Dutch Affordable Rent Act 2026: impact on hospitas

Until 1 July 2024 hospita rentals were a fairly free market: you could ask what the market would bear and nobody really questioned it, except the Dutch tax authority. With the Dutch Affordable Rent Act that has changed. The points system that previously only applied to social housing is now also applicable to rooms, and therefore to most hospita situations. That has direct consequences for what you can charge, what you must record in your contract and what happens if the Rent Tribunal looks into it.

In this article we walk through the rules as they stand now, how to correctly calculate the point count for your own room, which price levels go with that and what the Rent Tribunal can do if you are above that line. Plus: the specific exceptions that apply to hospitas compared to "regular" room letting.

What is the Dutch Affordable Rent Act and when does it apply to my hospita room?

The Dutch Affordable Rent Act came into force on 1 July 2024. Its main effect: the points system (officially the Woningwaarderingsstelsel or WWS) is extended from solely social housing to the whole mid-segment. The extension explicitly also covers rooms, so hospita rentals under article 7:232 paragraph 3 of the Dutch Civil Code.

For you as a hospita this means in practice:

• Up to 186 points: your room falls in the mid-segment. The maximum base rent is regulated and amounts to around 1184 euros per month (the figure is indexed annually).
• 186 points or more: your room falls in the free sector. Here you may charge what you want, provided you hand the tenant a points statement proving the point count.

The headline rule for whether your situation falls under the law: is your housemate in a hospita relationship in which you are the main resident and they rent a non-self-contained room? Then you fall under the room points system. Are they in self-contained housing (own front door, own kitchen, own bathroom)? Then the points system for self-contained housing applies.

Important exception: for contracts concluded before 1 July 2024 there is a transitional arrangement. Existing hospita contracts initially remain under the old rules until the end of the running term. But on every renewal or new tenant you fall under the new rules, there is no automatic "grandfathering" forever.

How do I calculate the point count for my hospita room?

The points system for non-self-contained housing (rooms) is a separate table. It differs from the points system for self-contained homes, so don't try to use a Funda WOZ table for your room. The Rent Tribunal has its own room points tool at huurcommissie.nl/onderwerpen/huurprijs-en-punten/huurprijscheck.

The four categories that weigh the heaviest:

1. Surface area of the room (heaviest item) Per square metre the room earns points. A 12 m² room scores around 12 points on surface area alone, a 20 m² room around 20. Only count the habitable part of the room, not a dormer with insufficient height or a nook you cannot use.

2. Share in shared spaces The kitchen, living room, bathroom and hallway you share with your housemates earn points pro rata to the number of residents. Does your housemate use a kitchen shared between four of you? Then they get a quarter of the kitchen points allocated. A shared living room of decent size can easily yield an extra 5 to 10 points.

3. Amenities Own washbasin in the room, own toilet, own shower, each of these amenities earns extra points. Do you have central heating, double glazing, energy-efficient window frames? All points. The Rent Tribunal has a fixed point count per amenity.

4. Energy label Since 2024 the energy label weighs heavily. A property with an A++ label or better can earn up to 40 extra points, while an F or G label is negative, that can cost up to 5 points. For rooms in older buildings without insulation this is a major factor.

5. WOZ value of the property The WOZ value (the official property tax value) of the entire building counts towards a share, pro rata to room use. For hospitas in Amsterdam with a high WOZ value this can push the point count up considerably, and with it the permitted rent.

A typical Amsterdam room of 14 m² with central heating, shared amenities and an average energy label often comes out at 60 to 90 points, well below the 186-point threshold, so in the regulated segment.

How do I translate my point count into a maximum rental price?

For non-self-contained housing (rooms) different amounts apply than for self-contained homes. The Rent Tribunal publishes an annual "point price for non-self-contained housing" table. For 2026 it sits roughly at 6 to 10 euros per point, rising along the scale.

Indicative prices based on room points (reference 2026, base rent excluding service costs):

• 50 points → around 350 euros
• 75 points → around 540 euros
• 100 points → around 730 euros
• 130 points → around 940 euros
• 160 points → around 1120 euros
• 186 points and higher → free sector

Important nuance: these are maximum rents, not required rents. You may always charge less. Generally I'd recommend staying a notch below the maximum, that gives your housemate a better feeling, reduces the risk of a rent reduction request at the Rent Tribunal and makes your room more attractive in the selection phase.

For service costs the additional rule is that you may only pass on actual costs of gas, water, electricity and internet, specified in a separate settlement. A flat 100 euros for "service costs" without justification automatically falls into the risk category and can be reclaimed via the Rent Tribunal.

Our rent check at /hospita/huurprijs walks you in a few minutes through the most important fields and gives a good indication of your point count and the permitted price.

What happens if I charge too much rent?

Suppose: you charge 1100 euros for a room that according to the points system may yield at most 850 euros. What are the scenarios?

Scenario 1: nobody notices As long as your tenant doesn't file a complaint, nothing happens. Hospitas who don't check their point count beforehand are often unintentionally over the limit and don't even know it themselves. But that is a vulnerable position, a dissatisfied housemate who finds out later can demand a reduction up to six months after the start date with retroactive effect.

Scenario 2: tenant goes to the Rent Tribunal Your housemate pays 25 euros for a rent assessment and supplies the basic information: contract, room dimensions, amenities, energy label. The Rent Tribunal calculates the point count and with it the maximum permitted rent. Does your asking price exceed it? Then the Rent Tribunal sets the rent at the correct maximum. The amount you have over-collected in the past period must be repaid, increased with statutory interest.

Scenario 3: municipal enforcement Since 1 July 2024 municipalities have the power to actively enforce on rental prices, not only on tenant complaint. In Amsterdam, Utrecht and The Hague we see that this also actually happens. An excessive rent can lead to:

• A warning and required adjustment of the contract
• An administrative fine of up to 90,000 euros for repeated breach
• Commitments to refund all tenants the rent they overpaid

For hospitas renting out one room a 90,000-euro fine is perhaps less likely than for a commercial landlord, but the combination of a clawback and a lower rent going forward can cut significantly into your finances.

Scenario 4: you offer to adjust yourself The best: do it yourself before anyone complains. Calculate your points beforehand, charge a fair price below or at the maximum, and document it cleanly. That costs you an hour of arithmetic but prevents 99 percent of all problems.

Which exceptions apply specifically to hospitas?

There is one major exception that distinguishes hospitas from commercial landlords: the hospita scheme of article 7:232 paragraph 3 of the Dutch Civil Code gives you a trial period of nine months without standard tenant protection. That is no reason to bypass the Affordable Rent Act, that applies in full. But it does mean that in the first nine months you can terminate the rent with one month's notice if cohabitation does not work, regardless of price or contract.

Beyond that there is another important nuance for hospitas:

Live-in test, to qualify as a hospita you must yourself be the main resident of the home and actually live in the same property. Renting out a room in a home where you don't live? Then it is not hospita rental but regular room rental, with full tenant protection from day one.

Permission from the head landlord, if you are yourself a tenant and want to sublet as a hospita, you need permission from your head landlord. Read about this in Landlord permission for subletting in the Netherlands: how to do it.

Tax declaration, as a hospita your rental income up to a certain amount (in 2026 around 6900 euros per year) is tax-exempt in box 1 of the Dutch income tax, provided you meet the hospita scheme. Go above that and you fall in box 3, changing your tax base. This is not part of the Affordable Rent Act but the Tax Act, but it is closely linked because the rent you charge directly determines whether you fall under or above the threshold.

How do I record my points statement in the contract?

Since the Affordable Rent Act you are required as a landlord to hand over a points statement to your tenant when signing the contract. If you don't, your tenant can use that fact alone to go to the Rent Tribunal.

In the contract you include a clause:

The annex with your points statement you can download from the Rent Tribunal's rent check tool or via /hospita/huurprijs. Also keep the specification digitally for at least five years.

For the complete checklist of what should be in a hospita contract, see /hospita/contract. And if you're also planning a solid deposit clause, everything you need to know is in Security deposit rules for hospita landlords.

What if the Rent Tribunal has already assessed my room?

Imagine: a previous tenant requested a rent assessment and the Rent Tribunal set your point count and maximum rent. Does that ruling also apply to your next tenant? The answer is nuanced:

As to the point count: yes, if nothing has changed about the room (no renovation, no new energy label, no new amenities), then the points statement stands. Renovate the room or install a private bathroom? Then you must recount and possibly request a new points decision.

As to the maximum rent: the price is indexed annually and you may also raise the rent yearly according to the statutory index (which in 2026 sits at about 4 percent for the regulated segment). The maximum rent follows the same indexation.

In both cases a new tenant is not automatically bound by the previous Rent Tribunal ruling. They can request an assessment themselves if they think the rent is too high. So it remains wise to keep every rent close to but below the maximum, even if your previous tenant complained and the ruling went your way.

Frequently asked questions

Does the Dutch Affordable Rent Act also apply if I rent my room temporarily, for example for half a year?

Yes. The Affordable Rent Act and the points system apply to every tenancy that falls under the hospita scheme of article 7:232 paragraph 3 of the Dutch Civil Code, regardless of duration. A six-month temporary contract must meet the same point maximum requirements as an open-ended one. The nine-month trial period for termination stands separately.

Can I use service costs to add up to a higher total rent?

No. Service costs may only cover the actual costs for passing on gas, water, electricity, internet, cleaning and shared amenities. You must specify them in a separate settlement and you may not make a profit on them. A landlord who charges "1100 euros all-in" for a room where at most 800 euros base rent may be charged can be forced via the Rent Tribunal to refund the difference plus interest.

What if my room physically does not meet the requirements for "non-self-contained housing"?

A room that meets the requirements of self-contained housing (own kitchen, own bathroom, own access) automatically falls under the points system for self-contained homes, even if you rent it out under a hospita contract. The point count and maximum rent are then calculated on a different table. In doubt about classification? The Rent Tribunal can establish a formal classification at the request of either party.

Can I adjust the rent for inflation when renewing the contract?

Yes, provided within the legal margins. For the regulated segment the annual maximum rent increase is set at a percentage that the government publishes annually (in 2026 it sits at around 4 percent). You must announce the increase in writing at least two months in advance, with justification of the percentage. A higher increase than the statutory index is not permitted in the regulated segment.

What do I do if I currently charge too much rent and nobody has complained?

The honest answer: adjust it yourself. Recalculate the point count, propose a reduced rent to your current tenant starting next month, and keep the correspondence. A tenant who notices their rent has been corrected rarely if ever still goes to the Rent Tribunal for a clawback with retroactive effect. A tenant who hears from a third party that their rent is too high often does.

Want to get this right in five minutes?

The Affordable Rent Act sounds complicated, but in practice it comes down to three things: know your point count, charge at or below the maximum and supply the count as an annex with the contract. Looking to rent out your room as a hospita without Kamernet pricing or aggressive invitations? On Huismaatje you list your room for free, plan a viewing night with time slots and pick your housemate at your own pace. List your room →