Are you paying too much rent? A clear guide to the Dutch points system
By Jan Louwers LL.M.
Jan Louwers LL.M. is a tenancy law specialist and founder of Huurfix, a legal service that helps tenants in the Netherlands reduce their rent using the official points system. Here he explains how the points system works, and how to assess your property's real rental value.
To those new to the Netherlands, the rental market can be a shock. Prices are high and competition is fierce. It is then often a second surprise to find out that rental prices are legally tied to the qualities of a property, and landlords are not allowed to overcharge their tenants.
In practice, many landlords will still attempt to charge as much rent as possible, regardless of the law. But if you understand your rights, you may be able to get your rent reduced.
Why expats often overpay for rent
Many landlords in the Netherlands take advantage of expats’ unfamiliarity with local rental laws. If you’ve just arrived in the country, you probably don’t speak Dutch fluently, don’t know how the system works and are eager to find housing quickly. Unfortunately, that makes you an easy target.
Even if a property falls under rent control, landlords may still charge high “free market” prices simply because most tenants never question it. Without proper knowledge or support, this overpricing can continue for years.
How rent control works in the Netherlands
The Dutch rent regulation system is built on a national scoring method known as the woningwaarderingsstelsel (WWS), or housing valuation system. Every self-contained rental home earns points based on factors such as:
- Size (floor area in square metres)
- Private facilities (bathroom, kitchen)
- Outdoor space (balcony, garden)
- The property’s WOZ value (official tax valuation)
- Energy efficiency (label rating)
- Special features (such as historic or monument status)
The total number of points determines the maximum legal rent a landlord can charge. This amount is updated annually on July 1. You can check your home’s score and maximum rent using the Rent Check Tool on the Huurcommissie (rent tribunal) website.
Major changes since 2024
Until mid-2024, any home with 144 points or more was considered part of the “free sector” and exempt from rent regulation. But starting July 1, 2024, that threshold increased significantly. Here’s how it breaks down now:
- 143 points or fewer: Social housing sector (strictly regulated)
- 144 to 186 points: New “mid-rent” sector (partially regulated)
- 187 points or more: Free sector (liberalised, no rent cap)
From January 1, 2025, landlords must provide the official points calculation if the tenant requests it. If they refuse or calculate it incorrectly, tenants can take the case to the Rent Tribunal, which can compel disclosure. This applies even to contracts signed prior to January 1, 2025.
Real-world savings: A clear example
This system might sound technical, but the financial impact is very real. Suppose that you’re renting a one-bedroom apartment in Amsterdam that scores 165 points. The maximum legal rent for that home is €1.045,71 per month. However, it’s common for expats to pay €1.500 or more, which is a difference of over €5.000 per year.
If you stay for two or three years, the overpayment can easily add up to €15.000.
Huurfix offers assistance with rent assessments and challenges on a no-win-no-fee basis
Why challenging your rent isn’t so simple
Even though the law offers protection, many expats hesitate to challenge their rent, and often for good reason.
All official forms, procedures and hearings are conducted in Dutch. While government websites may offer basic translations, the legal process itself is not available in English. From filing the initial complaint to meeting the inspector and understanding the verdict, each step requires proficiency in Dutch and a solid grasp of the procedure.
If either party disagrees with the rent tribunal’s decision, the case can be appealed to the kantonrechter (district court). This turns the issue into a formal legal case, where tenants must adhere to strict rules regarding evidence and legal argumentation. Court fees and procedural complexity often discourage tenants, especially internationals without legal training, from proceeding on their own.
When legal support makes a difference
Navigating the Dutch rental system requires both technical and legal understanding. Expertise can make the difference between a successful rent reduction and a missed opportunity.
Whether it’s calculating a property’s points, communicating with landlords or responding to court proceedings, professional support can significantly streamline the process, especially when language and law present barriers.
Know your rights, don’t overpay
The Dutch points system exists to protect tenants, but only if you make use of it. Don’t let a language barrier or legal complexity trap you into paying an inflated “free market” rent.
By understanding how the system works and your rights, you can take the first step toward a fairer monthly rent and possibly even receive a refund for past overpayments.
Think your rent might be too high? Huurfix offers free assessments and handles the entire rent reduction process on a no-win-no-fee basis, including all communication with landlords and representation both in and out of court. Visit Huurfix to find out if you’re overpaying and how much you could save.
Jan is a Dutch tenancy-law specialist and the founder of Huurfix. He helps tenants—especially expats—challenge overpriced rentals in the Netherlands. With a Master’s degree in Dutch civil law and a clear, practical approach, he makes it easier to understand and assert your rights when it comes to lowering your rent.Read more