Early warning for rent arrears: What are your duties in 2026?

Early detection is a kind of social fire alarm in the debt collection system. The goal is simple: recognize arrears early, so you intervene together before the debt gets out of hand and eviction is imminent.

Landlords, health insurance companies, energy companies and water companies must report late payments to the municipality. The municipality is then obliged to actively offer help. This is stipulated in the Municipal Debt Relief Act ( Wgs) and the Municipal Debt Relief Decree (Bgs).

In 2026, case law is clear on this: if a landlord does nothing with early signaling, he is immediately 1-0 behind in court. So for you as a landlord it is a hard legal duty. For you as a tenant, it is an opportunity to get help in time and to keep your home.

Whether you are a large housing corporation or a private landlord with one property: you have to have a social debt collection policy. So you can't go straight to court with the first arrears. First you go through the process of early warning.

The law requires that you take a number of concrete steps before reporting to the municipality.

The 4-step plan for landlords

1. Written reminder
   You send at least one clear payment reminder as soon as the rent is not in on time.
2. Seeking personal contact
   You demonstrably try to get personal contact with your tenant. You can do this by telephone, e-mail or by calling. In this contact you explain what the consequences are and what solutions are available, such as a payment arrangement.
3. Point out assistance
   You actively tell the tenant that debt assistance exists and that the municipality can help resolve arrears.
4. Offer to share data
   You offer to pass the tenant's contact information to the municipality so it can make an offer of help.

You may share the data only if the tenant does not expressly object. This is called an opt-out system. Don't get hold of the tenant at all, even though you've made serious attempts? If so, you are under the very obligation to still make the report.

Do you already have substantial rent arrears and want to know what next steps are possible, such as an amicable process or proceedings?

Then read more about our Amicable Collection page and when legal action comes into the picture.

Are you getting a visit or a letter from the municipality because you are in rent arrears? That can be scary. Still, it's good to know that early warning is meant to help you, not put extra pressure on you.

What does the municipality do after a report?

Once the municipality receives a signal from your landlord, they must act within four weeks. Often municipalities call this the on-the-spot method. Someone from the municipality or a partner organization contacts you and looks into the matter with you:

• Or it is a one-time error, such as because a payment went awry
• Whether there is a structural deficit , such as due to job loss, divorce or illness
• Whether you are entitled to allowances or other schemes you are not yet using

Your right to privacy and your choice to refuse help

Help is never mandatory. You may refuse the council's offer. You may also inform your landlord in advance that he may not share your information with the municipality.

Just be aware that this can have consequences. If you don't want help and the backlog rises to three months or more, you will be in a weaker position in a court of law.

The landlord can then prove that help was offered, but that you refused it. The chances of the court granting an eviction then increase.

In 2026, early signaling has become a regular part of rental lawsuits. If a landlord asks for dissolution of the lease and eviction of the property, the court wants to know whether the rules around early signaling were followed.

Impact on landlords

Are you a landlord and cannot prove that you:

• Have sent reminders
• Have sought personal contact
• To have pointed out assistance
• Made a notification to the municipality if necessary

Then the judge can reject the eviction, even if the rent arrears are substantial. The judge will find that you have not taken your duty of care seriously. You may also be ordered to pay (part of) the legal costs.

No free pass for tenants

For tenants, early warning is not a free pass. Did the landlord take all the steps right, did the municipality offer help and did you refuse that help or fail to keep appointments? Then the judge will look at this strictly.

In 2026, the judge weighs whether you have acted culpably. If so, a claim for dissolution and eviction is likely to be granted.

The rules around early warning continue to evolve. In 2026, a few points are especially important to you as a landlord or tenant.

1. Expiration of notifications.

A report to the municipality may not be older than six months at the time the subpoena is issued. By doing so, the law prevents a landlord from trying to use old information to support a current proceeding.

2. More focus on private landlords

Whereas housing corporations have been working with early warning for some time, the focus in 2026 is much more on private landlords. More and more municipalities have a central hotline and clear agreements that also involve small landlords.

3. Changes in rent allowance

As of 2026, the rules for rent allowance have changed, in part because certain service costs count less. This can mean that tenants receive less allowance and therefore have less room to pay their rent. It is therefore even more important for landlords to take signals of payment problems seriously and act quickly.

Early detection requires diligence, time and good record keeping. At the same time, as a landlord you want clarity above all: you want to receive your rent and avoid unnecessary evictions and procedures.

At Credifin, we combine social debt collection with smart automation. This means that we have an eye for your tenant's situation, but are also keen on your position in any proceedings.

• We help you with a socially and legally strong debt collection process
• We make sure your file is Wgs, Bgs and Wki-proof
• We consider payment arrangements that are feasible for both parties

By intervening early, you often avoid having to use a bailiff or start a lengthy lawsuit. This saves costs, time and stress for everyone involved.

Want to know how we can set up your rent collection and early warning? You can submit your debt collection order fully online via Starting a debt collection or first spar about your situation via the contact page.