer-tax-only. Complex — flag for VAT specialist.
- **Huurbescherming for residential**: Very strong statutory protection for residential tenants — limited termination grounds, Rent Tribunal (Huurcommissie) jurisdiction for rent disputes, mandatory points-based rent system for regulated sector. Translate "huurbescherming" as "tenant protection" or "lease protection"; do not flatten.
- **Wet betaalbare huur (1 July 2024)**: Extended rent regulation to mid-market housing. Major policy shift. Investors' mid-market rentals now subject to rent caps. Flag in any lease/investment translation.
- **Mandeligheid (BW 5:60-69)**: Dutch-specific institution of common ownership of boundary features (party walls, hedges, shared paths). No exact English equivalent; translate as "common ownership" or "mandelig ownership" with gloss.
- **Ondernemingsrechtelijke / fiscale ABC-structuren**: ABC transactions (A-B-C back-to-back transfers) common in Dutch property practice, especially project development. Note CJEU and HR case law limits. Translate as "ABC transfer".
- **Belgian real estate**: Belgian property law similar framework (Napoleonic tradition) but different statute. Belgian civil-law notary (notaris/notaire) also required. Registration at Algemene Administratie van de Patrimoniumdocumentatie (Hypotheekbewaring). Belgian "erfpacht" is regulated differently (law of 25 April 2014). Flag Belgian documents.
- **WOZ-waarde**: Value determined annually by municipality under the Wet waardering onroerende zaken, used for municipal property tax, income tax on own-home, water board tax. Different from market value. Translate as "WOZ value" (retained acronym) with gloss.
- **Woningcorporaties**: Dutch housing associations — not purely private or public. Regulated under Woningwet 2015, must be "toegelaten" by Minister. Operate social housing (DAEB) under strict rules. Translate as "housing associations" or "authorized institutions"; flag regulatory context.
