How much does it cost a landlord to evict a tenant in 2026? Full costs and real cases
Evicting a tenant is one of the most expensive and unpleasant processes for a landlord in the Netherlands. In 2026 the average cost of a complete process is stated as €2,500–6,000 or more. Let's examine what goes into this sum and how it can be reduced.
Why has eviction become more expensive in 2026?
In 2025–2026, Dutch tenant-protection rules became stricter. Courts more often side with tenants, especially if children live in the property or a person is in a vulnerable situation. This leads to longer proceedings and higher costs.
The complete eviction process: 5 stages
1. Notice and attempt at an amicable resolution
The landlord must first send a written warning. Cost: €50–150 (notary or registered letter).
2. Filing in court (kantonrechter)
This is where the main costs begin:
- Griffierecht (court fee): €83–676 depending on the amount claimed
- Lawyer or debt-collection agency: €800–1,500
- Dagvaarding served by a gerechtsdeurwaarder: €150–300
3. Court hearing
If the case reaches a hearing, additional lawyer's fees (€500–1,200) apply.
4. Court decision and enforcement order
Following a favourable court decision, an enforcement order is issued.
5. Physical ontruiming (eviction)
The most expensive stage: - Gerechtsdeurwaarder fees: €800–2,000 - Locksmith (replacing locks): €150–300 - Removal team and storage: €500–1,500 - Disposal of uncollected possessions: €300–800.
Total eviction costs in 2026
| Stage | Minimum cost | Average cost | Maximum cost |
|---|---|---|---|
| Notice and preparation | 150 € | 350 € | 600 € |
| Court and lawyer | 1200 € | 2200 € | 3500 € |
| Ontruiming (eviction) | 1000 € | 1800 € | 3000 € |
| TOTAL | 2350 € | 4350 € | 7100 € |
Real cases from 2025–2026
Case 1.A landlord in Rotterdam evicted a tenant for non-payment. Total costs were €4,800. The tenant then filed a counterclaim and the landlord lost another €1,200.
Case 2.An eviction involving children in Amsterdam took nine months. Total cost: €6,200 plus compensation for emotional damage.
How can eviction costs be reduced?
- Work only with verified registration companies (we help partners)
- Have a clear contract containing eviction clauses
- Check payments regularly
- Engage a professional deurwaarder from the start