Housing migrant workers in Tilburg: room letting and buy-to-let rules

01Which approach does Tilburg take to housing labour migrants?

Tilburg is a logistics city in the Hart van Brabant region. The municipality chose a clear direction back in 2020. On 30 September 2020, Binnenlands Bestuur reported that Tilburg stopped with immediate effect issuing permits for letting family homes to three or more people. From then on, applications to convert a self-contained home into non-self-contained units were refused. The reasons: a shortage of affordable homes, and the pressure that scattered room letting puts on neighbourhood liveability.

Against that stands the policy for large-scale housing. According to a 2020 planning justification, the council executive set out in its policy note on large-scale housing for labour migrants (2018–2019):

• a target of around 3,600 to 5,000 extra places (2016–2025), based on a regional study from 2017;
• large-scale lodging is allowed, and no location is ruled out in advance;
• in February 2019 the executive assessed 19 locations; 7 were called promising.

The national rules, such as the environmental plan, the fire-safety use notification and BRP registration, are covered in group housing: the rules. This article is about what Tilburg adds on top.

eyesonrooms does not let or broker housing itself. This article summarises municipal documents and is not legal advice. Check the current rules with the municipality of Tilburg and consult a lawyer for your own situation.

02When do you need a conversion permit in Tilburg?

The Tilburg Housing Ordinance 2026 (Huisvestingsverordening) applies from 1 July 2026. Under article 2, a permit is needed to convert a self-contained home into non-self-contained living space when three or more people live there. This applies to all homes within Tilburg's built-up area.

• Letting to one main tenant who sublets the rooms to three or more people is also covered.
• Lodger letting (hospitaverhuur), where the owner lives in the home, is exempt, with at most two tenants.
• There is no general exemption for employers. Housing associations and recognised care providers do have an exemption under conditions.

For an employer who wants to house three or more staff in an ordinary home, this means: not without a conversion permit. The permit can be refused, among other things under the distance rule below.

03Which distance and management rules apply to room letting?

According to the government register, the Tilburg Housing Ordinance Policy Rules 2026 have been in force since 25 June 2026. They give the executive its assessment framework:

Good landlordship also requires, among other things:

• an appointed manager who oversees health and fire safety, is the contact for residents, neighbours and authorities, and keeps the records;
• good maintenance, house rules, and visible contact and emergency numbers;
• space for bicycles and waste containers.

In practice the distance rule makes new room letting difficult in busy neighbourhoods. So check the map of existing room-letting buildings before you rent a home.

04What does buy-to-let protection mean for staff housing?

Buy-to-let protection (opkoopbescherming) applies in 30 neighbourhoods, including the Binnenstad, Groenewoud, Spoorzone Noord and Zuid, Udenhout, Berkel-Enschot and Biezenmortel. Under the 2026 ordinance:

• a purchased home with a WOZ value up to €420,000 (2026 price level) may only be let with a rental permit during the first four years after the purchase is registered;
• the permit must be granted for family up to the second degree, for temporary letting of your own home (up to 12 months) and for homes that are inseparable from a shop, office or business premises;
• there is no ground for employers or staff housing;
• the permit names the tenant and lapses when that tenant leaves. With changing residents, that is a major practical problem;
• the permit is not transferable.

Under the policy rules, a home counts as already let if you can show it was let for more than a year, with a tenancy agreement and payments or a BRP registration. Vacancy between two tenants may last at most two months, unless a renovation needs more time.

What you can do: for a home in one of these neighbourhoods, always ask for the purchase date and the WOZ value. A home bought less than four years ago is usually not usable for staff housing.

05What fines can Tilburg impose?

The ordinance includes a table of fines. Important for employers: according to the explanatory notes, companies that house their own employees count as commercial landlords, just like anyone letting more than two homes. The higher amounts apply to them:

For non-commercial landlords, the fine for converting without a permit starts at €2,000. A repeat offence counts within two years. Amounts can change every year: check the current table with the municipality.

06What does Tilburg require of large-scale housing?

The criteria from the policy note on large-scale housing for labour migrants are described in the planning justification for a location on Bundersestraat (2020). That case concerned temporary housing for up to 416 labour migrants, for 10 years. The criteria:

• Occupancy: mainly people who work in Tilburg or Hart van Brabant, aged 18 or over, with a night register;
• Operation: the operator holds a recognised quality mark (ABU, NBBU, SNA or equivalent);
• Living quality: the SNF standard or equivalent, at most two people per room, space to meet and relax, and laundry facilities;
• Information: in the residents' languages, plus Dutch and English, covering among other things the collective agreement, healthcare and social services;
• Management: an appointed manager; with 100 or more residents a manager is always present; house rules, a complaints procedure and 24/7 availability;
• Neighbourhood: the municipality leads communication, the operator draws up a plan for consulting the neighbourhood.

The province of Noord-Brabant has its own criteria for short stay, large-scale housing (more than 100 people) and campuses, with a preference for temporary solutions. For the SNF standard itself, see the SNF standard explained.

07What does this mean for employers and staffing agencies in Tilburg?

1. Ordinary home with 3 or more staff: you need a conversion permit. Check the 50-metre rule first.
2. Buy-to-let protection: ask for the purchase date and the WOZ value. A recently bought home in one of the 30 neighbourhoods is usually ruled out.
3. Housing permit: in five designated neighbourhoods (Ezelvense Akkers, Landbouwbuurt, Groenewoud Midden, Visserijbuurt, Vogeltjesbuurt West) the resident needs a housing permit, with a declaration from the owner and a police-records check.
4. Large-scale: a location for 100 or more residents requires a quality mark, SNF, a night register and a manager on site at all times.
5. Short stay: the ordinance defines short stay (2 weeks to 6 months) but sets no rule of its own for it. Ask the municipality how the environmental plan treats your location.
6. Letting: follow the rules of the Good Landlordship Act and use a separate tenancy agreement.

Still looking for a suitable home? Read renting staff housing and renting SNF-certified housing.

08Frequently asked questions

09Sources

• Municipality of Tilburg: Tilburg Housing Ordinance 2026 (in force 1 July 2026)
• Municipality of Tilburg: Policy rules for the Tilburg Housing Ordinance 2026
• Municipality of Tilburg: Planning justification for labour migrant housing on Bundersestraat (2020), with the large-scale housing criteria
• Binnenlands Bestuur: Tilburg stops room-letting permits (30 September 2020)
• Omroep Brabant: Tilburg adopts new housing rules for 2026 (24 June 2026)

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