Rent Pricing, Increases, and the Points System

Introduction

Rent in the Netherlands is governed by a mix of nationwide rules and local enforcement. This chapter explains how initial rents are set, how annual rent increases are capped, and how to use the woningwaarderingsstelsel (WWS)—the Dutch points system—to check whether your price is lawful. We cover the three legal segments (low/social, mid-rent, and high/free), the 2025 maximum increases, how to calculate a reasonable rent from points, and when and how to challenge an unfair rent with the Huurcommissie (Rent Tribunal). We also explain service costs, all-in rents, furnished surcharges, and common pitfalls for both Dutch tenants and expats.

If you misunderstand these rules, you risk overpaying for years, missing deadlines to challenge a price, or agreeing to unlawful service-costs or increases. This chapter is designed as a standalone reference you can use during viewings, before you sign, and when an increase letter lands in your mailbox.

Legal Tip: Dutch rent law is public-interest regulation. Much of it is mandatory—you cannot “sign away” your rights in the contract. If a clause contradicts the law, the law wins.

How the Dutch rental system is structured (2025)

The three legal segments

Since 1 July 2024, the Affordable Rent Act (Wet betaalbare huur) divides contracts into three segments. Which segment applies depends on:

1. the date the contract was signed, and 2) the starting rent compared to the WWS points the dwelling earns. For contracts after 1 July 2024, ≤ 144 points is “low”, 144–186 points is “mid”, and > 186 points is “high” (free). Municipalities can enforce the rules and fine landlords who overprice regulated dwellings, with nationwide enforcement from 1 January 2025 after a transition period.

The points system (WWS) in one paragraph

The WWS assigns points for size, amenities, kitchen/bathroom quality, outdoor space, energy performance, location extras, and WOZ (official property valuation). Each year, the government publishes a euro value per point and thus a maximum base rent (kale huur) for regulated homes. From 2020s reforms, WOZ points are capped at 33% of the total to prevent “WOZ-only” inflation.

2025 ceilings and thresholds at a glance

• A home that scores 186 points sits at the top of the regulated range. In 2025, 186 points = €1,184.82 maximum base rent per month (service costs excluded). Below that, the WWS euro-table applies point-by-point; social/low rent cut-off is €900.07 in 2025.
• Contracts after 1 July 2024 with 144–186 points fall in mid-rent and must stick to the WWS maximum for their points total.
• Contracts before 1 July 2024 may still be in the free sector if the initial rent was above the historic liberalisation limit, but tenants can sometimes request re-segmentation based on points (see Huurcommissie policy under the Affordable Rent Act).

Pro Tip: Don’t guess your points. Use the Huurcommissie Huurprijscheck (rent check) to calculate points and the lawful maximum for your address; it incorporates the latest tables. Bring the result to viewings and negotiations.

The WWS points system in depth

What earns points?

• Usable floor area (m²) and number/size of rooms.
• Kitchen and bathroom quality (e.g., modern sink, extractor, oven, quality shower).
• Energy performance (label A++++ to G, or energy index); better labels add significant points, worse labels subtract.
• Private outdoor space (balcony, garden, roof terrace).
• Building/complex amenities (e.g., elevator).
• WOZ value, up to the 33% cap of total points.

Legal Tip: Because WOZ points can’t exceed 33%, a high WOZ in a modest or poorly insulated flat won’t alone push you into mid/high rent. Always compute all components, not just the WOZ.

Step-by-step: calculate your lawful maximum (2025)

1. Measure and list features: floor area, energy label, kitchen/bath amenities, any private outdoor space, and building features like a lift.
2. Compute WWS points using the Huurprijscheck; ensure the WOZ contribution doesn’t exceed 33%.
3. Read the 2025 WWS euro table to map your points to the maximum base rent (kale huur). Example values below (2025).
4. Compare your agreed rent (kale huur) with the maximum; if your rent is higher and you are in the regulated or mid segment, you can challenge it.

Example (illustrative)

• 65 m² apartment, energy label B, modern kitchen and bathroom, small balcony, lift, WOZ points within the 33% cap. Suppose the Huurprijscheck totals 150 points. In 2025, 150 points ≈ €946.36 maximum base rent. If your contract shows €1,050 base rent in a mid-rent dwelling (contract signed after 1 July 2024), this is unlawful and can be reduced to the WWS maximum retroactively from the start date if challenged in time.

2025 WWS snapshot (selected points → maximum base rent)

Points (2025)	Max Base Rent (€ / month)
120	~€784.64
140	~€905.18
150	~€946.36
186	€1,184.82

Source: Huurcommissie policy appendix for 2025 WWS maximum rents.

Scam Alert: If a landlord says “the points don’t apply in Amsterdam/Rotterdam,” that’s wrong. The WWS is national law. Municipalities like Amsterdam may add extra mid-rent designations or enforcement rules, but they don’t abolish the WWS; in fact, they help enforce it.

Segments, contracts, and who enforces what

After 1 July 2024 (new contracts)

• Low (social) segment: typically ≤ 144 points; rent must be at or below the WWS maximum for that point total.
• Mid segment: 144–186 points; rent must match the WWS maximum for the points.
• High/free segment: > 186 points; WWS does not cap the initial rent, but annual increases are still legally capped (see below).

Before 1 July 2024 (older contracts)

• If your initial rent was above the then-applicable liberalisation threshold, your tenancy likely sits in the free sector regime. But the Affordable Rent Act introduced routes to reclassify some dwellings based on actual points; consult the Huurcommissie policy for details.

Municipal enforcement powers

• Municipalities can inspect and fine for overpricing regulated and mid-rent homes. Nationwide enforcement applies from 1 January 2025 after a transition period. If a landlord refuses to comply, the municipality can escalate.

Annual rent increases (2025 rules)

Maximum increases by segment (2025)

Segment (2025)	When	Legal cap	Notes
Low / Social	from 1 July 2025	5.0% (or €25 if the base rent is < €350)	Extra income-dependent increases possible: +€50 or +€100 per month for higher incomes; strict conditions apply.
Mid-rent	from 1 Jan 2025	7.7%	Applies to contracts in the mid segment (usually 144–186 points, signed after 1 July 2024).
High / Free sector	from 1 Jan 2025	4.1%	Statutory cap until 1 May 2029; index tied to inflation or CAO wage growth, with an additional +1% on the lower of the two, producing 4.1% for 2025.

Legal Tip: A rent increase cannot exceed the statutory cap even if your contract says otherwise. If your contract specifies a lower increase, the lower one applies.

Income-dependent increases in the social segment (2025)

For self-contained social dwellings, landlords may add a fixed amount instead of a percentage if household income is above thresholds (based on 2023 income data from the Belastingdienst). For 2025 these thresholds are:

• Single household: €57,143–€67,366 → +€50; above €67,366 → +€100
• Multi-person household: €66,126–€89,821 → +€50; above €89,821 → +€100

If you disagree, you can object—especially if your income has dropped in 2024 below the threshold.

Process, timing, and your options

• One increase per 12 months is the norm. In the social/low segment, a landlord must send a written proposal and comply with formal requirements set out by the Huurcommissie’s policy (the policy explains form and timing). If you object in time, the landlord must ask the Huurcommissie to assess it. If you didn’t object but later receive a registered reminder (rappel), you can file with the Huurcommissie within four months after the proposed effective date.
• In mid and high/free segments, increases usually follow a contract clause (huurverhogingsbeding), but they still must stay under the statutory cap. If the clause or the applied percentage exceeds the cap, you can ask the Huurcommissie to assess the clause-based increase as well.

Pro Tip: Keep the envelope and note the date you received the letter. Timelines (for objection or tribunal filing) run from the proposed effective date and, in some paths, from the registered reminder.

Initial rent: how (and when) to challenge

The six-month rule (crucial deadline)

Any tenant can ask the Huurcommissie to assess the starting rent within six months from the start of the contract. If the lawful WWS maximum is lower, the tribunal reduces the rent retroactively to the start date. Special rules applied to older temporary contracts, but for current tenancies the general six-month rule dominates—don’t miss it.

Mid-rent and new contracts

If you signed after 1 July 2024 and your home’s points put it in mid-rent (144–186 points), the WWS maximum is binding. If your agreed rent is above the WWS maximum, file within six months to bring it down. Municipalities also enforce, but the most direct path for tenants is the Huurprijscheck + Huurcommissie.

Step-by-step: challenging the initial rent

1. Run the Huurprijscheck and save the PDF with your points and maximum.
2. Write to the landlord asking to adjust to the lawful maximum; include your calculation.
3. If no agreement, file online via MijnHuurcommissie (procedure “Toetsing aanvangshuurprijs”). Do this within six months of the start date.
4. Attend the hearing if scheduled; bring photos, floor plan, energy-label evidence, and WOZ notice.
5. If you win, the new rent applies retroactively; you can reclaim overpaid amounts directly from the landlord (the Huurcommissie does not collect refunds for you).

Scam Alert: A landlord who says “you can’t go to the Huurcommissie because this is the free sector” may be wrong. What matters is the points and the contract date. Challenge it in time.

Service costs, all-in rents, and furnished surcharges

Service costs (servicekosten)

Service costs are separate from kale huur. They cover shared cleaning, lighting, caretaker, and actual energy/water where billed through the landlord. Landlords must provide a yearly statement and settle actuals vs advances. The Huurcommissie has detailed policy on what can be charged and how it is assessed for reasonableness. From 1 January 2026, the government will tighten the rules with a clearer list and stricter test, in response to many disputes.

Typical ranges (illustrative):

• Shared stairwell/cleaning/caretaker: €10–€60 p/m depending on building.
• Heating (block systems) and water: widely variable—check the annual settlement.
• Not allowed as service costs: landlord’s property tax, insurance on the building, routine landlord maintenance.

Legal Tip: Always ask for the previous year’s service-cost statement when viewing a property. If the landlord cannot produce it for a multi-unit building, that’s a red flag.

All-in rent (one lump sum)

“All-in” prices (one figure for rent plus service/furnishing) are problematic. The Huurcommissie can split an all-in price and apply a sanction: typically 20% reduction plus a standard split of 55% as the base rent and 25% as advance service costs, with further alignment to WWS if needed. Avoid all-in unless a precise breakdown is provided.

Furnished/“gestoffeerd” surcharges

Surcharges for furniture and soft-furnishings are treated as service costs for movable goods. In practice, reasonableness is assessed against depreciation of the inventory; a common benchmark used in guidance is up to ~20% of the original value per year over its useful life (i.e., monthly equivalent), not a random markup. Ask for an inventory list with purchase prices and dates.

Pro Tip: In the Netherlands, “unfurnished (kaal)” often means no flooring and sometimes no light fixtures. Budget for laminate, underlay, and lamps—or negotiate a rent offset if you invest in these items.

Legal requirements and obligations (2025)

What your landlord must do

Obligation	What it means	Where it’s set
Respect WWS maximums (regulated & mid contracts)	Base rent cannot exceed the 2025 WWS table for the dwelling’s point total (with WOZ ≤ 33% of points).	WWS policy & 2025 tables; WOZ cap rule.
Correct procedure for increases	Social: formal written proposal; objection path; one increase per 12 months; rappel + 4-month Huurcommissie window if unpaid. Mid/high: increase must follow contract clause but stay under statutory cap.	Huurcommissie policy; Rijksoverheid overview; Huurcommissie pages.
Obey annual caps	2025 caps: Social 5% (or €25); Mid 7.7%; High 4.1%. Income-dependent €50/€100 for some social tenants.	Government news & pages; Huurcommissie.
Provide service-cost statements	Annual settlement; only eligible costs may be billed; disputes can go to the Huurcommissie.	Huurcommissie service-cost guidance; Rijksoverheid update on tightening rules.
Allow initial-rent review	Tenants may request within 6 months of the start date (with special paths for older temporary contracts).	Huurcommissie pages.
Avoid all-in pricing	If used, the Huurcommissie can split and reduce it.	Huurcommissie all-in splitting.

What you must do as a tenant

• Pay on time and keep proof.
• Object in writing to an unlawful increase before the effective date; otherwise follow the rappel/4-month route.
• File within six months for initial rent disputes.
• Register in the BRP (municipal address registration) after moving—this affects taxes/utilities and avoids fines; it also aligns your household composition for income-dependent matters.
• Keep evidence: energy label, WOZ notices, floor plans, photos of amenities—these drive your WWS points.

Worked examples (2025)

Example A — Is my mid-rent apartment overpriced?

• Contract signed: October 2024.
• Huurprijscheck: 160 points (e.g., 60 m², label A, balcony, good kitchen/bath, lift, WOZ limited by 33% rule).
• 2025 WWS table: 160 points ≈ €1,007 (illustrative mid-range from table).
• Contracted base rent: €1,095.

Outcome: Over the lawful WWS maximum. Write to the landlord with your calculation, and if no agreement, file with Huurcommissie within six months of the start date to reduce the rent retroactively.

Example B — Annual increase in the free sector

• Contract signed: 2019; clearly free sector.
• Claused index: “CPI + 1%”.
• 2025 legal cap for free sector: 4.1%. Even if CPI+1 would yield more, the cap prevails. If the landlord applies 5.2%, object in writing; if not resolved, you can bring a clause-based increase to the Huurcommissie for assessment.

Example C — Income-dependent increase (social)

• Base rent: €520.
• Household: two adults with 2023 income of €92,000.
• 2025 rule: Multi-person household above €89,821 → +€100 allowed instead of the standard 5% increase. If your combined income in 2024 fell below the threshold (e.g., due to job change), object and provide evidence; there’s a pathway to correct category errors or recent income drops.

City & regional notes

• Amsterdam and some other municipalities actively enforce mid-rent designations and can tighten local conditions (e.g., in housing permits or land-lease agreements). This does not replace national law but can add enforcement teeth. Check your local gemeente’s housing pages.
• In many Dutch cities, “unfurnished” truly means bare—expect to buy flooring and lights. Conversely, expat-focused rentals may list “fully furnished” with a furniture surcharge—ask for a costed inventory and depreciation explanation.

Disputes & procedures: your playbook

A. Annual increase (social/low segment)

If you disagree with a proposed increase:

1. Before the effective date: send a written objection to the landlord (use model letters).
2. If the landlord persists, they must submit the case to the Huurcommissie.
3. If you did not object and don’t pay the higher rent, the landlord must send a registered reminder; then you can file with the Huurcommissie within four months after the increase date.

Fees & outcomes: If you lose, you may pay a modest procedure fee (typically €25 on the tenant side); if you win, the rent is corrected and the decision is binding.

B. Clause-based increase (mid/high)

• Check the contract clause and verify the applied percentage is ≤ legal cap for 2025 (7.7% mid; 4.1% high/free). If not, ask the Huurcommissie to assess.

C. Initial rent (all segments)

• Six months to file from the start date. For mid-rent and regulated homes, overpricing is corrected retroactively. Use the Huurprijscheck to support your case.

D. Service costs

• If the annual statement is missing or excessive, request a correction; failing that, the Huurcommissie can assess eligible items and reasonableness. Future rules (from 2026) further clarify eligible cost lists.

Pro Tip: Keep a file: rent letters, reminders, service-cost statements, energy-label PDFs, WOZ letters, Huurprijscheck printouts. Tenancy law rewards paper trails.

Comparison tables & checklists

A. 2025 segment comparison

Feature	Low (Social)	Mid	High/Free
Typical points (new contracts)	≤ 144	144–186	> 186
Initial rent cap	WWS maximum	WWS maximum	No WWS cap for initial rent
Annual cap (2025)	5.0% (or €25 if < €350); possible +€50/€100 income-dependent	7.7%	4.1%
Tribunal path	Huurcommissie for initial and annual increases	Huurcommissie for clause-based increases & initial rent	Huurcommissie for clause-based increases
Municipal enforcement	Yes (fines for overpricing)	Yes	Limited

Legal bases & sources: national act/policy, government news (caps), municipal enforcement guidance.

B. Responsibilities checklist

Task	Tenant	Landlord
Provide lawful rent split (no all-in)		✔
Provide annual service-cost statement		✔
Object to unlawful increase in time	✔
Propose social-sector increase properly		✔
Respect WWS max where applicable	✔ (verify)	✔ (set & adjust)
Keep evidence (label, WOZ, amenities)	✔

See Huurcommissie guidance on service costs and increase procedures; municipality may enforce in regulated segments.

C. Quick WWS rent comparison (2025)

Points band	Typical dwelling	Max base rent (approx.)
130–139	Small 1-bed, label C–D	~€840–€875
140–149	1–2-bed, label B–C	~€905–€946
150–159	2-bed, label B, small balcony	~€946–€1,007
170–186	Larger 2–3-bed, label A–A+	~€1,112–€1,184.82

Use your exact points for precision.

Common mistakes (and how to avoid them)

1. Missing the six-month window for initial rent challenges. Put the deadline in your calendar the day you move in.
2. Confusing “furnished” with “anything goes.” A furniture surcharge must reflect depreciation of real inventory, not a flat €250/month without a list.
3. Accepting an “all-in” price. You risk overpaying and losing transparency; the tribunal can split it and cut the total.
4. Thinking mid-rent is optional. For new contracts, mid-rent compliance is mandatory if the points put you there; municipalities can enforce and fine.
5. Assuming free-sector equals unlimited increases. Annual increases are capped nationwide through 2029.
6. Ignoring the WOZ cap. If WOZ exceeds 33% of your points, the excess doesn’t count; recalculate before agreeing to a price.
7. Not scrutinising service costs. Ask for prior annual statements; dispute non-eligible items. New rules will further narrow what can be charged.

How to use the Huurcommissie effectively

A. Annual increases (social)

• Object directly to the landlord by the date before the increase takes effect. If rejected, the landlord must file the case. If you didn’t object, wait for the registered reminder and then file within four months. Keep copies.

B. Clause-based increases (mid/high)

• File if the applied percentage exceeds the statutory cap or deviates from the clause mechanics. The Huurcommissie can assess and correct it.

C. Initial rent (all segments)

• Within six months: file “Toetsing aanvangshuurprijs.” If reduced, the rent is adjusted retroactively to day one; you claim the difference from the landlord.

Legal Tip: The tribunal’s decision is binding. If refunds aren’t paid after a favourable decision, contact Het Juridisch Loket or legal counsel to enforce.

Special topics & nuances

WOZ changes and mid-rent preservation

The government has signalled policy to preserve mid-rent supply, including special rules about how WOZ interacts with point scores. The current rule that WOZ ≤ 33% of points continues to protect tenants from valuation-only inflation; always recalculate your points when you receive a new WOZ notice.

Rooms (onzelfstandige woonruimte), mobile homes, and pitches

For rooms, mobile homes, and pitches, 2025 increases are also generally capped at 5%; income-dependent increases don’t apply there, and landlords cannot request your income from the Belastingdienst for such units.

Housing benefit (huurtoeslag) interaction

Your rekenhuur (base rent plus some eligible service costs) and income determine eligibility for huurtoeslag. This doesn’t set your rent, but it can offset costs if you meet the thresholds. Check the official portal for eligibility and 2025 limits.

Process guides (print-and-use)

How to dispute a social rent increase (standard path)

1. Read the letter: note the effective date and the percentage/amount.
2. Check the cap for the year (2025 → 5% or €25; check income-dependent add-ons).
3. Object in writing before the effective date. Attach reasons (e.g., “above cap,” “wrong calculation,” “WOZ points overstated,” “service-cost errors”).
4. If the landlord rejects, wait for their Huurcommissie filing; respond with your evidence.
5. If you didn’t object but refused to pay, watch for the registered reminder; then file within four months yourself.

How to challenge the initial rent

1. Within six months of move-in, run the Huurprijscheck and save it.
2. Ask the landlord to adjust; if not, file online (“Toetsing aanvangshuurprijs”) with the Huurcommissie.
3. Prepare a dossier: floor plan, photos, energy label, WOZ letter; measure rooms carefully.
4. Attend the hearing; after a decision, reclaim any overpayment from the landlord directly (the tribunal does not process refunds).

Practical pricing details (what’s “normal” to see)

• Base rent (kale huur): the number used for WWS comparison and annual caps.
• Service costs: advances for shared services; must be settled annually against invoices. For furnished flats, a separate line should reflect depreciation-based furniture costs.
• Energy: either your own contracts with suppliers or advances via the landlord (check meter type and settlement).
• All-in: avoid; insist on split lines. If you already pay all-in, consider a split request—it can substantially reduce your monthly outlay.

Differences between housing types (regulated vs mid vs free)

Topic	Regulated (low)	Mid-rent	Free (high)
Lawful initial price	WWS maximum	WWS maximum	Market-based
Annual increase	Government cap (5%/€25 + possible €50/€100)	Government cap (7.7%)	Government cap (4.1%)
Tribunal access	Initial + annual	Initial + clause-based	Clause-based
Municipal role	Active enforcement (fines)	Active enforcement	Limited
Typical contracts	Corporations/private	Private	Private/investors

Caps and enforcement per 2025 government publications and Huurcommissie.

Frequently asked “Is this allowed?”

• “My landlord raised free-sector rent by 6% in 2025.” Not allowed; cap is 4.1%. Object and, if needed, file.
• “I have an all-in rent.” The Huurcommissie can split and reduce it; expect a 20% sanction and a 55/25 split baseline.
• “We’re furnished—can the landlord add €300?” Only if tied to a real, depreciated inventory with evidence. Ask for a list and receipts.
• “Landlord refuses to show last year’s service-cost statement.” That’s not acceptable; you can request assessment by the Huurcommissie.
• “Is mid-rent binding?” Yes, for new contracts if the points fall in 144–186; municipalities can enforce.

Key sources you can trust

• Huurprijscheck (Huurcommissie): official calculator for points & maximums.
• 2025 WWS tables (Huurcommissie policy annex): euro per point and thresholds (e.g., 186 points = €1,184.82; social cap €900.07).
• Government caps for 2025: social 5%, mid 7.7%, free 4.1% (and rules on CPI/CAO method).
• Income-dependent increases (2025): amounts and thresholds.
• All-in splitting rules and sanction.
• WOZ 33% cap in WWS.
• Affordable Rent Act municipality enforcement & segment definitions.

Key Takeaways

• Always compute your points with the Huurprijscheck before accepting or challenging a rent; in 2025, 186 points = €1,184.82 maximum base rent.
• Know your segment: low/social and mid-rent dwellings must follow the WWS maximum; free-sector initial rents are market-based but annual increases are capped (2025: 4.1%).
• Watch the deadlines: 6 months to challenge initial rent; for annual increases in social housing, object before the effective date or use the rappel + 4-month route via the Huurcommissie.
• Don’t accept all-in rents without a split—tribunal splitting can reduce what you pay and expose overcharges.
• Service costs need proof and annual settlement; from 2026, clearer national rules will tighten what’s chargeable.
• Municipalities can enforce overpricing in regulated and mid-rent sectors; this is active since 2025. When in doubt, check your gemeente’s guidance.

This chapter is part of Luntero’s Dutch Tenant Rights Handbook. It reflects 2025 rules from official Dutch sources and the Huurcommissie. For edge cases or litigation strategy, consult a tenancy lawyer or a local huurteam.