Housing points system Netherlands: maximum rent 2026

Did you know that every rented room in the Netherlands has a statutory maximum rent? The points system sets the cap on what your landlord can ask. Many tenants, including a lot of expats and international students, pay more than this cap without knowing it.

In this guide you will see how points are counted per element, we work through three typical situations, and you get a step-by-step check for your own rent. Want to know where you stand right away? Keep the official rent check (huurprijscheck) on huurcommissie.nl open alongside this guide.

What is the housing points system?

The points system measures the quality of a room or home in points, and the total produces a maximum base rent. There are two variants, each with its own points count: non-self-contained rooms (you share the kitchen, shower or toilet, as in a student house or with a hospita) and self-contained homes (private kitchen, shower and toilet).

The system applies to:

• All non-self-contained rooms: for a room, the maximum rent from the points system always applies, regardless of the number of points
• Self-contained homes in the social rent segment
• Since 1 July 2024, self-contained mid-rent homes too, under the Affordable Rent Act (Wet betaalbare huur)

For self-contained homes, the number of points sets the category:

• Up to and including 143 points: social rent, maximum base rent €932.93 (2026)
• 144 up to and including 186 points: mid-rent, maximum base rent €1,228.07 (2026)
• 187 points or more: free sector, no legal maximum

Renting out a room or home yourself? Our landlord guide to points counting shows you how to set a valid rent up front.

How are the points calculated?

Each part of your home contributes points. For some parts the quality also counts: basic versus luxury, small versus large, present or absent.

1. Surface area

Square metres are the biggest factor: you get 1 point per m² of your room, or of the living rooms and bedrooms of a self-contained home. Only rooms count that you can stand in (ceiling height at least 1.50 m), that are enclosed and that belong to the home. Storage rooms and cellars outside the home, stairwells and corridors narrower than 0.7 m, and unheated spaces that cannot be used as living area do not count.

2. Shared spaces (for rooms)

If you rent a room, shared rooms such as the kitchen, bathroom and living room count pro rata: their surface area is divided by the number of residents who share them. If a 12 m² kitchen is shared by three residents in total, you get 4 m² counted toward your points. The more residents share a space, the fewer points each derives from it. Hallways and stairwells do not count.

3. Heating

Rooms and shared spaces with heating earn extra points. The type matters: central heating, an individual boiler or a gas heater.

4. Energy label

Since the 2024 reform the energy label has become one of the biggest items. The direction is simple: the better the label, the more points. For self-contained homes, the lowest labels can even cost points. The Huurcommissie tool tells you exactly how many points your label is worth.

Look up the label for free via EP-Online; your landlord is legally required to show it before you sign. If there is no valid label, or it has expired, the energy item works out unfavourably for the landlord in the count.

5. Kitchen

Worktop, cooking facility, fridge: each component contributes points. Countertop length and equipment determine how many. Basic facilities are a worktop, sink, mixer tap, enough power sockets and space for a cooktop. Built-in appliances (oven, microwave, dishwasher, induction hob) only count if they are included in the rent, not if you bought them yourself. In a shared house or a lodger room, the kitchen points are divided by the number of residents.

6. Bathroom

Toilet, shower, bath and washbasin each earn points, with bonus points for a separate toilet. Shared facilities are divided by the number of tenants who use them. Luxury is not awarded easily: tiled floors and a standard shower are normal, while a rain shower or double washbasin can sometimes add points.

7. WOZ value (self-contained homes only)

For a room, the WOZ value (the municipal tax assessment) does not count: rooms have their own points system without a WOZ element. For self-contained homes the WOZ value has counted since 2015: a higher value means more points. The WOZ part is subject to a cap, so expensive city-centre homes do not automatically get high maximum rents. Always use the WOZ value from the current year.

8. Outdoor space and extras

A balcony or a private washing machine connection can add points. Furniture itself does not add points; a landlord may charge a reasonable fee for it as part of the service charges. For self-contained homes, private outdoor space counts even if small. For rooms, outdoor space counts more narrowly. Monument status gives extra points for self-contained homes; ask the municipality or the Cultural Heritage Agency for confirmation.

From points to rent

The Huurcommissie publishes an official table that converts your points into a maximum monthly base rent. The amounts are adjusted every year, so look up your total in the current Huurcommissie table.

• Room: the maximum from the table for non-self-contained rooms always applies. There is no free sector for rooms.
• Self-contained home: the maximum depends on your points total, capped at €932.93 in social rent (up to and including 143 points) and €1,228.07 in mid-rent (144 up to and including 186 points). From 187 points there is no legal maximum.

Three worked examples

Three typical situations. Enter the details in the Huurcommissie rent check to see how many points each element adds. Below is what counts in each case and what to look out for.

Example 1: student room in De Baarsjes

A 12 sqm room, kitchen, shower and toilet shared with 3 housemates, central heating with individual thermostat, energy label C, built in 1932.

• The room itself counts at 1 point per sqm.
• Kitchen, shower and toilet count too, divided by the number of residents who share them.
• Heating in the room and the energy label add points. The WOZ value does not count for a room.

Because this is a room, the points maximum always applies, however many points it has. The maximum base rent for the points total is in the current Huurcommissie table.

Example 2: social rental in Kanaleneiland (Utrecht)

A 50 sqm apartment with private kitchen and bathroom, own central heating, energy label B, WOZ value 235,000 euros and a 4 sqm balcony.

• For a self-contained home, floor area, kitchen, sanitary facilities, heating, energy label, outdoor space and the WOZ value all count.
• If the total is 143 points or less, it is social rent and the maximum base rent is no higher than €932.93.

Example 3: mid-rent apartment on Java-eiland

A 65 sqm apartment with private kitchen, bathroom and toilet, collective central heating with individual meter, energy label A, WOZ value 412,000 euros and a 6 sqm balcony.

• A larger floor area, a good energy label and a high WOZ value push the total up.
• If the total lands between 144 and 186 points, it is mid-rent, regulated under the Affordable Rent Act since 1 July 2024: the maximum base rent is then no higher than €1,228.07. The exact maximum for your points total is in the Huurcommissie table.
• Only from 187 points is there no statutory maximum.

How do you know if you are paying too much?

1. Count the points. Use the official calculator on huurcommissie.nl. Enter your room dimensions, the shared spaces, the energy label, the amenities and, for a self-contained home, the WOZ value. A lodger (hospita) room uses the same points system for rooms; our article on fair rent for a hospita room looks at that situation.
2. Do not miss points. Tenants regularly forget a washing machine connection, central ventilation with mechanical extraction, double glazing in all living rooms, storage space, private outdoor space and (for self-contained homes) the WOZ value of the current year. Missing one or two of these can make a real difference to your total.
3. Compare with your actual rent. Use your base rent, without service charges. Is it higher than the maximum? You are likely paying too much.

Keep the energy label, the surface measurement and (for self-contained) the WOZ assessment as evidence. Without them your calculation is more likely to land at the lower end in a Huurcommissie procedure.

What to do if you pay too much

• Talk to your landlord first. Sometimes it is a misunderstanding. Send a registered letter with your points calculation and the difference. Many landlords prefer a voluntary reduction over a procedure.
• File a rent assessment request with the Huurcommissie if that does not work. Our guide on the Rent Tribunal procedure walks you through it from filing to ruling.
• Get free advice from the Juridisch Loket or, in Amsterdam, !WOON (huurteam).
• Reclaim what you overpaid. See how to reclaim overpaid rent.

Suspect the whole contract is off, for example excessive service costs or no energy label? Combine the points check with our tenant rights in Amsterdam complete guide.

The rent assessment procedure

The rent assessment (huurprijstoetsing) costs tenants roughly €25, which you get back if you win. The Huurcommissie may send an inspector to measure the room and count the points, and then issues a binding ruling.

Mind the six-month deadline

You can ask the Huurcommissie to assess your starting rent within six months after your tenancy started (article 7:249 of the Dutch Civil Code). Missing this deadline is one of the biggest mistakes new tenants make, so check your rent early.

What can the Huurcommissie decide?

The Huurcommissie may rule that your rent is too high, that it is reasonable and stays the same, or that service charges are too high. If the rent is too high, the Huurcommissie lowers it to the maximum reasonable rent. The ruling is binding unless one of the parties appeals to the local court within eight weeks.

Service charges as a separate check

Beyond the base rent, you usually pay service charges for utilities, internet, common-area cleaning and sometimes furniture. They sit outside the points calculation. The landlord must provide an annual breakdown, and if actual costs were lower than what you paid, you get the difference back. No breakdown or unreasonably high charges? The Huurcommissie can rule on those too.

Summary

The points system protects tenants from overpriced rentals. Count the points for your room and act in time if you pay more than the legal maximum. It takes a small effort and can save you a lot of money.

Before you sign, or when in doubt about your current rent, run the numbers in the Huurcommissie rent check. On Huismaatje, listings show details such as the room size, so you can ask the right questions about the rent before the viewing. Read our guide to renting a room in Amsterdam for the full search process.

Frequently asked questions

Does the points system apply to my room?

Yes. For a room in a shared house, the maximum rent from the points system always applies, regardless of the number of points. That includes most hospita rooms. Rooms use their own points system, in which the WOZ value does not count, but floor area, your share of shared spaces, kitchen and sanitary do. Our Dutch lodger rules explained covers rent protection for lodger rooms.

Is my own points count valid?

A self-calculation is a reasonable indication but not binding. The official Huurcommissie tool and, in disputes, an on-site inspector's report are decisive. In a dispute about floor area only a measurement according to NEN 2580 counts, although the Huurcommissie accepts your own drawing with dimensions as the basis for a review request.

Can my landlord refuse to cooperate with a points calculation?

A landlord does not have to calculate the points, but must provide the energy label, surface area and (for self-contained) WOZ value on request. If they keep refusing, you can force access via the Huurcommissie.

Can my landlord evict me for going to the Huurcommissie?

No. Penalising a tenant for filing with the Huurcommissie is illegal under Dutch tenancy law. Report retaliation immediately to the Huurcommissie and 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, the ruling is final. If the landlord keeps charging the old rent, you can recover the difference through the court, and the case usually settles quickly once court papers arrive.

Does the points system apply if my room is furnished?

Yes. Furnished or not, the maximum base rent for a room follows from the points system. A landlord may charge a separate, reasonable fee for furniture as part of the service charges. If that fee seems high, the Huurcommissie can assess it as part of a service charge dispute.

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

An assessment of the starting rent must be requested within six months after the tenancy started. If that deadline has passed, ask the Juridisch Loket or a local rental team what is still possible in your situation.

Are the 2023 and 2024 tables still valid?

No. The WWS table was changed on 1 July 2024 by the Affordable Rent Act, and the old tables are not valid for new contracts or rent-reduction requests. Only if your rent was set before 1 July 2024 can the old table still be relevant.

Can a points calculation also work against me?

Not directly. The points system sets a maximum, not a minimum, so counting the points does not raise your rent. Rent increases follow their own annual rules; see rent increase in the Netherlands.