Can my landlord increase the rent without my permission?
Yes, a landlord may increase the rent - but only if he follows the correct procedure. You don't have to agree: if you object, the Rent Commission will decide whether the increase is valid. You do not have to pay an increase that does not comply with the rules.
What does the law say?
The rules on rent increases are set out in Book 7 of the Civil Code, in the section on residential rent.
Article 7:252 of the Civil Code describes the procedure a landlord must follow when changing the rent (check this article on wetten.nl for the most up-to-date version). In short, it states:
- The landlord must send a written proposal.
- That proposal must reach the tenant at least 3 months before the intended effective date.
- The rent increase may take place no more than once every 12 months.
If the landlord has not followed these steps, the rent increase is not valid.
In addition to these procedural rules, maximum percentages apply. The government sets a maximum rent increase each year. You can find the current percentages on rijksoverheid.nl and huurcommissie.nl.
When does this apply to you?
The rules vary depending on the type of property you are renting.
Social housing (regulated sector)
Do you live in social housing? Then you are entitled to the strongest protection. The landlord may only increase the rent once a year. There is a statutory maximum. This maximum depends on your income – higher incomes may be subject to a higher increase percentage.
You always have the right to lodge an objection with the Rent Assessment Committee. They will then assess whether the increase is justified.
Private sector (liberalised rent)
Do you rent a private sector property? Then the rules are slightly different. The maximum amount you pay is stated in your tenancy agreement. It often includes an indexation clause – this means that the rent automatically adjusts in line with inflation.
Please note: limits also apply in the private sector. Since 2024, the Affordable Rent Act has also introduced maximum rent prices for part of the private sector. Check whether this applies to your home at huurcommissie.nl.
Temporary contract
Do you have a temporary tenancy agreement? In principle, the rent may not be increased during the term of the agreement – unless your agreement expressly permits this.
Step-by-step guide – what can you do now?
- Check the proposal. Have you received a written proposal? Check the date. The proposal must have been sent at least 3 months before the effective date.
- Check the percentage. Check rijksoverheid.nl or huurcommissie.nl to see what the maximum percentage is for this year. Is your landlord asking for more? Then you are entitled to object.
- Ask for clarification if the landlord does not respond correctly. Send a written enquiry – an email works well as evidence.
- Lodge an objection if the increase is incorrect. Send a letter or email to your landlord. State clearly why you do not accept the increase. Keep a copy.
- Take the matter to the Rent Tribunal. If you cannot reach an agreement with your landlord, you can involve the Rent Tribunal. This is accessible and affordable.
- Continue paying the old rent. Just keep paying while the matter is being dealt with.
- Seek legal assistance if the situation escalates. If the Rent Tribunal rejects your complaint, you can have the decision reviewed by the magistrates’ court.
Common mistakes
Mistake 1: Giving verbal consent. Never say ‘yes’ to a rent increase verbally if you still want to think about it. A verbal commitment can be seen as consent.
Mistake 2: Doing nothing. Are you tacitly paying the higher rent? Then the landlord may later claim that you have agreed to it. Always lodge an objection in good time.
Mistake 3: Going to the Rent Assessment Panel too late. There are deadlines. Are you too late? Then your right to object may lapse.
Mistake 4: Falling behind on rent. Never stop paying rent altogether when you raise an objection. Continue paying the old rent and challenge the increase separately.
Mistake 5: Not keeping evidence. Save all emails and letters. Without evidence, you’ll be in a weaker position before the Rent Tribunal or a judge.
Frequently asked questions
What is the maximum rent increase in 2025?
The maximum percentages are set each year by the government. They depend on the type of rental property and your income. You can always find the current percentages at huurcommissie.nl.
Can the landlord increase the rent if I have a current tenancy agreement?
Yes, they may – but only if the contract allows it or the law permits it. In principle, a landlord may not increase the rent in the middle of a contract period unless there is an indexation clause in the contract.
How do I object to a rent increase?
Send a written response to your landlord. If you cannot reach an agreement, submit a petition to the Rent Assessment Committee via huurcommissie.nl.
Do I have to pay the higher rent while my objection is being considered?
No – continue to pay the rent you were already paying. Only pay the difference once the Rent Tribunal or a court has ruled that the increase is valid.
Can the landlord increase the rent without limit?
No. Legal maximums apply to social housing. For the private sector, contractual agreements and maximum rents apply under the Affordable Rent Act.
Relevant legislation
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 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