Frequently asked questions
Below you will find answers to the most frequently asked questions about the points system, maximum rent prices and how to check if you are paying too much rent.
What is the Rent Calculator?
The Rent Calculator is a free online tool that lets you calculate whether your rent is reasonable according to the housing valuation system (WWS). You enter details about your home and immediately get insight into the maximum rent.
What is the housing valuation system (WWS)?
The housing valuation system, also called the points system, is a legal system that determines how many points a rental property is worth. Based on these points, the maximum rent is calculated. The system looks at factors such as surface area, energy label, amenities, and location.
Which properties does the points system apply to?
The points system applies to all rental properties in the social sector (up to 148 points) and mid-range sector (148-186 points). Properties above 186 points fall in the free market sector and have no maximum rent. Note: even if you rent in the free market sector, you can have your rent assessed within 6 months of the start of your rental contract. In addition to independent properties, there is also a separate points system for rooms and other non-independent living spaces (the WWSO). This takes shared facilities such as kitchen and bathroom into account.
Does the Rent Calculator also work for rooms?
Yes. With the points report for rooms you can calculate the points and maximum rent for a non-independent living space. The separate points system (WWSO) is applied automatically, including the weighting of shared facilities such as kitchen, bathroom, and toilet.
How do I know if my rent is too high?
Use our free Rent Calculator to calculate how many points your home is worth. If your current rent is higher than the maximum rent for that number of points, you may be paying too much. You can then request a rent reduction from your landlord or the Rent Tribunal.
What is the Rent Tribunal (Huurcommissie)?
The Rent Tribunal is an independent government body that handles disputes between tenants and landlords. You can go there for complaints about rent prices, service charges, or maintenance. A procedure costs €25 (2024) and the ruling is binding.
How many points is my home worth?
The number of points depends on various factors: surface area, energy label, kitchen, bathroom, outdoor space, and WOZ value. You can calculate your rental points with our free tool. Enter the details of your home and you will get the result immediately.
What is the difference between base rent and total rent?
Base rent is the amount you pay for just the property, without service charges. Total rent consists of base rent plus service charges (such as cleaning, garden maintenance, or caretaker). The points system only determines the maximum base rent, not the service charges.
What is the liberalization threshold?
The liberalization threshold is the amount above which a property falls in the free market sector. In 2024, this is €879.66 per month. If your property scores above this threshold based on points (more than 148 points), the landlord may set the rent price themselves. Below this threshold, the rules of the points system apply.
Can I get a rent reduction?
Yes, if your rent is higher than the maximum rent according to the points system. You can first ask your landlord for a rent reduction. If the landlord does not agree, you can start a procedure with the Rent Tribunal. If you are proven right, the landlord must reduce the rent and sometimes even repay overpaid rent.
How accurate is the Rent Calculator?
The Rent Calculator provides a good indication based on the information you enter. For an official and binding judgment, you can contact the Rent Tribunal, which conducts a full inspection of your home.
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