Energy label rental property: how many rental points per label?
The energy label of your rental property largely determines how many rental points it receives. An A label adds up to 41 points. A G label costs 15 points. That difference can amount to hundreds of euros per month.
The energy label indicates how energy-efficient a property is, on a scale from A++++ (very efficient) to G (very inefficient). In the housing valuation system (woningwaarderingsstelsel, or WWS) — also known as the points system — the energy label carries significant weight in determining the maximum rent. Since the Affordable Rent Act (Wet betaalbare huur, 2024), properties with poor labels actually lose points.
How many WWS points does each energy label give?
An energy label A adds 41 points for a single-family home of 40 m² or more. A G label costs the same property 15 points. The difference is 56 points — equivalent to more than €400 per month in maximum rent. Below you will find the full table for independent rental properties of 40 m² or more.
| Energy label | Single-family home | Multi-family home |
|---|---|---|
| A++++ | +62 | +58 |
| A+++ | +57 | +53 |
| A++ | +52 | +48 |
| A+ | +47 | +43 |
| A | +41 | +37 |
| B | +34 | +30 |
| C | +22 | +15 |
| D | +14 | +11 |
| E | −4 | −4 |
| F | −9 | −9 |
| G | −15 | −15 |
Source: Dutch Government (Rijksoverheid). Applies to energy labels registered after 1 January 2021 for properties ≥ 40 m².
Note: different point values apply to smaller properties. Properties between 25 and 40 m² have a similar table, but properties smaller than 25 m² receive significantly more points per label. An A label gives 49 points (single-family home) there instead of 41.
The difference between single-family and multi-family homes is also relevant. An apartment (multi-family home) receives fewer points for the same label than a terraced house (single-family home). For label C, the difference is 7 points. Calculate what the energy label means for your rent.
Which energy label counts for the point calculation?
Only the energy label officially registered at EP-online counts for the rental points. A claim or estimate by the landlord is not valid. Furthermore, energy labels are valid for a maximum of 10 years — after that, the label expires and must be re-registered.
- ✓New label (after 1 January 2021) — with label class A++++ to G
- ✓Energy Index (2015–2021) — valid if not older than 10 years
- ✓Old energy label (before 2015) — valid if not older than 10 years
- ✗Landlord’s estimate — does not count
- ✗Expired label (older than 10 years) — not valid
- ✗No label registered — construction year is used instead
The registration date of the label determines which point table applies. Labels registered after 1 January 2021 use the table shown above. Different point values apply to older labels and the Energy Index.
What if your rental property has no energy label?
Without a registered energy label and without a valid Energy Index, the construction year of the property is used to determine the rental points. You can look up the construction year via the WOZ value portal (WOZ-waardeloket). The rating based on construction year is generally less favourable than a good energy label, but for older properties it can actually be more favourable than a poor label.
For tenants, the absence of a label can work out positively. A property from 1990 receives a rating equivalent to label C or D based on its construction year, while the property may actually perform worse. At the same time, the landlord is legally required to provide an energy label when entering a new rental agreement. If the landlord fails to do so, this can be reported to the Human Environment and Transport Inspectorate (ILT).
Exception for listed buildings
For national, municipal and provincial listed buildings (monumenten), an important exception applies. Properties with an energy label E or lower receive a rating of 0 points instead of the usual deduction. The negative points (−4, −9 or −15) do not apply to listed buildings. This prevents the protected status of a listed building from resulting in an unreasonably low point score.
Minimum energy label C for new rentals from 2026
From 1 January 2026, a new requirement applies: private rental properties must have at least energy label C when entering a new rental agreement. This affects landlords who want to re-let a property with label D or lower.
Existing rental contracts fall under a transitional arrangement. If you already live in the property, your rental contract may continue — even if the label is below C. The requirement only applies to new contracts. There is also no rental ban for properties with label E, F or G: the property may remain rented, but municipalities can address the landlord about improving energy efficiency.
What can you do if the energy label is incorrect?
The registered energy label does not always match the actual state of the property. After insulation, double glazing installation or a new boiler, the property may be more energy-efficient than the label indicates. In that case, a certified assessor can register a new label.
A new label works both ways. If the property performs better than the current label, the number of points increases. If the label is too optimistic, the number of points decreases — and as a tenant you may be entitled to a rent reduction.
- Check the registered label via EP-online (postcode + house number)
- Compare this with the label your landlord uses
- Check whether the property has been improved since registration
- If needed, have a new label registered by a certified assessor
- Recalculate your maximum rent
Want to know what the energy label means for your rent? Use the Huurprijsmeter and see within minutes whether you are paying too much.
Common misconceptions about the energy label
“My landlord says the property has label B, so that must be right”
Not necessarily. Only the label registered at EP-online counts. What the landlord claims is irrelevant if it is not in the register.
“Without a label the property gets an average rating”
Incorrect. Without a registered label, the construction year is used. Depending on the construction year, this can be more or less favourable than the actual energy performance.
“The energy label has little impact on my rent”
The difference between label A and G amounts to 56 points for a single-family home. That translates to over €400 per month in maximum rent.
“My energy label was issued ten years ago, so it is still valid”
Energy labels are valid for a maximum of 10 years. If the label is exactly 10 years old or older, it has expired and a new label must be requested.
Last updated: February 24, 2026