[{"data":1,"prerenderedAt":-1},["ShallowReactive",2],{"legal-provision-burgerlijk-wetboek-art. 7:207":3},{"detailData":4,"statistics":22,"related":28},{"id":5,"code":6,"article":7,"title":8,"fullText":8,"country":9,"decisions":10,"decisionsTotal":21},"124192","Burgerlijk Wetboek","art. 7:207",null,"nl",[11],{"id":12,"ecli":13,"caseNumber":14,"courtId":15,"courtName":16,"decisionDate":17,"fullText":18,"language":9,"source":19,"summary":14,"slug":20},"1697","ECLI:NL:RBZWB:2026:5289","",85,"Bergen op Zoom","2026-05-06T00:00:00.000Z",",RECHTBANKZEELAND-WEST-BRABANT\n\nCiviel recht\n\nKantonrechter\n\nZittingsplaats Bergen op Zoom\n\nZaaknummer: 11668103 \\ CV EXPL 25-1369\n\nVonnis van 6 mei 2026\n\nin de zaak van\n\n1. [huurder 1] ,\n\nte [plaats] , 2. [huurder 2],\n\nte [plaats] ,\n\neisende partijen in conventie,\n\nverwerende partijen in reconventie,\n\nhierna samen te noemen: [huurders] ,\n\ngemachtigde: mr. T.M. Kools,\n\ntegen\n\nSTART HOME RENTALS B.V.,\n\nte Rotterdam,\n\ngedaagde partij in conventie,\n\neisende partij in reconventie,\n\nhierna te noemen: SHR,\n\ngemachtigde: mr. P. Smit.\n\n1. De procedure\n\n1.1.. \n\nHet verloop van de procedure blijkt uit:\n\n- het tussenvonnis van 3 december 2025 en de daarin genoemde stukken, - de akte van [huurders] , - de akte van SHR.\n\n1.2.. Ten slotte is vonnis bepaald.\n\n2. De verdere beoordeling\n\nTussenvonnis\n\n2.1.. In het tussenvonnis van 3 december is vastgesteld dat SHR recht heeft op huurprijsvermindering doordat [huurders] niet een toereikende vergunning heeft aangevraagd, wat een gebrek oplevert. Over de omvang van de huurprijsvermindering was nog niet voldoende gedebatteerd. Partijen zijn in de gelegenheid gesteld zich in een akte uit te laten over wat volgens hen de omvang van de huurprijsvermindering dient te zijn.\n\nAktes\n\n2.2.. \n [huurders] heeft in zijn akte geprotesteerd tegen de vastgestelde huurprijsvermindering. Hoewel de plicht om de vergunning aan te vragen op [huurders] rust, is het naar maatstaven van redelijkheid en billijkheid onredelijk dat SHR zich hierop beroept. Zij wist volgens [huurders] dat een vergunning verplicht was, maar heeft [huurders] daar niet van op de hoogte gesteld. Voorts beroept [huurders] zich, gelet op het voorgaande, op eigen schuld uit artikel 6:101 BW. Ook zou SHR niet hebben voldaan aan haar stelplicht.\n\n2.3.. SHR heeft zich in haar akte uitgelaten over haar standpunt met betrekking tot de omvang van de huurprijsvermindering. Dit standpunt komt in essentie overeen met hetgeen zij reeds in haar conclusie van antwoord naar voren heeft gebracht. Waar zij voorheen een maandelijkse huurprijs van € 3.150,00 aan haar onderhuurders in rekening bracht, verhuurt zij de woning thans voor € 1.750,00 per maand. Dit betekent dat zij maandelijks € 1.400,00 minder aan huurinkomsten ontvangt. Niettemin heeft SHR, uit coulance, niet het volledige bedrag van € 1.400,00 opgeschort, maar een bedrag van € 1.181,83. Zij heeft daarbij aansluiting gezocht bij een puntentelling op basis van het woningwaarderingsstelsel. Uit deze berekening volgt een huurprijs van € 860,17 per maand, welke zij als een redelijke huurprijs beschouwt.\n\nBeoordeling huurprijsvermindering\n\n2.4.. Nu partijen zich bij akte hebben uitgelaten, dient de kantonrechter de omvang van de huurprijsvermindering te beoordelen. De kantonrechter zal daartoe eerst de standpunten in de aktes bespreken, waarna de huurprijsvermindering wordt vastgesteld.\n\n2.5.. \n [huurders] heeft in zijn akte diverse verweren aangevoerd. Deze zien met name op de vraag of een huurprijsvermindering aan de orde is. Die vraag staat echter niet meer ter beoordeling, nu bij tussenvonnis reeds is geoordeeld dat SHR recht heeft op huurprijsvermindering. Deze verweren blijven daarom in beginsel buiten beschouwing. Niettemin overweegt de kantonrechter, ten overvloede, het volgende.\n\nDwingend recht en redelijkheid & billijkheid\n\n2.5.1.. \n\nArtikel 7:209 BW is van dwingend recht en bepaalt dat van de artikelen 7:206 lid 1 en 2, 7:207 en 7:208 BW niet ten nadele van de huurder kan worden afgeweken, voor zover het gebreken betreft die de verhuurder bij het aangaan van de huurovereenkomst kende of behoorde te kennen. Daarvan is hier sprake. De op het gehuurde rustende vergunningsplicht bestond reeds ten tijde van het sluiten van de huurovereenkomst, zodat deze voor [huurders] kenbaar was, dan wel had behoren te zijn. Daarmee is sprake van een gebrek in de zin van artikel 7:204 BW, waarop artikel 7:209 BW dus van toepassing is. Voor de beperkende werking van de redelijkheid en billijkheid is daarom geen plaats. Toepassing daarvan zou namelijk neerkomen op het doorbreken van dwingend huurbeschermingsrecht, terwijl artikel 7:209 BW juist strekt tot bescherming van de huurder tegen nadelige afwijkingen. Dat strookt dus niet met het doel van de regeling en is slechts in uitzonderlijke gevallen mogelijk, waarvan hier geen sprake is.\n\nEigen schuld\n\n2.5.2.. Het beroep van [huurders] op eigen schuld is niet aan de orde. Dat artikel geldt alleen bij schadevergoeding en niet bij huurprijsvermindering. Huurprijsvermindering heeft een eigen wettelijke grondslag en hangt niet af van een verdeling van schuld\u002Fverwijtbaarheid.\n\nOmvang huurprijsvermindering\n\n2.6.. SHR heeft haar standpunt, dat € 860,17 per maand een redelijke huurprijs is, onderbouwd met een puntentelling op grond van het woningwaarderingsstelsel. SHR heeft aangevoerd dat de puntentelling uitkomt op 140 punten, hetgeen resulteert in een maximale huurprijs van € 860,17. [huurders] heeft zowel ter zitting als in zijn akte gelegenheid gehad om op deze puntentelling te reageren, maar heeft daarop geen inhoudelijk verweer gevoerd. De kantonrechter sluit aan bij de door SHR aangevoerde huurprijs, nu deze onvoldoende gemotiveerd is betwist en ook niet onredelijk voorkomt. De kantonrechter acht deze huurprijs passend bij een dergelijke woning in een omgeving zoals hier aan de orde is. De huurprijs zal daarom tot € 860,17 worden verminderd.\n\n2.7.. Vervolgens dient de vraag te worden beantwoord vanaf welke datum de huurprijsvermindering geldt. Op grond van artikel 7:207 BW heeft de huurder recht op huurprijsvermindering vanaf het moment dat sprake is van een gebrek dat het huurgenot vermindert, en zolang dat gebrek voortduurt. De huurprijsvermindering geldt dus voor de periode waarin het gebrek bestaat. In dit geval is het gebrek het ontbreken van een toereikende omgevingsvergunning voor het overeengekomen gebruik. Dit gebrek bestaat sinds september 2024, het moment waarop SHR is gestart met de onderverhuur van de woning aan één huishouden. SHR vordert echter huurprijsvermindering met ingang van 1 december 2024, tot het moment waarop het gebrek is hersteld, te weten het moment waarop een toereikende omgevingsvergunning voor dat gebruik is verkregen. De huurprijsvermindering zal daarom ingaan per 1 december 2024 en gelden tot het moment waarop dit gebrek is verholpen.\n\nBeoordeling huurachterstand en nevenvorderingen\n\n2.8.. De kantonrechter stelt vast dat na toepassing van de huurprijsvermindering een huur van € 860,17 per maand verschuldigd is. Vaststaat dat SHR dit bedrag steeds correct heeft voldaan, zodat van een huurachterstand geen sprake is. Het beroep van [huurders] op het alsnog bestaan van een achterstand wegens een contractueel opschortingsverbod wordt verworpen, omdat de huurprijsvermindering voortvloeit uit artikel 7:209 BW en dwingendrechtelijk van aard is, zodat daarvan niet contractueel kan worden afgedaan.\n\n2.9.. De huurprijs wordt derhalve vastgesteld op € 860,17 per maand met ingang van 1 december 2024, en blijft gelden zolang het gebrek voortduurt, te weten totdat een toereikende omgevingsvergunning is verkregen.\n\n2.10.. De nevenvorderingen worden afgewezen, aangezien SHR niet tekort is geschoten in haar betalingsverplichting voor wat betreft de huurprijs en dus niet in verzuim verkeert.\n\nProceskosten\n\nin conventie\n\n2.11.. \n [huurders] is in conventie in het ongelijk gesteld en moet daarom de proceskosten (inclusief nakosten) betalen. De proceskosten van SHR worden begroot op:\n\n- salaris gemachtigde\n\n€\n\n900,00\n\n(2,5 punten × € 360,00)\n\n- nakosten\n\n€\n\n144,00\n\n(plus de kosten van betekening zoals vermeld in de beslissing)\n\nTotaal\n\n€\n\n1.044,00\n\nin reconventie\n\n2.12.. \n [huurders] is in reconventie is in het ongelijk gesteld en moet daarom de proceskosten betalen. De proceskosten van [huurders] worden begroot op:\n\n- salaris gemachtigde\n\n€\n\n360,00\n\n(1 punt × € 360,00)\n\nTotaal\n\n€\n\n360,00\n\n3. De beslissing\n\nDe kantonrechter\n\nin conventie\n\n3.1.. wijst de vorderingen van [huurders] af,\n\n3.2.. veroordeelt [huurders] in de proceskosten van € 1.044,00, te betalen binnen veertien dagen na aanschrijving daartoe,\n\n3.3.. verklaart dit vonnis uitvoerbaar bij voorraad,\n\nin reconventie\n\n3.4.. stelt de huurprijs voor de woonruimte aan de [adres] vast op € 860,17 per maand, met ingang van 1 december 2024 en voortdurend totdat het gebrek is verholpen, te weten totdat een toereikende omgevingsvergunning is verkregen,\n\n3.5.. veroordeelt [huurders] in de proceskosten van € 360,00, te betalen binnen veertien dagen na aanschrijving daartoe,\n\n3.6.. verklaart dit vonnis uitvoerbaar bij voorraad,\n\n3.7.. wijst het meer of anders gevorderde af,\n\nin conventie en in reconventie\n\n3.8.. veroordeelt [huurders] tot betaling van de kosten van betekening als [huurders] niet tijdig aan de veroordelingen voldoet en het vonnis daarna wordt betekend,\n\nDit vonnis is gewezen door mr. Van den Boom en in het openbaar uitgesproken op 6 mei 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