{"id":1864,"date":"2026-09-09T22:09:42","date_gmt":"2026-09-09T22:09:42","guid":{"rendered":"https:\/\/dutchrealtortraining.nl\/eng\/?p=1864"},"modified":"2026-09-09T22:09:43","modified_gmt":"2026-09-09T22:09:43","slug":"public-law-allows-residential-use-check-the-deed-of-division-too","status":"publish","type":"post","link":"https:\/\/dutchrealtortraining.nl\/eng\/2026\/09\/09\/public-law-allows-residential-use-check-the-deed-of-division-too\/","title":{"rendered":"Public law allows residential use? Check the deed of division too!"},"content":{"rendered":"\n

Pay close attention when, as a real estate agent, you are dealing with a property where the designated use has been changed to residential, or where the property has a mixed-use designation. On paper, it may appear that an apartment can simply be used and sold as a home. However, there is an important issue that is easily overlooked: what is permitted under public law is not necessarily permitted under private law.<\/strong><\/p>\n\n\n\n

In this article, I will explain where things can go wrong and, more importantly, what you should look out for as a buyer\u2019s agent or selling agent.<\/p>\n\n\n\n

The designated use has been changed<\/h2>\n\n\n\n

It is quite common for former residential\/retail or residential\/office properties to have had their designated use changed to residential over the years. In these types of buildings, the ground floor may originally have had a retail, office or commercial function, while the upper floors were already used for residential purposes. At some point, residential use of the ground floor was then permitted under public law.<\/p>\n\n\n\n

You will often see such a ground-floor apartment subsequently being used and sold as a home. At first glance, there seems to be little wrong with that. After all, if the environmental plan (omgevingsplan<\/em>) shows that residential use is permitted at that location, you might reasonably think: fine, people are allowed to live here.<\/p>\n\n\n\n

But this is exactly where things can go wrong.<\/p>\n\n\n\n

In addition to the public-law aspect, an apartment right is also subject to private law: the Owners\u2019 Association (VvE) and the deed of division (splitsingsakte<\/em>). And this is precisely what is sometimes overlooked. The designated use under public law may have been changed, while the deed of division was never amended. According to the deed of division, the apartment right may therefore still be designated as a shop, office or commercial space rather than a residential property.<\/p>\n\n\n\n

We recently encountered exactly this situation ourselves when assisting with the purchase of a ground-floor apartment. Residential use was permitted under public law, but according to the deed of division, the apartment right in question was not permitted to be used as a home.<\/p>\n\n\n\n

This is not a minor detail. A valuer may run into problems because of it, the NWWI may raise questions during the validation process, and ultimately the mortgage lender may also have an issue with it. But perhaps even more importantly, it can create a risk within the Owners\u2019 Association itself. Another apartment owner, or a future successor in title, could rely on the deed of division and object to the property being used as a home.<\/p>\n\n\n\n

Mixed-use designations<\/h2>\n\n\n\n

This problem does not only occur with properties where the designated use under public law was changed in the past. It can also occur with properties that already have a mixed-use designation.<\/p>\n\n\n\n

Under public law, residential use on a particular floor may be fully permitted. However, that still does not automatically mean that the apartment right may be used as a home under the deed of division.<\/p>\n\n\n\n

In that case, you essentially have the same problem. Everything appears to be in order from a public-law perspective, while the actual use may be contrary to the deed of division under private law. Again, this can cause problems with the valuation, NWWI validation and ultimately the financing.<\/p>\n\n\n\n

For a buyer, simply ignoring this issue can create a significant risk. An apartment owner may, now or in the future, take the position that a certain part of the building is being used as residential accommodation contrary to the deed of division and demand that this use be discontinued. If the parties cannot resolve the matter between themselves, such a dispute could ultimately even end up in court.<\/p>\n\n\n\n

Always check the private-law situation as well<\/h2>\n\n\n\n

The most important lesson for you as a real estate agent is actually quite simple: if residential use is permitted under public law, always check whether it is also permitted under private law.<\/strong><\/p>\n\n\n\n

For an apartment right, this means that you should not only check the environmental plan and the permitted uses under public law, but also the deed of division \u2014 or deeds of division if there have been multiple divisions. Check which use has been assigned to the relevant apartment right and whether this corresponds with its actual use as a residential property.<\/p>\n\n\n\n

If you discover that the two do not correspond, it is very important to take action as the real estate agent.<\/p>\n\n\n\n

On the selling side, for example, an amendment to the deed of division could be prepared so that the residential use is also properly regulated under private law. Depending on the circumstances, it may be advisable to start this process before or during the sale and to clearly establish how and when the amendment will be formalised.<\/p>\n\n\n\n

As a buyer\u2019s agent, you need to be equally alert. You want to prevent your client from purchasing a home only to discover afterwards that, according to the deed of division, it is not actually permitted to be used as a residential property. Depending on the circumstances, you could therefore consider including a condition precedent or condition subsequent<\/strong> requiring the apartment right to be delivered, no later than the date of transfer, with an amended deed of division in which the residential use has been correctly recorded.<\/p>\n\n\n\n

The key message is simple: permitted under public law does not automatically mean permitted under private law.<\/strong> Always check both sides of the equation. That extra piece of due diligence can prevent your client from running into problems later with the Owners\u2019 Association, the valuer, the NWWI or the mortgage lender.<\/p>\n","protected":false},"excerpt":{"rendered":"

Pay close attention when, as a real estate agent, you are dealing with a property where the designated use has been changed to residential, or where the property has a mixed-use designation. On paper, it may appear that an apartment can simply be used and sold as a home. 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