Common mistakes in rental point calculations

Many tenants rely on the point calculation provided by their landlord or letting agent. But that calculation is not always correct. Sometimes the errors are accidental, sometimes deliberate. A difference of 10 points can already mean dozens of euros per month in your maximum legal rent.

This article describes the 7 most common mistakes in rental point calculations so you can spot and correct them. New to the system? Read our guide on the Dutch rental points system (WWS) first.

How often are point calculations incorrect?

There are no exact nationwide figures, but the Rent Tribunal (Huurcommissie) regularly corrects point calculations after an independent inspection. Mistakes are especially common for properties near the boundary of 143 points (social/mid-range) and 186 points (mid-range/free market), where the financial consequences are largest.

The errors range from innocent measurement mistakes to structural overestimates. In every case, the result is the same: you pay more rent than legally permitted. Always verify the calculation yourself, especially if your rent is close to a sector boundary.

The 7 most common mistakes in point calculations

Below are the errors that occur most frequently in Dutch rental point calculations. For each mistake, you will find what goes wrong, how to recognize it, and how many points it can affect.

1Floor area measured incorrectly. The landlord uses gross floor area or the BAG registration instead of a net measurement according to NEN 2580. Spaces where the ceiling is lower than 1.50 meters are included when they should not be. The difference can be 5 to 10 m², which equals 5 to 10 points. Learn how to measure floor area correctly.
2Energy label missing or outdated. Without a valid energy label, a default value applies that often results in fewer points. A new label can make a difference of dozens of points, either up or down. Always verify that the label used in the point calculation matches the registered label. Read more about energy labels and rental points.
3WOZ value not up to date. The landlord uses an old WOZ value (property tax valuation). An outdated, higher WOZ yields more points than justified. The point calculation must always use the most recent WOZ value, and you have the right to object to the WOZ value if you believe it is incorrect. Read more about WOZ value and rental points.
4Other spaces counted as rooms. Hallways, corridors, bathrooms, and storage areas earn 0.75 points per m², not 1 point. Landlords sometimes count these as full rooms, inflating the total. The difference is 0.25 points per m² for each affected space. See which spaces qualify as rooms.
5Outdoor space calculated incorrectly. Balconies, gardens, and roof terraces have a separate point calculation with base points and a maximum. Landlords sometimes award more points than the WWS allows for outdoor space.
6Kitchen and bathroom overvalued. The WWS uses fixed point values based on specific amenities such as counter length, cabinet space, and type of shower or bath. Landlords sometimes award points for amenities that are not present or that do not meet the requirements.
7WOZ cap not applied. Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), WOZ points are capped at 33% of the total for properties scoring above 186 points. Some landlords do not apply this cap, resulting in a higher total than legally permitted. Read more about the WOZ cap.

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How to check your landlord's point calculation

You can review the point calculation step by step. This way, you know for certain whether the count is accurate and whether you are paying the correct rent.

1Request the point calculation from your landlord. Since January 1, 2025, landlords are legally required to provide a point calculation with new rental contracts. For existing contracts, you can request it in writing.
2Review each category. Go through the calculation point by point. Is the floor area correct? Is the right energy label used? Are the points for kitchen and bathroom accurate? Use our guide on calculating rental points as a reference.
3Compare the total with the maximum rent. Look up your point total in the rent price table to see what the legal maximum rent is for your property. Learn how to calculate your maximum rent.
4Use the Huurprijsmeter for a quick check. Enter your address and see immediately how many points your property has based on official government data.
5Something off? Take action. If the calculation differs from your own, you have the right to challenge it. Read what to do if your rent is too high.

What can you do if the point calculation is wrong?

If you have found errors in the point calculation, there are three steps you can take.

1.Inform your landlord in writing. Explain which points you have calculated differently and why.
2.Request a rent reduction if you are overpaying based on the correct calculation.
3.No response or a refusal? File a case with the Rent Tribunal (Huurcommissie). They will always conduct their own independent point assessment.

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Common misconceptions about point calculations

“My landlord is a professional, so the point calculation must be correct.”

Landlords and letting agents regularly make mistakes, sometimes due to lack of knowledge, sometimes because of outdated data. You have the right to verify the calculation yourself.

“I cannot request the point calculation.”

Your landlord is required to give you access to the point calculation. Ask for it in writing. Since January 1, 2025, providing a point calculation with new contracts is a legal obligation.

“A few points difference does not matter.”

At the boundaries of 143 and 186 points, a single point determines whether your property falls in the social, mid-range, or free market sector. That can mean a difference of hundreds of euros per month.

“The Rent Tribunal just accepts the landlord’s calculation.”

The Rent Tribunal (Huurcommissie) always conducts its own independent point calculation through an inspector who visits the property in person. The landlord’s count is not decisive.

Frequently asked questions about point calculation mistakes

How do I know if my rental point count is correct?

Request the point calculation from your landlord and check each category yourself. Pay special attention to the floor area (measured according to NEN 2580), the energy label, and the WOZ value. Use the Huurprijsmeter for a quick indication based on official data.

What are the most common mistakes in Dutch rental point calculations?

The most common mistakes are: floor area measured incorrectly (gross instead of net), an outdated or missing energy label, a non-current WOZ value, other spaces counted as rooms, and the WOZ cap not being applied.

Can I request the point calculation from my landlord?

Yes. Your landlord is required to provide insight into the point calculation. Since January 1, 2025, every new rental contract for properties up to 186 points must include a point calculation. Ask in writing if you have not received it.

How much difference can a mistake in the point count make?

It depends on the mistake. An incorrectly measured floor area can mean 5 to 10 points difference. At the boundaries of 143 and 186 points, a single point can determine whether your property is social, mid-range, or free market, potentially costing hundreds of euros per month.

What can I do if the point calculation is wrong?

Inform your landlord in writing with your own calculation. Request a rent reduction if you are overpaying. If your landlord does not respond or refuses, you can file a case with the Rent Tribunal (Huurcommissie), which will conduct an independent point assessment.

Last updated: February 25, 2026