Housing points system Netherlands: maximum rent 2026

Did you know that most rooms in the Netherlands have a statutory maximum rent? The points system, formally the woningwaarderingsstelsel, sets the cap on what your landlord can ask. Thousands of tenants pay more than this cap, often without knowing the calculator exists.

What is the housing points system?

The points system is a method for measuring the quality of a room or home in points. Each point represents a fixed amount in rent. The total number of points produces a maximum rent.

The system applies to:

• Non-self-contained rooms (rooms in shared houses)
• Self-contained homes in the social housing sector
• Since 2024, many properties in the mid-rent segment under the Wet betaalbare huur

How are the points calculated?

For a room (non-self-contained living space), points are based on:

1. Room surface area

Square metres are the biggest factor. Each square metre yields points. A 15 m² room scores noticeably more than a 9 m² room.

2. Shared spaces

The surface area of shared rooms (kitchen, bathroom, living room, garden) is divided across the residents. If you share a 12 m² kitchen with three housemates, you get 4 m² counted toward your points.

3. Heated rooms

Rooms and shared spaces with heating earn extra points.

4. Kitchen amenities

Worktop, cooking facility, fridge: each component contributes points.

5. Bathroom amenities

Toilet, shower, bath, sink: points per element, with bonus points for separate facilities.

6. WOZ value

The WOZ value of the entire building counts. This factor was revised recently and now weighs more heavily for buildings with a high WOZ.

7. Energy label

A good energy label (A or B) earns extra points. A poor label (F or G) deducts points.

8. Extra amenities

Furnished status, a balcony, a private washing machine: all add points.

From points to rent

The Huurcommissie publishes an annual table that translates points into maximum monthly rent. More points means a higher legal cap.

As a 2026 rule of thumb for non-self-contained rooms:

• 100 points: approximately €425 per month maximum
• 130 points: approximately €520 per month
• 160 points: approximately €615 per month
• 187 points: approximately €690 per month

Exact figures change each year. Always check the current table on huurcommissie.nl.

How do you know if you are paying too much?

Step 1: Count the points

Use the official calculator on huurcommissie.nl. Enter your room dimensions, the shared spaces, the energy label, the amenities, and the building's WOZ value. The system computes the total points and the corresponding maximum rent.

Step 2: Compare with your actual rent

Look up the maximum rent for that number of points in the official table. Is your actual rent higher than the maximum? You are likely paying too much.

Step 3: Take action

If you pay too much, you have several options:

• Talk to your landlord first. Sometimes it is a misunderstanding or the landlord is willing to adjust.
• File a rent assessment request with the Huurcommissie.
• Call the Juridisch Loket or, in Amsterdam, !WOON (huurteam) for free legal advice.

The rent assessment procedure

The Huurcommissie offers a paid rent assessment (huurprijstoetsing). It costs roughly €25. An inspector visits, measures the room, counts the points, and issues a binding ruling.

Timing matters

For room contracts signed after 1 July 2024, you can request an assessment at any time, with full retroactive effect to the start of the contract. For older contracts the rule is different: you must file within the first six months of the contract to get retroactive reduction. After six months you can still file, but any reduction applies only from the date of the ruling, not retroactively.

This timing rule is one of the biggest mistakes new tenants make. Read the tenant rights in Amsterdam complete guide before you sign any contract, so you know the deadlines. The wider renting a room in Amsterdam pillar covers the full housing-search workflow.

What can the Huurcommissie decide?

The Huurcommissie may rule:

• Your rent is too high and must be reduced
• Your rent is reasonable and stays the same
• Service charges are too high and must be reduced

The ruling is binding unless one of the parties appeals to the local court within eight weeks.

Common questions about the points system

Does the points system apply to my room? If you rent a room in a shared house (non-self-contained living space), almost always yes. Hospita rooms are the most common case.

Can my landlord evict me for going to the Huurcommissie? No. It is illegal under Dutch tenancy law to penalise a tenant for filing with the Huurcommissie. Report retaliation immediately to the Huurcommissie itself and to the Juridisch Loket.

What if my landlord ignores the ruling? The landlord has eight weeks to appeal to the local court. If they do not appeal, the ruling is final. If the landlord continues to charge the old rent, you can recover the difference through the court, and the case usually settles quickly once court papers arrive.

Are furnished rooms counted differently? Furnishings earn extra points and can lift the maximum rent. After five years a piece of furniture is fully depreciated and should no longer be counted. Few landlords apply this rule correctly, which is one of the most common challenges in rent assessments.

Service charges as a separate check

Beyond the bare rent, you usually pay service charges for utilities, internet, common-area cleaning, and sometimes furniture. The landlord must provide an annual breakdown. If actual costs are lower than what you have paid, you are entitled to a refund of the difference.

If you never receive a breakdown or the charges look unreasonably high, the Huurcommissie can also rule on service charges separately.

Summary

The points system exists to protect tenants from overpriced rentals. Know your rights, count the points for your room, and act if you pay more than the legal maximum. It takes a small effort and can save you hundreds of euros per month.

On Huismaatje every listed room shows the details you need for the points calculation, including surface area, shared spaces, and energy label. That way you can estimate the maximum rent before you even attend the hospi-evening.

Frequently asked questions

How do I count the points for my room myself without contacting the Huurcommissie?

Use the calculator on huurcommissie.nl. Enter your room area, the shared surface areas, the energy label, the amenities, and the building's WOZ value. The system automatically calculates the total points and the maximum rent. Save a screenshot for your records.

My landlord refuses to cooperate after I contacted the Huurcommissie. Now what?

A Huurcommissie ruling is binding. If your landlord ignores it and keeps charging the old rent, you can go to the local court. The landlord may not terminate your contract for filing a Huurcommissie procedure, retaliation is explicitly forbidden under Dutch law.

Does the points system apply if my room is furnished?

Yes. Furnishings earn extra points and therefore a higher maximum, but the system still applies. After five years furniture is fully written off and should no longer be counted. In practice few landlords apply this correctly, which is often the centre of dispute.

I have been renting for two years and only now realise I pay too much. Can I still get a reduction?

For contracts signed before 1 July 2024 where you did not act in the first six months, the reduction applies only from the date of the ruling, not retroactively. For contracts signed after 1 July 2024 you can request an assessment at any time with full retroactive effect. It still pays to act now even on older contracts, the monthly savings continue forever.

What counts as a shared space for the points calculation?

Kitchen, bathroom, living room, and garden shared with other residents count pro-rata. If you share a 12 m² kitchen with three people, you get 4 m² assigned. Hallways and stairwells do not count. The more residents share a space, the fewer points each individual derives from it.