Affordable Rent Act Netherlands: tenant impact 2026

In 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. Until 2024 the points system only applied to social housing (homes up to the liberalisation threshold of around €808 per month at the time). Homes above that fell into the free sector and the landlord was free to ask whatever the market would bear.

The new law raises that threshold sharply. Homes up to 186 points (around €1,100 per month, varying by year) now fall under the regulated segment. That means the maximum rent is set by the points system, not by the market.

What changes concretely?

Lower maximum rents

For rooms and homes that previously sat in the free sector but now drop under the new threshold, a maximum rent applies based on points. Some tenants currently pay more than the new maximum rent and can request a reduction.

More homes under regulation

It is estimated that 90% or more of all rental homes in the Netherlands now sit under the points system. Only the most expensive homes (above 186 points) stay fully free. For Amsterdam that means a large share of the room supply now has a maximum allowed rent.

Enforcement

Municipalities receive expanded powers to enforce. If a landlord charges too much, the municipality can impose a fine. This is new: previously the tenant had to take it to the Huurcommissie (Rent Tribunal) themselves.

What does this mean for you as a tenant?

You may be paying too much

If you rent a room that falls under 186 points and you pay more than the maximum rent, you can act. Go to the Huurcommissie for a price assessment. The procedure costs around €25 and can save you hundreds of euros per month. Read more about housing points system maximum rent Netherlands.

New contracts

Landlords are required to provide the points calculation with new rental contracts. That way you can immediately check if the rent is correct. If this obligation is not honoured, it is a red flag.

Fixed and temporary contracts

The act makes it less attractive for landlords to offer temporary contracts. Temporary rental contracts under 2 years are restricted further. This is good news for tenants looking for stability. See temporary versus permanent rental contract tenant rights.

The flip side

Not everything is positive. There are concerns the act has unwanted side effects:

Less supply

Some landlords pull their homes off the market. They sell or pivot to holiday-let formats (despite the strict rules). This shrinks total 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 with your current rent. If you pay too much, act.

When viewing a new room

Ask the landlord for the points calculation. This is mandatory. If the landlord refuses, that is a bad sign. See our piece on negotiating room rent in Amsterdam for how to use a points-cap argument constructively.

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?

For hospita rentals (resident-landlord situations), the Affordable Rent Act has the same effect: the rent must sit within the points cap of the room. Hospitas who still charge €750 for a 12 m² room in a building with a poor energy label often sit above the cap without knowing it. See our hospita regulation 2026 explainer for the combined fiscal and 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 immediately see if BRP registration is possible. That is the first step toward an affordable room with the right rights. For the broader picture, read our pillar tenant rights Amsterdam complete guide. Want to know what to check before signing a rental contract? Use our creating rental contract Netherlands 9 essential elements guide to make sure nothing slips through.

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. A landlord is obliged to provide the points calculation with a new contract. If they do not respond within a reasonable period, you can file a complaint at the Huurcommissie. Missing this document 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?

If your rent exceeds the points cap, you can request a rent assessment at the Huurcommissie. For contracts signed before 1 July 2024, the reduction applies from the ruling date. For contracts after that, the reduction can be retroactive within the first six months.

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

Indirectly yes. Now that more rents are regulated, the balance between bare rent and service charges is also more strictly monitored. Landlords can no longer use unreasonable service charges as compensation for a regulated rent. You are entitled to an annual specification. See annual service charge settlement tenant 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. The landlord can only terminate for personal use, non-payment, serious nuisance or demolition/renovation. Any termination on other grounds can be challenged.

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

Homes with more than 186 points stay in the free sector, with no maximum rent. In Amsterdam these are the most expensive apartments, particularly in the Centrum, De Pijp and Zuid. Most rooms in shared housing do fall under the points system and therefore under the protection of the act.