Check your rent price: is your rent fair?
Did you know that thousands of tenants in the Netherlands pay more rent than legally allowed? Since the expansion of the points system in 2024, more properties fall under regulated rent — giving you more rights than you might realise. Here is how to check whether your rent is correct.
The points system: the foundation of rent protection
The woningwaarderingsstelsel (commonly known as the points system or puntenstelsel) determines the maximum rent for a property based on objective characteristics. Each property receives points for factors including:
- Floor area: the number of square metres of living space
- Facilities: kitchen, bathroom, toilet, heating system
- Energy label: a better label means more points
- WOZ value: the property valuation determined by the municipality
- Outdoor space: balcony, garden, or roof terrace
Since 1 July 2024 (Wet betaalbare huur / Affordable Rent Act), the points system has been extended to the mid-rent segment. For new contracts from that date, properties with up to 186 points fall under regulated rent. As of 1 January 2026, the corresponding rent limit is €1,228.07 per month (source: volkshuisvestingnederland.nl). The landlord cannot charge more than the maximum rent corresponding to the point total. Transition rules apply for contracts signed before 1 July 2024.
Calculate your points yourself
You can calculate your property’s points using the Huurprijscheck (Rent Price Check) on the Huurcommissie website (huurcommissie.nl). You will need:
- The floor area of each room (measure this yourself — landlords sometimes exaggerate)
- The energy label (found on energielabel.nl)
- The WOZ value (on your municipal tax assessment, or search wozwaardeloket.nl)
- An overview of the facilities
The result tells you whether your rent exceeds the maximum. If it does, you can take action.
The Huurcommissie: your tool against unfair rent
The Huurcommissie (Rent Tribunal) is an independent organisation that resolves disputes between tenants and landlords. You can start a procedure if:
- Your initial rent is too high (within 6 months of the start of the tenancy)
- A rent increase is unjustified
- Your service costs are incorrect
- There are maintenance defects
The cost of a Huurcommissie procedure is low: €25 for tenants (source: huurcommissie.nl). If the Huurcommissie rules you are overpaying, the rent is reduced retroactively. The landlord must refund the overpaid amount.
Private sector: less protection, but not without rules
Properties with more than 186 points fall in the private sector (vrije sector). Here, the market largely determines the rent. However, there are still rules:
- The annual rent increase is legally capped at the lowest of: inflation or collective wage growth + 1 percentage point. For 2026, this is a maximum of 4.4% (source: rijksoverheid.nl).
- Service costs must always be specified and reasonable
- The property must meet minimum quality standards — even in the private sector
Worth knowing: even for private sector properties, you can have the initial rent assessed by the Huurcommissie within the first 6 months. If the property turns out to have fewer than 186 points, the rent will be reduced to the regulated maximum.
Compare with the market
Besides the points system, it is smart to check what comparable properties in your neighbourhood cost. With RentSlam, you can compare rental properties by price, location, and features. This gives you a clear picture of what a fair rent is in your city.
Steps you can take now
- Calculate your property’s points via the Huurprijscheck on huurcommissie.nl
- Compare your rent with the maximum for your point total
- Check whether your service costs are specified and reasonable
- Paying too much? Start a procedure at the Huurcommissie (€25)
- For private sector: compare with market prices in your area via RentSlam
Looking for a fairly priced rental? RentSlam collects rental properties from over 1,200 sources, so you have the largest selection and can always compare.