How much can the rent increase be in 2026?

What does the law say?

Each year, the government sets a maximum rent that landlords may charge via a ministerial regulation. This regulation is based on inflation and – for social housing – on the tenant’s income.

Section 7:248 of the Dutch Civil Code stipulates that the rent may be adjusted, but only within the limits set by law (check this section on wetten.nl for the most up-to-date version). Section 7:252 of the Dutch Civil Code describes the procedure: the landlord must send a written proposal at least 3 months before the desired effective date.

The exact maximum percentages for 2026 can be found on huurcommissie.nl and rijksoverheid.nl. These percentages are set anew each year and are subject to change.

When does this apply to you?

Social housing (regulated sector)

Do you live in social housing? Then the strictest rules apply. The rent increase may take place no more than once a year. The maximum percentage depends on your household income. Tenants with a higher income may face a higher percentage increase than those with a lower income.

You always have the right to lodge an objection with the Rent Assessment Panel if you disagree with the increase.

Private sector (liberalised rent)

Do you rent a private sector property? In that case, your contract will specify what can happen to the rent. There is often an indexation clause. This links the rent increase to inflation or another index figure.

Please note: under the Affordable Rent Act (coming into force in 2024), homes in the mid-market segment are also subject to a form of rent protection. Check on huurcommissie.nl whether your home falls under this via the points system.

Temporary tenancy agreement

Do you have a temporary tenancy agreement? In principle, the rent may not increase during the term of the agreement. This is only permitted if the agreement expressly allows for it.

New-build properties and first-time lettings

Different rules sometimes apply to new-build properties and first-time lettings. Consult the Residential Rent Act or contact the Rent Tribunal if you are unsure.

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

Check the proposal. Have you received a letter about a rent increase? Keep it. Check the date and the effective date.
Check the maximum percentage. Go to huurcommissie.nl or rijksoverheid.nl. Look up the percentage that applies to your type of property and income in 2026.
Calculate whether it is correct. Multiply your current rent by the maximum percentage. Is your landlord asking for more? Then the increase is too high.
Lodge a written objection. Send an email or letter to your landlord. State that you are contesting the increase and explain why. Keep a copy.
Continue to pay the old rent. Pay the amount you were already paying. Only pay the difference once the Rent Assessment Committee or a court has ruled on the matter.
Submit a request to the Rent Assessment Committee. Can’t reach an agreement with your landlord? The Rent Assessment Committee will handle your complaint. This costs a small fee and is easily accessible.
Consult a solicitor if the situation escalates. If the Rent Tribunal rejects your application and you disagree with their decision, you can take the matter to the magistrates’ court.

Common mistakes

Mistake 1: Not lodging an objection within the deadline. There are deadlines for lodging objections. Are you too late? Then the increase may still take effect, even if it was too high. Act quickly if you receive a proposal.

Mistake 2: Paying the higher rent without protest. If you pay the increased rent without objecting, the landlord may later claim that you have agreed to it. Always lodge a written objection if you disagree.

Mistake 3: Stopping rent payments entirely. Never stop paying rent completely when you’re lodging an objection. Continue paying the old rent. Otherwise, you’ll give the landlord grounds to claim rent arrears.

Mistake 4: Not checking whether the proposal complies with the rules. The proposal must be in writing and sent at least 3 months in advance. Has your landlord not done this? Then the increase is not valid, regardless of the percentage.

Mistake 5: Not checking which category your property falls into. Under the Affordable Rent Act, rent protection now applies to more properties than before. Many tenants are unaware of this. Check this using the points system on huurcommissie.nl.

Frequently asked questions

Can my landlord increase the rent without my consent?

Yes, they can – but only if they follow the correct procedure and do not exceed the maximum percentage. You do not need to actively agree. If you object, the Rent Assessment Committee will assess whether the increase is valid.

What is the maximum rent increase percentage in 2026?

The maximum percentages are set each year. They depend on the type of property and your income. You can find the current percentages for 2026 on huurcommissie.nl.

I rent in the private sector. Does the maximum also apply to me?

That depends on your contract and your property’s points score. Under the Affordable Rent Act (2024), some private sector properties are now subject to rent control. Check on huurcommissie.nl to see if this applies to you.

How do I object to an excessive rent increase?

Send a written response to your landlord. State that you are contesting the increase and on what grounds. Can’t reach an agreement? Then submit a petition to the Rent Assessment Committee via huurcommissie.nl.

Can my landlord increase the rent several times a year?

No. The law allows a rent increase no more than once every 12 months. A second increase within that year is not valid.

Relevant legal provisions

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

Article 7:247 of the Dutch Civil Code – applicability of rent protection for residential accommodation
Article 7:248 of the Dutch Civil Code – rent adjustment
Article 7:252 of the Dutch Civil Code – procedure for proposing a rent adjustment
Section 7:253 of the Dutch Civil Code – objection to the Rent Assessment Committee
Article 7:254 of the Dutch Civil Code – deregulated rental properties
Residential Rent Act – for maximum rents and points system
Affordable Rent Act (2024) – extension of rent protection for the mid-market