Is my rent legal?

Three segments

Your points total decides which of three segments your home falls into:

Regulated (social) rent — below the lower points threshold. The maximum rent follows strictly from the points table.
Mid-rent — between the thresholds. Since the Affordable Rent Act (Wet betaalbare huur, in force since 1 July 2024) these homes also have a statutory rent ceiling.
Liberalised sector — above the upper threshold. Here the starting rent is free.

The thresholds and amounts are indexed every year, so always check the current figures with the Huurcommissie before drawing conclusions.

What earns points

Floor area of rooms and other spaces;
WOZ value (the municipal valuation), with a cap on how much it may contribute;
Energy label — good labels add points, poor labels (E, F, G) now subtract them;
Kitchen and bathroom quality and fittings;
Outdoor space such as a balcony or garden.

How to check

Get a rough estimate with our points calculator (Dutch interface, indicative only).
Run the official Huurprijscheck by the Huurcommissie — this is the binding calculation.
Ask your landlord for the points breakdown: since the Affordable Rent Act they must provide it when the tenancy starts.

If your rent is too high

Write to your landlord first, stating the points total and the maximum that follows from it. If that doesn't resolve it, you can ask theHuurcommissie to assess the rent. The procedure is deliberately accessible: no lawyer needed, modest fees, and you get the fee back if you are largely proven right. Municipalities can also fine landlords who structurally overcharge.

Note the timing: for liberalised-sector contracts there is a limited window after the tenancy starts in which the initial rent can be assessed. In the regulated and mid-rent segments an excessive rent can be challenged later too.

Careful with "service costs"

The points ceiling applies to the basic rent only. Service costs (utilities for shared areas, cleaning) and any furniture allowance are separate, must reflect actual costs and be settled annually. Landlords sometimes inflate service costs to compensate for a capped basic rent — that does not hold up when assessed.

General information, not legal advice. Rules and amounts change; check current figures with the Huurcommissie or Rijksoverheid. Dutch version:huurprijs bepalen met het WWS.