The 'Woningwaarderingsstelsel' (WWS) Explained
The term 'maximum rent' has a precise legal meaning in the Netherlands: the maximale huurprijs. This is the highest possible basic rent (kale huur) that a landlord is legally permitted to charge for a property in the regulated housing sector. This maximum is not an arbitrary figure; it is determined by the woningwaarderingsstelsel (WWS), commonly known as the 'points system'. This system is the bedrock of Dutch rent control. It is designed to create a direct and objective link between the quality of a rental property and its price. Landlords of regulated properties are legally bound by this system. Charging more than the maximale huurprijs is illegal.
How Points Are Calculated
The WWS awards points to a property based on a comprehensive evaluation of its objective characteristics. The main components that generate points are: 1. Size (Oppervlakte): The square meterage of all rooms in the dwelling. 2. WOZ-Value (WOZ-waarde): The official property value as determined by the municipality. This links the rent to the location's market value. 3. Energy Efficiency (Energielabel): A better energy label (e.g., A++) results in more points, incentivizing landlords to invest in insulation and sustainability. 4. Facilities: Points are awarded for the quality of the kitchen, bathroom, and private outdoor space (if any). Each year, the government publishes a table that directly translates the total number of points into a maximum legal rent price in euros. A tenant in the free sector does not have this protection.
How Tenants Can Use the System
This system is not just a bureaucratic tool; it is a powerful right for tenants. The Huurcommissie (Rent Tribunal) provides an online tool (the Huurprijscheck) where any tenant can fill in the details of their apartment and get an estimate of its point total and corresponding maximum legal rent. If you are in the regulated sector and find you are paying more than the legal maximum, you can start a procedure at the Huurcommissie to have your rent officially assessed and lowered. Even if you are in the free sector, you can use this tool within the first six months of your tenancy to check if your initial rent is justifiable. If the points system shows your property should have been in the regulated sector, the Huurcommissie can lower your rent and change your contract status.
