Energy label of your room: why it matters for your Dutch rent

The energy label. You have probably seen it on a rental ad: a coloured letter from A to G. Most people scroll past it, but the energy label directly affects two things you care a lot about as a tenant: your rent and your heating costs.

What is the energy label?

The energy label tells you how energy-efficient a dwelling is. A (green) is the most efficient, G (red) the least. There are also labels A+ to A++++, but those mainly appear in new builds.

The label is determined by:

• Insulation of walls, roof and floor
• Quality of windows (single, double, HR glass)
• The heating system
• Ventilation
• Any solar panels

Why it matters for your rent

Since the Affordable Rent Act (Wet betaalbare huur), the energy label weighs more heavily in the points system. That means:

A good label (A or B) gives extra points and raises the maximum rent the landlord may ask.

A poor label (E, F or G) gives negative points and lowers the maximum rent.

In practice the difference between label A and label G can be tens of points, which translates to a difference of 50 to 150 euros per month in maximum rent.

Energy label and heating costs

Aside from rent, the energy label affects your monthly energy bill:

• A label A home costs on average 50 to 80 euros per month for gas and electricity
• A label D home costs on average 100 to 150 euros per month
• A label G home can rise to 200 euros or more per month

If you rent all-in (rent including gas, water, electricity), you notice this less directly. But for rooms with separate energy bills, a poor label can cost you a lot more.

How to check the energy label

Via the listing

On most room platforms the energy label is listed. On Huismaatje you find it under the room's features.

Via EP-online

At ep-online.nl you can look up the energy label of any registered address in the Netherlands. Enter the address and see the label directly.

Ask the landlord

If the label is nowhere to be found, ask for it. Landlords are required by law to make the energy label available at rental.

No energy label?

Many older Dutch homes still lack a registered energy label. In the absence of a registered label, the points system assumes the construction year. Dwellings built before 2000 without a label often get a lower points count, which can work in your favor as a tenant.

Energy label and the points system

The points the label produces vary by dwelling type and label:

Energy label	Effect on points
A+++ or higher	Strong bonus
A	Bonus
B	Light bonus
C	Neutral
D	Light deduction
E	Deduction
F	Significant deduction
G	Heavy deduction

The exact points depend on surface area and dwelling type. The Huurcommissie has a calculator you can use to do the points count.

What can you do as a tenant?

If the rent is too high

If your room has a poor label and you suspect the rent is too high, have the points count calculated. The bad label lowers the maximum rent, possibly below what you currently pay.

Energy-saving measures

Some landlords allow you to apply your own measures (draught strips, radiator foil, thick curtains). Always ask first.

Report insulation issues

If your windows leak or insulation is clearly poor, report it to your landlord. Major maintenance (like installing double glazing) is the landlord's responsibility.

When searching for a room

Pay attention to the energy label when searching. It not only saves you money in the long run, it also indicates the overall state of the building. A label A or B dwelling is generally better maintained than a label F or G one.

On Huismaatje every room lists its features, including the information you need for the points count. That way you can already estimate before the viewing whether the asking price is reasonable. Want to know how to use the points system to calculate maximum rent? Read our detailed article. For broader context on renting a room in Amsterdam including price ranges, neighborhoods and viewing tips, start at our main guide. And if you doubt whether your rental contract is correct: use our checklist.

Frequently asked questions

My room has no registered energy label. How does the points system work then?

Without a registered label, the points system looks at the construction year. Dwellings built before 2000 without a label automatically get a lower points count, lowering the maximum rent. That is in your favor as a tenant.

Can I force my landlord to improve the energy label?

You can ask your landlord for insulation measures, but you cannot force it. Major maintenance and energy investments are the landlord's responsibility. If windows leak or insulation is demonstrably poor, you can report it as a defect. If the landlord refuses to act, you can go to the Huurcommissie.

If my room has label G, can I request a rent reduction?

Yes. A G label gives heavy negative points in the system, lowering the maximum rent. If your actual rent is above that maximum, you can request a rent assessment at the Huurcommissie. This costs around 25 euros and can save you significant money.

How do I check the energy label of a room I am about to view?

Go to ep-online.nl and enter the address. The label shows if registered. Do this before the viewing so you already have a sense of energy performance and its implications for rent and bills. If no label exists, ask the landlord to request one from the RVO.

My landlord claims my room has label B but I think it is in worse shape. What can I do?

The officially registered label is binding. Check via ep-online.nl. If the label looks different from what the landlord claims, report it to the Huurcommissie in a rent assessment. An energy advisor can also do a (paid) re-assessment if you want to challenge the label.