In Amsterdam, most rents are capped, revenge evictions illegal and affordable housing quotas are enforced

All this and you get a canal, too. Image: Patrick Clenet/Wikimedia Commons.

Renters in the Netherlands are some of the most protected tenants in the world: most rents are capped, revenge evictions are illegal, affordable housing quotas are enforced. While renters in the UK are filling holes in their ceilings with chewed-up paper, Dutch renters are settling down for a friendly chat with their government supplied housing lawyers. It’s a utopia.

But of course, it isn’t, really. And once I’ve finished spaffing on about all the Dutch laws the UK should adopt, I’ll explain the loophole that is making the whole thing fall apart.

The Netherlands is truly committed to affordable housing

Nearly 50 per cent of the housing in Amsterdam is social rented housing, managed by housing associations and the government. Nearly half.

And it gets better: by 2020, 30 per cent of new builds are going to be social housing. Low income families can live near to the city centre, neighbourhoods retain a diverse mix of people and they’ve neatly sidestepped the ghost towns currently populating France..

Rents are capped on a points system

The Dutch system assigns a certain number of points to each property in the social rented sector, which determines how much rent you have to pay. It’s based on things like number of windows, storage space, and how high up the apartment is.

What this means is that the property's owners can’t make surface changes to an apartment, and then use them to justify hiking the rent. If a tenant moves into an apartment and realises they are paying too much based on the point system, they can also claim the excess rent back.

(Editor's note: It's been brought to our attention that there are properties in the private rental sector which aren't subject to this cap. But a) this liberalisation only applies to the largest and most expensive properties, and b) the social rented sector makes up around three-quarters of all Dutch rental homes, anyway.)

There are no revenge evictions

The only ways a Dutch landlord can evict a tenant is if they have multiple, police registered, noise complaints from the neighbours, or if they are demonstrably damaging the apartment.

The only exceptions are if the landlord suddenly needs to move back into the property (that still needs to go through the courts, and they have to live there for one year after the tenants leave); or if the landlord registered the tenancy as a short term rental before the tenants moved in. A short term rental can only be registered if the landlord is actively trying to sell the property; the tenants must be informed of this before they move in.


There’s free legal support for tenants

Wijksteunpunt Wonen is a government funded organisation that provides free legal advice to tenants. That includes filing charges on their behalf, subsidising any legal fees and negotiating with the landlord.

When it comes to housing, the Dutch have a cheery little saying that

“Expats are the suckers of the world”, so WW is particularly good at helping non-Dutch speakers navigate the intricacy of Dutch law. The current housing slump has seen a lot of landlords attempting to squeeze ever more income out of the one bed apartments they bought in their 20s, only to be told by WW that they have to reimburse the tenants.

Now for the bad news.

Estate agents suck

Estate agents in The Netherlands occupy the same position that they do in the UK. They are the middle men, and landlords are increasingly relying on estate agents to rent their homes in an attempt to simplify the process.

What many landlords don’t realise is that, when they hand over their properties to estate agents, they are basically allowing them to hold tenants hostage. Estate agents will often not disclose to tenants that a property is a short-term let – because they still get their signing fee, even if the tenant ends up taking the landlord to court.

Speaking of signing fees, one of the great things about the Netherlands is that only one party has to pay an estate agents fee; most of the time that’s the landlord. If the tenant finds the property themselves (online, say), then they don’t have to pay as the estate agent hasn’t done anything for them, other than maybe turn up at a building and open a door.

But – there is no law in place to stop estate agents blocking communication between tenants and landlords. And some tell tenants that they have to pay fees that can run into the thousands of euros, if they want the landlords to know they’re interested in renting an apartment.

This effectively prices lower income tenants out of certain neighbourhoods as relatively few people can afford to be blackmailed at €1,000+ a pop.

There are many, many, many good things about Dutch housing law that the UK could learn from, starting with Wijksteunpunt Wonen. But until the Netherlands passes laws to keep estate agents in line, tenants will still be vulnerable to exploitation.

This article was amended on 13 March 2015 to clarify that some private properties are outside the rent capping system.

 
 
 
 

The risk of ‘cascading’ natural disasters is rising

A man watches wildfires in California, 2013. Image: Getty.

In a warming world, the dangers from natural disasters are changing. In a recent commentary, we identified a number of costly and deadly catastrophes that point to an increase in the risk of “cascading” events – ones that intensify the impacts of natural hazards and turn them into disasters.

Multiple hazardous events are considered cascading when they act as a series of toppling dominoes, such as flooding and landslides that occur after rain over wildfires. Cascading events may begin in small areas but can intensify and spread to influence larger areas.

This rising risk means decision-makers, urban planners and risk analysts, civil engineers like us and other stakeholders need to invest more time and effort in tracking connections between natural hazards, including hurricanes, wildfires, extreme rainfall, snowmelt, debris flow, and drought, under a changing climate.

Cascading disasters

Since 1980 to January 2018, natural disasters caused an inflation-adjusted $1,537.4bn in damages in the United States.

The loss of life in that period – nearly 10,000 deaths – has been mounting as well. The United States has seen more billion-dollar natural disaster events recently than ever before, with climate models projecting an increase in intensity and frequency of these events in the future. In 2017 alone, natural disasters resulted in $306bn losses, setting the costliest disaster year on record.

We decided it was important to better understand cascading and compound disasters because the impacts of climate change can often lead to coupled events instead of isolated ones. The United Nations Office for Disaster Risk Reduction, or UNISDR, claims: “Any disaster entails a potentially compounding process, whereby one event precipitates another.”

For example, deforestation and flooding often occur together. When vegetation is removed, top soil washes away and the earth is incapable of absorbing rainfall. The 2004 Haiti flood that killed more than 800 people and left many missing is an example of this type of cascading event. The citizens of the poverty-stricken country destroyed more than 98 per cent of its forests to provide charcoal for cooking. When Tropical Storm Jeanne hit, there was no way for the soil to absorb the rainfall. To further complicate existing issues, trees excrete water vapor into the air, and so a sparser tree cover often yields less rain. As a result, the water table may drop, making farming, which is the backbone of Haiti’s economy, more challenging.


Rising risk from climate change

Coupled weather events are becoming more common and severe as the earth warms. Droughts and heatwaves are a coupled result of global warming. As droughts lead to dry soils, the surface warms since the sun’s heat cannot be released as evaporation. In the United States, week-long heatwaves that occur simultaneously with periods of drought are twice as likely to happen now as in the 1970s.

Also, the severity of these cascading weather events worsens in a warming world. Drought-stricken areas become more vulnerable to wildfires. And snow and ice are melting earlier, which is altering the timing of runoff. This has a direct relationship with the fact that the fire season across the globe has extended by 20 per cent since the 1980s. Earlier snowmelt increases the chance of low flows in the dry season and can make forests and vegetation more vulnerable to fires.

These links spread further as wildfires occur at elevations never imagined before. As fires destroy the forest canopy on high mountain ranges, the way snow accumulates is altered. Snow melts faster since soot deposited on the snow absorbs heat. Similarly, as drought dust is released, snow melts at a higher rate as has been seen in the Upper Colorado River Basin.

Fluctuations in temperature and other climatic patterns can harm or challenge the already crumbling infrastructure in the United States: the average age of the nation’s dams and levees is over 50 years. The deisgn of these aging systems did not account for the effects of cascading events and changes in the patterns of extreme events due to climate change. What might normally be a minor event can become a major cause for concern such as when an unexpected amount of melt water triggers debris flows over burned land.

There are several other examples of cascading disasters. In July, a deadly wildfire raged through Athens killing 99 people. During the same month on the other side of the world in Mendocino, California, more than 1,800 square kilometers were scorched. For scale, this area is larger than the entire city of Los Angeles.

When landscapes are charred during wildfires, they become more vulnerable to landslides and flooding. In January of this year, a debris flow event in Montecito, California killed 21 people and injured more than 160. Just one month before the landslide, the soil on the town’s steep slopes were destabilised in a wildfire. After a storm brought torrential downpours, a 5-meter high wave of mud, tree branches and boulders swept down the slopes and into people’s homes.

Hurricanes also can trigger cascading hazards over large areas. For example, significant damages to trees and loss of vegetation due to a hurricane increase the chance of landslides and flooding, as reported in Japan in 2004.

Future steps

Most research and practical risk studies focus on estimating the likelihood of different individual extreme events such as hurricanes, floods and droughts. It is often difficult to describe the risk of interconnected events especially when the events are not physically dependent. For example, two physically independent events, such as wildfire and next season’s rainfall, are related only by how fire later raises the chances of landslide and flooding.

As civil engineers, we see a need to be able to better understand the overall severity of these cascading disasters and their impacts on communities and the built environment. The need is more pronounced considering the fact that much of the nation’s critical infrastructure is aged and currently operate under rather marginal conditions.

A first step in solving the problem is gaining a better understanding of how severe these cascading events can be and the relationship each occurrence has with one another. We also need reliable methods for risk assessment. And a universal framework for addressing cascading disasters still needs to be developed.

A global system that can predict the interactions between natural and built environments could save millions of lives and billions of dollars. Most importantly, community outreach and public education must be prioritised, to raise awareness of the potential risks cascading hazards can cause.

The Conversation

Farshid Vahedifard, CEE Advisory Board Endowed Professor and Associate Professor of Civil and Environmental Engineering, Mississippi State University and Amir AghaKouchak, Associate Professor of Civil & Environmental Engineering, University of California, Irvine.

This article is republished from The Conversation under a Creative Commons license. Read the original article.