Many tenants in the Netherlands, especially people who just moved here, sign a contract without knowing that a large part of the rental market has a legal maximum rent. Since the Affordable Rent Act (Wet betaalbare huur) took effect on 1 July 2024, that maximum also applies to many mid-priced homes.
Step 1: Find your base rent (kale huur)
The legal maximum applies to the base rent, not the total you pay. Look in your contract for "kale huur" or "basishuur". Service costs (servicekosten) such as cleaning of shared areas, internet or furniture are separate and are checked differently.
Step 2: Collect four facts about your home
- Living area in m². Often in the contract, otherwise measure the rooms.
- Energy label. Look it up for free at ep-online.nl.
- WOZ value. Look it up for free at wozwaardeloket.nl.
- Facilities: is the kitchen and bathroom private or shared, and is there a balcony or garden?
Step 3: Estimate your WWS points
The WWS (woningwaarderingstelsel) turns these facts into points. Homes with up to 186 points have a maximum rent. In 2026, 186 points corresponds to a maximum base rent of about €1,228 per month. Homes with 187 points or more are in the free sector.
Our free rent calculator does this estimate for you in about a minute.
Step 4: Compare and act
If your base rent is above the maximum for your points, you may be overpaying. You can ask your landlord to lower the rent, and if they refuse, ask the Huurcommissie for a binding decision. Watch the deadline: for the starting rent this is usually 6 months after your contract starts (or 6 months after a temporary contract ends).
Common situations where tenants overpay
- A small studio or one-bedroom apartment rented for €1,300 or more.
- A home with a poor energy label (E, F or G).
- A room in a shared house where the price is set "per person" without looking at the point count.