Living rules and tips VvE Hof ter Hage
Please note: These articles refer to the Rules and Regulations of VvE Hof ter Hage. These concern the proper management of the Home-owners' Association (VvE), and at the same time provide rules and regulations binding all residents (home-owner or tenants).
This keyword index provides no legal basis, but it is largely based on the official deed records and said Rules and Regulations that are legally binding. We also aim to provide practical tips.
Introduction: Apartment building (Appartementencomplex)
Formally, our apartment building is known as Hof ter Hage. The building has three entrances:
Kleine Nobelstraat (nrs. 10 to 88),
Prinsestraat (nrs 6 to 6J; 8 to 8G; 10 to 10B);
Torenstraat (nrs. 7 to 7B, 9 to 9B; 13 to 13E; 15 to 15C; 17 to 17E; 19 to 19C; 21 to 21E; 23 to 23C).
The outer doors of these accesses are open between 6.00 am and 19.00 pm to the residents, postal workers and deliverymen, etc. The inner doors are always closed. If this is not the case and you cannot lock the inside door, please inform the maintenance department of VVE Beheer. See VvE.
Ambulance, entrance for (Ambulance, toegang voor)
The only entrance under the Working Conditions Act that is deemed suitable for ambulance personnel with stretcher is Kleine Nobelstraat. So the ambulance staff doesn’t have to climb stairs to reach all apartments.
Balconies (Balkons)
It is not allowed to store (household) waste on balconies. (Rules and Regulations article 22). It is not allowed to put up a shed or other furniture on the balconies that reaches above the fencing and / or the railing. (Rules and Regulations article 13).
It is not allowed to hang laundry, bed linen, clothing, flower pots or plant boxes and the like, outside of the balconies or in the communal areas; on balconies, clothes racks shouldn't reach higher than the fencing and / or railing. (Rules and Regulations article 17).
It is not allowed to throw garbage or such materials out of the balconies or windows. (Rules and Regulations article 17, paragraph 2). It is also not allowed to clean carpets, rugs, brooms, vacuum cleaner bags or such outside of the balconies. (Rules and Regulations article 17, paragraph 3).
Barbecue (barbecue)
Barbecuing is not allowed, with the exception of the balconies that face the streets around Hof ter Hage, and only when not causing nuisance to other residents (Rules and Regulations article 14, paragraph 4). Therefore barbecuing in and around our inner garden is not allowed.
Blocking the view (Visuele hinder)
It is not allowed to fit fences and the like that could block the light or view of the apartments (Rules and Regulations article 13, paragraph 2).
Building exterior (Uiterlijk gebouw)
Of course it is not allowed to change the building in any way which would cause less stability in the construction of the complex. In addition, it is not allowed to alter the architectural or aesthetic look of the building without explicit consent by the Board or the General Members Meeting (ALV).
There are clear rules regarding the colours allowed for sun and wind screens (Rules and Regulations article 13, paragraph 4), for nameplates (Rules and Regulations article 14, paragraph 2), and for flags and banners (Rules and Regulations article 14, paragraph 6)
Caretaker (see Home-owners' Association) (Administratief beheerder)
Communal mechanical equipment (Technische Installaties)
(Antennas, sewage, ventilation, heating and or district heating) see Mechanical equipment and fixtures.
Contacts (Contact)
If there is a problem in our communal areas, access doors that don't close, external light fixtures that remain dark, lifts that don't work, and such matters in need of fixing and repairing, please contact the caretakers at VVE-Beheer. (Rules and Regulations article 16, paragraph 5).
VvE Beheer, Ampèrelaan 4, postbus 1192, 2280 CD Rijswijk.
Tel. 070-399 31 42 of 390 5051
Fax 070-398 87 60
You can communicate with the board and the committees and the Home-owners' Association Administrator VvE Beheer with help of www.hofterhage.nl. VvE Beheer has its own website: www.vve-beheer.nl and e-mail address: This email address is being protected from spambots. You need JavaScript enabled to view it.. See the Contact section on our website.
There is also a suggestion box. The suggestion box is placed in the garage right of the entrance to the elevator and the staircase on the side of Prince Street. The secretary / treasurer ensures that your letter is handed over to the appropriate board member for consideration.
Committees (see Home Owners’ Association) (Commissies, zie VvE)
Communal areas (Gemeenschappelijke ruimten)
It is not allowed to store bikes, prams, baby carriages or buggies, shopping trolleys or carts, or any such objects in communal areas. These can be removed by order of the Board. It is allowed to place bikes in the bicycle rack in our access court on the ground floor. (Rules and Regulations article 18, paragraph 2)
Garage (Garage)
The garage for residents is below the access court (expeditiehof). Two car elevators take you to level -1 and up again. The elevators are 190 cm high, 240 cm wide and 520 cm long.
Going to the garage for residents, drive with use of your keycard through the entrance (right) of the gate in the Nobelstraat to the elevators. Do not use in a hurry the left gate if accidentally open. This can disarrange the electronic system. In cases of emergency the board can decide to open the left for ingoing traffic. When leaving the garage you must take the right exit.
In general, handle the elevator and the other plants with care.
The parking lots are intended only for parking of vehicles. Residents should keep their own parking clean.
General Members Meeting ALV
Please see Rules and Regulations articles 5 to 8, and under keyword VvE.
Hard flooring rule (Harde vloeren)
When fitting hard flooring, home-owners have to install NSG approved soundproof sub flooring with minimum thickness of 8mm. There will be no exception for the scullery, laundry room or other utility room, with regard to the soundproofing of flooring. (Rules and Regulations article 14, paragraph 1)
Hazardous substances (Gevaarlijke stoffen)
It is not allowed to store, use or otherwise be in possession of substances like petrol, fuel, oil, ammunition, or fireworks in the apartments, storage spaces, or parking spaces. (Rules and Regulations article 12).
Home-owners' Association (VvE)
The VvE takes care of the collective interests of all the home-owners - residents of the apartments (with the explicit exception of the shop owners). The Board consists of three persons, i.e. a Chair, a Secretary / Treasurer and one other member.
The General Members Meeting ALV appoints members of the Board for a period of three years. The Board members can thereafter be re-elected for a maximum of two periods. This way, the maximum term a member can serve on the Board is for a period of nine years.
Under authority of the board there are various committees. We call them below:
General Committee, Communications Committee, Technical committee and Welcome Committee.
The Financial Committee stands under the authority of the General Members Meeting ALV.
The Home-owners' Association VvE has outsourced some of its tasks to an external caretaker. This is the 'VVE Beheer' caretaker, NOT to be confused with our own Association VvE.
You can ask all your questions and pass on your complaints regarding the apartment To VvE Beheer. VvE Beheer will decide whether it handles your question or complaint or to pass it on to the Board. In any case you will be informed by whom your question is being dealt.
1. Technical problems can be reported to This email address is being protected from spambots. You need JavaScript enabled to view it.
2. Questions regarding the payment of its contributions can be reported
to This email address is being protected from spambots. You need JavaScript enabled to view it.
3. All other questions can be reported to This email address is being protected from spambots. You need JavaScript enabled to view it.
VVE Beheer, Ampèrelaan 4 Rijswijk. Postal address: postbus 1192, 2280 CD Rijswijk. Telephone 070 – 399 3142 or 390 5051, fax 070-398 8760
The Board of our Home-owners' Association VvE liaises with the caretakers VVE Beheer.
Insurance (Verzekeringen)
The association of home-owners VvE provides collective building insurance (“opstalverzekering” home insurance) through the collective budget, including a deductible excess in the case of water leakage for the sum of 1000€ per incident. In exceptional cases, such as in the case of misconduct concerning our building and / or its fixtures, a home-owner will be held liable for damages. (Rules and Regulations article 14 paragraph 5.)
The collective building insurance (“opstalverzekering” home insurance) provides for the co-insurance of each apartment to the additional sum of €40.000. This means that any extra immovable property installed in addition to, or in place of, the standard facilities and equipment is automatically insured. This goes for instance for a kitchen and / or bathroom of a higher price, or hard flooring, or external sunscreens (article 26).
Leakages (Lekkages)
It is wise to check periodically your heating area for possible leaks (Hofjournaal 2008).
Washing machines and dishwashers must have a functioning water seal (Rules en Regulations Article 11, paragraph 3).
Jacuzzis and hot tubs are permitted only when not adjoining to other areas (Rules en Regulations article 14, paragraph 3).
Lifts (Liften)
The lifts in our building are numbered, which is necessary for reporting problems. When there is a malfunction in our lifts, please contact the caretakers at 070 - 399 3142 as soon as possible. Why not enter this number in the phone book of your mobile for your convenience?
We have three external lifts, at each street entrance:
- lift number 1 on Torenstraat
- lift number 6 on Prinsestraat
- lift number 7 on Kleine Nobelstraat
In addition, we have four internal lifts (so called panoramic lifts) surrounding the inner garden, providing access to the apartments of Torenstraat and Prinsestraat, numbered 2 to 5. It is not allowed to smoke in the lifts (Rules and Regulations article 17, paragraph 2).
Mechanical equipment and fixtures (Technische Installaties)
It is not allowed to repair, or otherwise work on systems or other fixtures and equipment in the communal areas. Please contact the caretakers for necessary repairs [VvE Beheer, tel 070 – 399 3142, This email address is being protected from spambots. You need JavaScript enabled to view it.] (Article 18, paragraph 3)
Only approved cabling and accessories can be used to connect to the communal cable TV. The use of a satellite dish is not allowed. (Rules and Regulations article 10)
The toilet, or any collective drainage systems, cannot be used for discarding of substances or materials that could cause blockage, clogging or pollution. The repair of clogging and / or other damages will be charged to the member(s) responsible. Home-owners have to take proper measures to prevent all damages due to water leakage. Washing machines and dish washers have to be fitted with properly working water seals, or proper anti-leak non-return valves. (Rules and Regulations article 11)
Only the standard fitted communal ventilation systems are allowed, as well as mobile fans. (Rules and Regulations article 10)
At Hof ter Hage we have a central heating system, employing district heating. This provides heating as well as hot water.
The thermostat of the central heating can be set no lower than 5 degrees Celsius.
The heating system cannot be shut off without shutting off the hot water supply as well.
Fireplaces are not allowed at Hof ter Hage, as well as oil or gas stoves. In fact any equipment that produces flames is illegal, due to fire regulations.
Especially in winter, you have to reckon with low humidity, causing dry air, and even shrinking and damage to materials sensitive to low humidity such as wood, paper and human skin. A humidifier is recommended.
Noise (Geluidsoverlast)
In it is not allowed to behave disorderly, make noise, loiter in communal areas or otherwise cause annoyance (Rules and Regulations article 17, paragraph 1). Home-owners have to prevent noise pollution for other residents, especially between 22h and 8h, or 10pm and 8am. Please take note of this when playing music, renovating, drilling, or other such building or loud activities. (Article 23).
Nuisance (Overlast)
In general, avoid causing nuisance to other residents, be it by noise, bad smells, waste and garbage, vibrations, blocking the view, pests or otherwise. (See articles 12 to 23; and under the keywords waste, balconies, barbecue, noise, hazardous substances, hard flooring).
Parking by visitors (Parkeren door bezoekers)
Paid parking on streets from Monday to Saturday from 10h in the morning until 22h at night, on Sunday from noon until 22h.
The Torengarage diagonally opposite Hof ter Hage has a special evening rate (18h until 6h in the morning) of € 8.
Pets and other animals ((Huis-)dieren)
Keeping pets in your apartment is permitted provided that this does not inconvenience other residents. (Rules and Regulations article 13, paragraph 5).
In order to prevent pollution of the apartment the feeding birds and other animals is not allowed. (Rules and Regulations article 16, paragraph 1).
When pets venture outside of the apartments into the communal areas (building and garden), they have to be kept on a leash or in a cage. In these areas, aggressive or dangerous animals should be muzzled. It is not allowed to walk the animal in the garden or other communal areas. Any mess or damage in, or of, the building or garden has to be cleaned and / or repaired by the owner of the pet. Failing this, all costs for repair and / or cleaning are for account of the owner. (Rules and Regulations Article 19).
Pharmacies (Apotheken)
The nearest is:
Hofstad Apotheek
Korte Poten 7A
2511 EB Den Haag
tel 070 – 346 4748
open: MO to Fr 8h30-18, Sa 10-16 uur
Public transport (Openbaar Vervoer)
Our Hof ter Hage enjoys excellent connections by public transport to the two larger railway stations of The Hague (Centraal Station and Hollands Spoor HS), to Scheveningen, and to the suburbs in Delft, Wateringen, Nootdorp and Zoetermeer. Trams and buses run about every 10 minutes on working days; and every 15 minutes on Sundays and holidays. You can walk to the two larger railway stations in about 10 to 15 minutes.
These trams pass the Buitenhof area:
Tram 1: Kneuterdijk / Buitenhof stop: providing access to Hollands Spoor railway station, Haagse Hogeschool, Oud Rijswijk and Delft (Prinsenhof, and the Delft railway station) in one direction, and providing access to Peace Palace, World Forum and Scheveningen (Kurhaus, beach and night life) in the other direction.
Tram 15/16: Lange Vijverberg / Buitenhof stop: providing access to Hollands Spoor railway station, and further on to Wateringen, and providing access to Centraal Station railway station, Oud Rijswijk and Nootdorp in the other direction.
Tram 17: Noordwal or Gravenstraat / Buitenhof stop at the Bonneterie boutique: providing access to Gemeentemuseum, Museon, and Omniversum in the Statenkwartier area, and providing access via Kneuterdijk, first on to Centraal Station railway station and then on to Hollands Spoor HS railway station, continuing towards Rijswijk railway station and finally Wateringen.
Buses calling on the Hofweg stop near the Binnenhof and Buitenhof.
Bus 22: via City Hall on to Centraal Station railway station, continuing towards the Benoordenhout area with Bronovo hospital and finally on to Duinzigt; the other direction takes you to Madurodam, the Kurhaus and on to Noorderstrand beach.
Bus 24: provides access to City Hall, on to Centraal Station railway station, further on to the Bezuidenhout area, Mariahoeve railway station, and in the other direction to the Peace Palace, Haga hospital at the Sportlaan location and continues on to Kijkduin beach resort.
The tram tunnel provides access to the following trams and Randstadrail light rail at stops Spui and Grote Markt:
Tram 2: calls at Centraal Station railway station, Laan van Nieuw Oost-Indië railway station, Medisch Centrum Haaglanden hospital at the Antoniushoeve location in the north of Leidschendam; in the other direction runs along Oude Haagweg (Eik en Duinen cemetery and Parnassia hospital) and on to Houtwijk and Loosduinen areas.
Randstadrail 3: runs to Medisch Centrum Haaglanden hospital at the Westeinde location, on to Laan van Meerdervoort, and ends in the Loosduinen area; in the other direction towards Centraal Station railway station, Laan van Nieuw Oost-Indië railway station, to the Forepark commercial area, and Zoetermeer Centrum West stop.
Randstadrail 4: calls at Haga hospital at the Leyenburg location, on to the Uithof area, and in the other direction towards Centraal Station railway station, Laan van Nieuw Oost-Indië railway station, on to the Forepark commercial area, and finally Zoetermeer Javalaan stop.
Tram 6: calls at the Schilderswijk area, continuing on to the Transvaal area, Haga hospital at the Leyenburg location, and in the other direction at Centraal Station railway station, Mariahoeve railway station, on to Medisch Centrum Haaglanden hospital at the Antoniushoeve location in the north of Leidschendam.
Safety (Veiligheid)
All residents should be aware that they too are responsible for the safety in and around Hof ter Hage. In this view, please take care of the following (Rules and Regulations article 21):
when entering or leaving the building, please make sure that entrances and front doors are properly locked
when entering or leaving the building, please make sure that no strangers can enter the building
only open front doors and entrances to visitors you have been expecting
please notify the caretakers when you come across potential dangerous situations, damages or problems in and around our building
take good care of your front door keys and of your access cards. If lost please contact the caretaker immediately.
It is very unwise to open the outside doors in the evening or at night, if you’re not certain dealing with acquaintances. People that call on you at these hours probably have no place here.
Smoking (Roken)
It is not allowed to smoke in enclosed communal areas, such as stairwells, lifts and the car park. (Rules and Regulations article 17, paragraph 2). It is allowed to smoke in the inner garden, provided you bring your own ash tray.
Special Waste (Speciaal afval)
Large waste
For disposing of larger waste, please call the municipality at 070 - 366 0808. The waste will be collected free of charge, providing you put it in the street in the proper fashion between 7h and 7h45 am
From Monday to Saturday you can deposit large and construction waste to a waste station between 8h30 and 17h [see also waste disposal stations]
Glass bottles and jars
The nearest bottle bank for recycling your empty bottles (white and coloured) is located at Vleerstraat, which runs parallel to Torenstraat. You can reach this location by crossing Torenstraat at the junction with Kleine Nobelstraat. Continuing on Agnietenpad, you will reach Vleerstraat.
Recycling paper
Once every month paper is collected in the streets for recycling. Please look up the exact dates and locations on the waste calendar provided by the municipality. In Vleerstraat you will find a container for paper recycling.
Small chemical waste/waste disposal stations
Small chemical waste is collected in another way. For your info, batteries, car batteries, energy efficient lamps, tube lighting, pesticides, petrol and other fuels, oil and other lubricants, any substances related to painting, mercury thermometers and other hazardous substances are all considered small chemical waste.
You can return this sort of waste at the place where you bought it, or at one of three municipal waste disposal stations. In fact, here you can also bring all your other waste, be it paper, glass, electrical and mechanical equipment and building or construction waste. The nearest disposal station is located at Vissershavenstraat 2 in Scheveningen, and at Plutostraat 1 in the Binckhorst industrial area. Both stations are open on Mondays to Saturdays from 8h30 until 17h.
Expired or unused medications and hypodermic needles can be returned at your pharmacy.
Used batteries can also be returned to the hardware store Van den Toorn & Stolp, Prinsestraat and 107 AH
Old clothes and textiles
Old clothes that can still be used and make someone else happy you lose at
Second Best. Korte Molenstraat 7, 2513 BM Den Haag, tel 070 – 364 4044
Second Hand Rose, Mauritskade 69 A, 2514 HH Den Haag, tel 070 – 346 7144
Emmaus Welvaartsresten, Prinsegracht 36, 2512 GA Den Haag, tel 363 9273
Leger des Heils (Salvation Army) Kledinginzameling 0900 -99 000 99
(Household) Waste disposal (Huishoudelijk afval)
The communal waste containers are located in an enclosed area in our access court. Mondays and Thursdays the containers are emptied.
Please don't throw your bag or other waste simply in the first container. When the lid doesn't close any more, this leads to unhygienic situations like bad smell or pests. Usually there is a container that is not completely stuffed yet.
We kindly request residents that they compress large boxes, or tear them into pieces. Large boxes take up too much valuable space, and sometimes other residents are unable to dispose of their waste. It is not allowed to store waste of any kind on the balconies or in communal areas (Rules and Regulations article 22).
It is also not allowed to dispose of large waste, such as vacuum cleaners / Hoovers, or other equipment. (Rules and Regulations article 22).
In our own waste disposal area it is not possible to properly segregate waste. See above.
Website VVE text / sorted alphabetically by keyword [Murk Salverda, Stephen de Vries, translation Dirk Vancraeynest]