Calculate your maximum rent: what may your landlord charge?

Every rental property in the regulated sector has a maximum rent. In 2026, the limit at 186 points is €1,228.07 per month. By looking up your property's point total in the rent price table, you can check whether your landlord is charging more than legally allowed. Paying too much? You can have the rent reduced.

The maximum rent is determined by the housing valuation system (WWS), the government's points system. Each property receives points based on characteristics such as living area, energy label, facilities, and WOZ value. The total points translate directly to a maximum amount. Since the Affordable Rent Act (July 1, 2024), more properties fall under this system than before.

What is the maximum rent exactly?

The maximum rent is the highest base rent amount a landlord may charge for a property in the regulated sector. This amount is determined by the property's WWS points and is listed in the rent price table the government publishes annually. As of January 1, 2026, the amounts were indexed by 3.65%.

The maximum rent applies to the base rent: the amount you pay for the property itself, without service costs, gas, water, or electricity. Paying an all-in price? Separate rules apply for splitting your rent. Calculate what this means for your rent by entering your property details.

Which sector does your property fall in?

The total points determine which rental sector your property falls in and thus which maximum rent applies. Since the Affordable Rent Act (2024), there are three sectors, each with their own rules.

The difference is significant. A property with 143 points has a maximum rent of €932.93. One point more (144 points) and the property falls in the mid-range rental sector, but still has a legal maximum. Only at 187 points or more does rent protection disappear entirely.

How much rent corresponds to which point total?

The government publishes a rent price table every year that lists the exact maximum amount for each point total. Below is a selection of common point totals and the corresponding maximum rent as of January 1, 2026.

Example: your property scores 150 points and you pay €1,100 base rent. The maximum rent at 150 points is €976.42. You're paying €123.58 too much per month, and you can claim back that difference.

How do you calculate the maximum rent in 5 steps?

You can determine in 5 steps whether your rent is within the legal maximum. For this, you need your rental contract, the energy label, and the WOZ value of your property.

1. 1Gather your property information. You need: the living area (in m²), the energy label, the WOZ value, and an overview of kitchen and bathroom facilities.
2. 2Count the rental points per category. The points system has 9 categories. The most important: living area (1 point per m²), energy label (up to 57 points), kitchen and bathroom, and WOZ value.
3. 3Look up your total in the rent price table. The government's rent price table shows the maximum base rent for each point total. The table is indexed annually on January 1st.
4. 4Compare the maximum to your current base rent. Note: compare only the base rent, not the total price including service costs or energy costs.
5. 5Take action if you're paying too much. Request a rent reduction from your landlord in writing. If that doesn't work, you can go to the Rent Tribunal.

Use the rent calculator and see if you're paying too much. You enter your property details and immediately get a calculation of the point total and the corresponding maximum rent.

What if you pay an all-in rent?

With an all-in rent, you pay one amount for both the property and additional costs such as gas, water, electricity, and service costs. The maximum rent from the rent price table applies only to the base rent, the property portion. That's why you first need to know what your base rent is.

• ✓Base rent: the amount for the property itself, without additional costs. You compare this with the maximum rent.
• ✓Service costs: costs for cleaning, garden maintenance, caretaker, and similar. These fall outside the maximum rent.
• ✗All-in rent: if you pay one amount without a split, you can't see if the base rent is too high. You can force a split through the Rent Tribunal.

With an all-in rent, the Rent Tribunal sets the base rent at 55% of the total amount (unless the landlord can prove the ratio is different). Only then can you assess whether the base rent exceeds the legal maximum.

What can you do if your rent is too high?

If your base rent is higher than the maximum corresponding to your property's point total, you can take action. The Rent Tribunal can reduce the rent retroactively.

1. 1Calculate your points and maximum rent. Make sure you have a reliable calculation, through the rent calculator or the government's Huurprijscheck.
2. 2Send a written request to your landlord. Ask for a rent reduction to the legal maximum. Keep a copy.
3. 3File a request with the Rent Tribunal. If your landlord doesn't respond or refuses, you can start a procedure within 6 months of the start date (for an indefinite contract). With a temporary contract, you can apply during the entire term and up to 6 months after.

The Rent Tribunal charges €25 in fees. If the rent is indeed too high, the landlord pays these costs. A procedure takes on average 4 to 8 weeks.

Common mistakes about maximum rent

Last updated: February 24, 2026