What is a fair rent and how do I calculate it?

Last updated: March 2026. Legal information is subject to change – always check the current legislation at wetten.nl.

What does the law say?

A fair rent is enshrined in law through the points system. This system calculates the maximum a property may cost based on its quality. Are you paying more than the maximum? Then you are paying too much.

The points system – officially known as the Housing Valuation System (WWS) – is set out in the Residential Rent Decree (check this decree on wetten.nl for the most up-to-date version). This decree determines how many points a property receives based on factors such as floor area, energy performance, amenities, WOZ value and location. The total number of points determines the maximum rent.

The Residential Rent Act provides the legal basis for setting maximum rents (check this Act on wetten.nl for the most up-to-date version). It stipulates that the government may set maximum rents for properties in the regulated sector and that tenants have the right to have that rent reviewed.

Article 7:247 of the Dutch Civil Code stipulates that rent control applies to properties in the regulated sector (check this article on wetten.nl for the most up-to-date version). Whether a property is regulated depends on the points score and the corresponding maximum rent in relation to the liberalisation threshold.

Section 7:249 of the Dutch Civil Code gives tenants the right to have the initial rent assessed by the Rent Assessment Committee (check this section on wetten.nl for the most up-to-date version). You can do this within six months of the tenancy agreement coming into effect. Are you paying more than the maximum rent based on the points? If so, the Rent Assessment Committee will reduce the rent to the statutory maximum.

The Affordable Rent Act (which came into force on 1 July 2024) has extended the points system to the mid-market sector. Some of the properties that were previously classified as private sector are now also subject to a statutory maximum rent. You can find the current limits and points tables at huurcommissie.nl.

When does this apply to you?

Social housing – maximum rent via points system

Do you rent a property whose points score falls below the liberalisation threshold? If so, the maximum rent is legally capped. The landlord may never charge more than the points system allows. Are you paying more? Then you are paying too much and are entitled to a reduction.

Mid-range rent – new since the Affordable Rent Act

Under the Affordable Rent Act (2024), a larger proportion of the housing market is now subject to a maximum rent. Properties in the mid-market segment – which were previously in the private sector – are now also covered by the expanded points system. Check on huurcommissie.nl whether your property falls under this.

Private sector – no statutory cap, but market forces

Are you renting in the private sector and does your property not fall under the Affordable Rent Act? Then there is no statutory maximum rent. The market determines the price. But even then, you can check how many points the property has – if the landlord is asking too much for the quality, this may be grounds for a review.

What factors determine the points score?

The points system looks at:

Floor area: the total floor area of the property.
Energy performance: the energy label – the better the label, the more points.
Facilities: kitchen, bathroom, toilet, outdoor space.
Valuation: the official value of the property for tax purposes.
Location: in some cases, location factors are taken into account.

Each factor yields a certain number of points. The total determines the maximum rent. The points table is updated annually – always check the current version at huurcommissie.nl.

Initial rent review: within 6 months

Do you think you’ve been paying too much from the start? You can have the initial rent assessed by the Rent Assessment Committee. This can only be done within six months of the tenancy agreement coming into effect. If you wait longer, this right will lapse. Act quickly if you’re unsure.

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

Calculate the points score for your property. Go to huurcommissie.nl and use the online points calculator. You will need the following details: floor area, energy label, facilities and the WOZ value. Make a note of the result.
Compare the maximum rent with what you are paying. What is the maximum rent based on the points? Are you paying more? If so, you may be paying too much and are entitled to a reduction.
Check whether the Affordable Rent Act applies to you. Is your home in the mid-market segment? If so, maximum rents apply even if the property was previously classified as private sector. Check this via huurcommissie.nl.
Request an initial rent review if you have just moved in. Did you move in less than six months ago and are you paying too much? Submit a request to the Rent Assessment Committee. This right expires after six months.
Apply for a rent reduction with the Rent Assessment Committee. Have you been a tenant for some time and only now realised you are paying too much? In some cases, you can still apply for a reduction. Check on huurcommissie.nl which procedure applies to your situation.
Seek legal advice if you are unsure or facing complex situations. Is your situation unclear – for example, mixed rent rates, service charges, or a property on the borderline between the social and private sectors? A lawyer on Claim.Cafe can quickly determine what rights you have.

Common mistakes

Mistake 1: Applying for an initial rent review too late. You only have six months from the start date of the contract to have the rent reviewed. Many tenants wait too long. Not sure? Apply straight away – the costs are low and you’ll get them back if you’re right.

Mistake 2: Assuming the private sector is always unrestricted. Under the Affordable Rent Act (2024), part of the former private sector is now also subject to maximum rent limits. Don’t automatically assume ‘private sector, so no maximum’. Always check the points score.

Mistake 3: Including service charges as part of the rent. The maximum rent under the points system applies to the basic rent – excluding service charges. Does the landlord charge service charges? These are assessed separately. Do not add them together when comparing points.

Mistake 4: Forgetting that the points score can change. Has the landlord improved the property or has the energy rating changed? If so, the points score – and therefore the maximum rent – may have changed. Also check whether the rent is still correct upon renewal or after renovations.

Mistake 5: Relying solely on the WOZ value. The WOZ value is one factor in the points system, not the only one. Some tenants think that a high WOZ value automatically justifies a higher maximum rent. But floor area, energy performance and amenities also carry significant weight.

Frequently asked questions

How do I calculate the maximum rent for my property?

Go to huurcommissie.nl and use the points system. Enter the floor area, energy label, amenities and WOZ value. The system calculates the points total and the corresponding maximum rent. Are you paying more? Then you may be paying too much.

What can I do if I’m paying too much rent?

Have you been a tenant for less than six months? Then apply for an initial rent review with the Rent Assessment Committee via huurcommissie.nl. Have you been a tenant for longer? Check via huurcommissie.nl which reduction or review procedure applies to your situation. In both cases, the costs are low.

Does the points system also apply to private sector properties?

Since the Affordable Rent Act (2024), the extended points system also applies to part of the former private sector – the so-called mid-market segment. You can check whether your property falls under this category via huurcommissie.nl. For the true private sector above the new threshold, there is no statutory maximum rent.

How long do I have to have the rent assessed?

You have six months from the start of the tenancy agreement to request an initial rent review. After this period, this right expires. In some cases, other procedures may apply – check huurcommissie.nl for your specific situation.

Are service charges included in the calculation of the maximum rent?

No. The maximum rent under the points system applies to the basic rent, excluding service charges. Service charges are assessed separately by the Rent Assessment Committee for reasonableness. Always compare the basic rent with the points system – not the total monthly cost.

Relevant legal provisions

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

Section 7:247 of the Dutch Civil Code – applicability of rent protection to the regulated sector
Article 7:249 of the Dutch Civil Code – right to an initial rent review within six months
Residential Rent Act – legal basis for maximum rents
Residential Rent Decree – implementation of the points system and points tables
Affordable Rent Act (2024) – extension of the points system to the mid-market