Rent increase Netherlands 2026: what your landlord can ask

Every year, many tenants in the Netherlands receive the same letter: the annual rent increase notice. For most renters it is an unwelcome moment, but the law sets clear limits on what landlords may ask. Which maximum applies to you depends on the type of housing you rent.

This article explains which rules apply in your situation, when you can file an objection, and what to do if your landlord asks more than the legal cap.

Which maximum applies to you?

The government sets a maximum rent increase every year. Which one applies depends on your type of housing:

1. Rooms A room (with shared kitchen, bathroom or toilet) is always regulated, whatever the rent or the number of points. There is a separate annual maximum for rooms, and the rent may never go above the maximum from the points system.

2. Social rent (self-contained homes up to and including 143 points) For social rent, the legislator sets a strict annual maximum. The maximum base rent for social rent in 2026 is €932.93 per month.

3. Mid-rent (self-contained homes from 144 up to and including 186 points) Since the Wet betaalbare huur (Affordable Rent Act) took effect on 1 July 2024, mid-rent homes are regulated too. The maximum base rent for mid-rent in 2026 is €1,228.07 per month, and annual increases are capped.

4. Free sector (self-contained homes from 187 points) Free-sector homes have no maximum rent, but annual increases are still capped by law. The contract usually contains an indexation clause, which may not go above the legal maximum.

Not sure which category your home falls in? Count the points with our guide to the housing points system and maximum rent. Many tenants pay above the legal maximum even before any annual increase is applied, so that check is worth doing first.

How and when must your landlord announce the increase?

For regulated rents, your landlord must send the rent increase proposal in writing, at least two months before the new rent takes effect. If the increase starts on 1 July, you must receive the letter before 1 May at the latest.

The notice should contain:

• The new rent amount
• The percentage of the increase
• The effective date
• Information on how to file an objection

If elements are missing, or if the notice arrives too late, that is a good reason to object.

When can you object to a rent increase?

You can file an objection if:

• The percentage exceeds the legal maximum
• The two-month notice period was not respected
• The notification letter contains errors
• The new rent would go above the maximum from the points system

File the objection in writing with your landlord. Send it by registered post so that you have proof of delivery. For regulated rents (rooms, social rent and mid-rent), the Huurcommissie can rule on the dispute. For free-sector homes, you may need to go to court instead. Our step-by-step guide to the rent tribunal procedure shows what to expect.

What if your landlord asks more than the maximum?

You do not have to accept it. An increase above the legal maximum does not have to be paid for the part above the maximum. Pay the amount you believe is correct, inform your landlord in writing why you are paying that amount, and keep every piece of correspondence. If in doubt, get free advice first.

If the landlord keeps insisting on the higher amount, you can escalate to the Huurcommissie (regulated rent) or the court (free sector). In practice many landlords back down once they realise the tenant is aware of the rules.

What about temporary rental contracts?

Since 1 July 2024, temporary contracts are only allowed in a limited number of situations set by law. If you do have a temporary contract, the annual limits on rent increases still matter, and the contract may contain its own clause about increases. Read our piece on temporary vs permanent rental contracts for more.

How to check the proposed increase

If you want to confirm whether the proposed new rent is reasonable:

1. Find your current monthly base rent (not including service charges)
2. Look up the current maximum increase percentage for your type of housing
3. Calculate the maximum new rent and compare it with the proposed rent on the letter
4. For a room or regulated home, also check that the new rent stays within the points maximum

Anything above the legal maximum is grounds for an objection.

For the wider picture on what your landlord can and cannot do, our complete guide to tenant rights in Amsterdam covers maintenance, deposits, contract types and the Huurcommissie procedure in one place.

Frequently asked questions

May my landlord raise the rent twice a year?

No. Dutch law allows only one regular rent increase per year. Two annual increases in the same year are not permitted, even if one is small.

Does a maximum also apply to a free-sector apartment?

Yes. Free-sector homes have no maximum rent, but annual rent increases are capped by law. Landlords cannot raise the rent without limits, contrary to a common misconception.

What if my landlord says he does not have to respect a maximum?

That is incorrect. Statutory maxima for rent increases apply to all landlords in the Netherlands, including hospitas who rent out a room. Contact the Juridisch Loket or a local tenant advice service if your landlord insists otherwise.

Can I roll back a rent increase that has already taken effect?

Possibly. If the increase was applied incorrectly, the Huurcommissie or the court can correct it. Act quickly and get advice from the Juridisch Loket, as deadlines can apply.

Are there tenants who cannot be subjected to a rent increase at all?

Tenants whose home has serious defects that the landlord refuses to repair can object to an increase, or even request a rent reduction via the Huurcommissie. Document defects with photos and dated emails to the landlord.