Affordable Rent Act Netherlands: what it means for tenants

On 1 July 2024 the Wet betaalbare huur (Affordable Rent Act) came into force. It is one of the biggest changes to Dutch tenancy law in years. For tenants in Amsterdam it has direct consequences. In this article we explain what changes and what it means for you.

What is the Affordable Rent Act?

The act extends the points system into the middle rental segment. Before mid-2024, the points system only set a binding maximum rent for rooms and for self-contained homes in social housing (up to the so-called liberalisation threshold). Self-contained homes above that fell into the free sector and the landlord was free to ask whatever the market would bear.

The new law added a regulated mid-rent segment. For self-contained homes in 2026:

• Up to and including 143 points: social rent, maximum base rent €932.93 per month
• 144 up to and including 186 points: mid-rent, maximum base rent €1,228.07 per month
• 187 points or more: free sector, no legal maximum

For these regulated homes, the maximum rent is set by the points system, not by the market.

What changes concretely?

Lower maximum rents

For self-contained homes that previously sat in the free sector but now score 186 points or less, a maximum rent applies based on points. For rooms, the basic rule stays the same: a room was already regulated, whatever its number of points, and there is no free sector for rooms. Tenants who pay more than the maximum rent can take action.

More homes under regulation

A much larger share of rental homes now has a legal maximum rent. Only self-contained homes with 187 points or more stay in the free sector. Rooms, including hospita rooms, were already regulated and remain so.

Enforcement

Municipalities have received powers to enforce the maximum rent. If a landlord charges too much, the municipality can take action, including a fine. This comes on top of your own right to go to the Huurcommissie (rent tribunal).

What does this mean for you as a tenant?

You may be paying too much

If you rent a room, or a self-contained home with 186 points or less, and you pay more than the maximum rent, you can act. Within six months after your tenancy starts, you can ask the Huurcommissie to assess your starting rent. The procedure costs tenants a small fee (around €25) and can save you a lot of money. Our guide to the housing points system and maximum rent shows how to count your points.

New contracts

Ask for the points calculation (puntentelling) when you sign a new contract. That way you can immediately check if the rent is correct. A landlord who cannot or will not show how the rent was set is a red flag.

Fixed and temporary contracts

Around the same time, separate rules made the permanent contract the norm again: since 1 July 2024, temporary contracts are only allowed in a limited number of situations set by law, for example for certain groups such as students. This is good news for tenants looking for stability. See temporary versus permanent rental contracts.

The flip side

Not everything is positive. Critics worry the act has unwanted side effects:

Less supply

Some landlords may sell their homes rather than rent them out at a regulated price. That shrinks total rental supply, which can worsen the squeeze in the short term.

Less investment in maintenance

If the maximum rent drops, landlords have less budget for maintenance and renovation. Over time this can degrade housing stock quality.

More demand, less supply

If rents drop, demand rises (more people can afford the rent) while supply shrinks (landlords pulling stock). Waiting lists and competition can therefore increase.

Practical tips

Check your current rent

Use the points calculator on the Huurcommissie website to calculate how many points your room has. Compare the result with your current base rent (without service charges). If you pay too much and your tenancy started less than six months ago, act quickly.

When viewing a new room

Ask the landlord for the points calculation, or at least the floor area, the shared facilities and the energy label, so you can check the rent yourself. If the landlord refuses, that is a bad sign.

Know your rights

The landlord may not retaliate because you exercise your rights. If you request a rent reduction or go to the Huurcommissie, the landlord cannot terminate the contract for that reason.

Help organisations

• Huurcommissie: for rent assessments and disputes
• !WOON: free rental advice in Amsterdam
• Juridisch Loket: free legal advice
• Woonbond: tenant advocacy organisation

How does this affect hospita rentals?

A hospita room (a room in the home where the landlord lives) is a room, so it was already regulated before the Affordable Rent Act: the rent must stay within the points maximum for rooms. Some hospitas set the rent based on what seems normal on the market and end up above the cap without knowing it. See our hospita regulation explainer for the tenancy rules that apply to hospita rooms.

What now?

The Affordable Rent Act is a step in the right direction for tenants. But it does not solve the fundamental problem: there are too few homes. Regulation helps drive prices down for people who already have a home, but it does not make it easier to find one.

Combine your knowledge of the act with smart searching. On Huismaatje you can search rooms in Amsterdam for free and see whether address registration (BRP) is possible. For the broader picture, read our complete guide to tenant rights in Amsterdam.

Frequently asked questions

My landlord did not give me a points calculation with the new contract. What can I do?

Ask for it in writing by email. If you suspect the rent is too high, count the points yourself with the Huurcommissie calculator and, within six months after your tenancy started, ask the Huurcommissie to assess the starting rent. A landlord who will not explain the rent is a red flag that often signals other issues are also off.

I have been renting my room for two years. Do I also benefit from the Affordable Rent Act?

It depends on your situation. The six-month deadline for testing the starting rent has passed for you, but a room has always been regulated, so if your rent is above the maximum there may still be options. For self-contained homes, it also matters when your contract started. Ask a free rental advice service such as !WOON (Amsterdam) or the Juridisch Loket what is still possible.

Does the Affordable Rent Act also affect service charges I pay?

Not directly: the points system only caps the base rent. Service charges are a separate item, and a landlord may not use them to make up for a lower base rent. You are entitled to an annual statement of the actual costs, and the Huurcommissie can assess service charges too. See our annual service charge settlement guide.

Can my landlord terminate the contract because the act reduces their income?

No. A reduction in rental income due to the Affordable Rent Act is not a legally valid reason for termination. In a regular tenancy, the landlord can only end the contract on a limited number of legal grounds, such as urgent personal use or serious breaches by the tenant. A hospita (resident landlord) has more room to end the tenancy, especially in the first nine months.

Which homes fall outside the Affordable Rent Act and have no price ceiling?

Self-contained homes with 187 points or more are in the free sector, with no legal maximum rent. These are usually the larger, more expensive apartments. A room never falls in the free sector: rooms are always regulated, whatever their number of points.