How do I object to an unjust rent increase?

What does the law say?

You do not have to accept a rent increase without question. The law gives you the right to object – both to your landlord and to the Rent Assessment Committee.

Section 7:252 of the Dutch Civil Code sets out the procedure a landlord must follow to change the rent (check this section on wetten.nl for the most up-to-date version). The proposal must be in writing, sent at least three months before the effective date, and must not exceed the statutory maximum percentage. Does the proposal not meet these requirements? Then the rent increase is not valid – regardless of the amount requested.

Article 7:253 of the Dutch Civil Code governs appeals to the Rent Tribunal (check this article on wetten.nl for the most up-to-date version). If you disagree with the rent increase and cannot reach an agreement with the landlord, you can ask the Rent Assessment Committee to review the increase. The Rent Assessment Committee will then issue a ruling. That ruling is binding on both parties.

When do you have a valid reason for an objection?

The procedure was not followed correctly

You can object if the landlord has not followed the formal rules:

The proposal was not in writing
The proposal was sent too late – less than three months before the effective date
Less than a year has passed between the previous rent increase and the new one
The proposal does not state a reason or include a calculation

The percentage is too high

The government sets a maximum percentage each year. Is your landlord asking for more than that maximum? Then the portion above the maximum is not valid. You can find the current maximum percentages at huurcommissie.nl.

You have a temporary tenancy agreement

With a temporary tenancy agreement, the rent may not, in principle, be increased during the term – unless the agreement expressly permits it. Have you received a proposal anyway? Then you do not have to accept it.

Please note: continue to pay during the appeal

Are you lodging an objection? Then simply continue to pay the old rent. Only pay the requested higher amount once the Rent Assessment Committee or a court has ruled that the increase is justified. Never stop paying altogether – that gives the landlord grounds to claim rent arrears.

Step-by-step guide – what can you do now?

Check the proposal for errors. Look at the date of the proposal, the effective date and the requested percentage. Compare the percentage with the statutory maximum on huurcommissie.nl. Make a note of any points that are incorrect.
Send a written objection to your landlord. Send an email or a registered letter. State specifically why you do not accept the increase – percentage too high, proposal too late, lack of justification, etc. Always keep a copy.
Wait for your landlord’s response. Has your landlord agreed? Then ask them to confirm in writing that the increase will not go ahead. Do not rely on a verbal agreement.
Submit a petition to the Rent Assessment Committee if you cannot reach an agreement. Go to huurcommissie.nl and submit your request. Pay attention to the deadlines – there are time limits for submission. Do not wait too long.
Continue to pay the old rent. While the proceedings are ongoing, pay the amount you paid before the proposal. No more, no less.
Prepare for the hearing. The Rent Assessment Panel may schedule a hearing. Gather your evidence: the landlord’s proposal, your letters of objection, proof of payment, and the tenancy agreement.
Comply with the ruling or appeal. Is the Rent Tribunal’s ruling binding? Then you must comply with it. Do you disagree? Then you can have the ruling reviewed by the magistrates’ court.

Common mistakes

Mistake 1: Raising an objection verbally. A conversation with your landlord does not constitute an official objection. Only a written response – email or letter – counts as an objection. Verbal agreements are difficult to prove later on.

Mistake 2: Submitting your objection to the Rent Assessment Committee too late. There are time limits. If you wait too long, your right to object to the Rent Assessment Committee may lapse. Act quickly as soon as you receive the proposal.

Mistake 3: Paying the higher rent without objection. If you pay the higher amount for months without protesting, the landlord may later claim that you have tacitly agreed. Always lodge an objection in good time – even if you are still unsure.

Mistake 4: Stopping rent payments entirely. Never stop paying rent entirely when you are lodging an objection. Continue paying the old rent. This way, you won’t build up rent arrears and you won’t give the landlord any extra grounds to take you to court.

Mistake 5: Not checking whether the landlord has followed the procedure correctly. Many tenants only look at the percentage. But sometimes the procedure itself is flawed – the proposal was sent too late, not in writing, or a reason is missing. These are independent grounds for objection, separate from the requested percentage.

Frequently asked questions

How long do I have to object to a rent increase?

There are deadlines for submitting a petition to the Rent Assessment Panel. These deadlines depend on the situation. Visit huurcommissie.nl for the current deadlines. In any case, do not wait longer than necessary.

Does it cost money to lodge an objection with the Rent Assessment Committee?

Yes, but it is a small fee. The Rent Assessment Committee charges an administrative fee. If the Rent Assessment Committee rules in your favour, the landlord will reimburse those costs. Check the current rates at huurcommissie.nl.

Is the Rent Assessment Committee’s decision binding?

Yes, in principle it is. Both parties are bound by the decision, unless one of them goes to the magistrates’ court within eight weeks to have the decision reviewed. In practice, most decisions are simply carried out.

Can I refuse to pay the higher rent whilst my objection is pending?

You may refuse to pay the increase – but do not stop paying altogether. Simply continue to pay the rent you were paying before the proposal. Only pay the difference once the Rent Tribunal or a judge has ruled that the increase is justified.

What if the landlord threatens eviction because I am not paying the rent increase?

That threat is unfounded as long as you continue to pay the original rent in full. A landlord cannot evict you simply because you are not paying a disputed increase. Document everything in writing and consult a solicitor if the pressure mounts.

Relevant legal provisions

Consult the following articles via wetten.nl for the exact and current text:

Section 7:252 of the Dutch Civil Code – procedure for proposing a rent increase
Section 7:253 of the Dutch Civil Code – objection to a rent increase before the Rent Tribunal
Section 7:254 of the Dutch Civil Code – rent adjustment for deregulated rental properties
Residential Rent Act – maximum rents and points system
See also Book 7 of the Dutch Civil Code, section on residential tenancy law, for other provisions regarding rent