Rent increase check: is your 2026 increase legal?
Your landlord in the Netherlands may raise your rent annually, but there is a legal cap. That cap differs per rental sector. In 2026, the maximum rent increase is 4.1% for social housing, 6.1% for mid-range rentals, and 4.4% for the free market sector.
Received a rent increase letter from your landlord? This guide explains the rules, how to verify whether the increase is legal, and what to do if the amount is too high. With the rent increase checker you can verify it in seconds.
How much can my rent increase in 2026?
The maximum rent increase in 2026 is 4.1% for social housing, 6.1% for mid-range rentals, and 4.4% for the free market sector. The percentage depends on which sector your property falls into.
| Sector | Max. increase | Effective date |
|---|---|---|
| Social (sociaal) | 4.1% | July 1, 2026 |
| Mid-range (midden) | 6.1% | January 1, 2026 |
| Free market (vrij) | 4.4% | January 1, 2026 |
How are these percentages calculated?
- →Social housing (sociale huur): the higher of inflation + 1 percentage point (2.4% + 1 = 3.4%) or CLA wage growth (4.1%). In 2026, this means 4.1%.
- →Mid-range (middenhuur): CLA wage growth + 2 percentage points = 4.1% + 2 = 6.1%.
- →Free market (vrije sector): the higher of CLA wage growth + 0.3 percentage points (4.1% + 0.3 = 4.4%) or inflation + 1 percentage point (3.4%). In 2026, this means 4.4%.
Not sure which sector your property falls into? The rental points system determines the sector based on your property's point total.
Check your rent increase with the free rent increase checker
Start the rent increase checker →When can your landlord raise the rent?
Your landlord may raise the rent at most once every twelve months. The following rules apply:
- ✓The increase must be announced at least two months in advance in writing.
- ✓The proposal must state the old amount, new amount, effective date, and percentage.
- ✓Social housing: the standard effective date is July 1.
- ✓Mid-range and free market: the effective date is January 1 or the lease anniversary.
How do you check if your rent increase is legal?
You can verify the increase yourself in five steps.
- 1Determine which sector your property falls into. Social, mid-range, or free market? The point total of your property determines the sector. Not sure? Check the rental points system.
- 2Look up the maximum increase percentage. Use the table above to find the percentage for your sector.
- 3Calculate the maximum new rent. Take your current base rent and multiply by (1 + percentage). For example: €800 × 1.041 = €832.80 per month.
- 4Compare with your landlord’s proposal. Is the proposed amount higher than your calculation? Then the increase may exceed the legal maximum.
- 5Or use the rent increase checker. Enter your current rent and the proposed new rent. The tool instantly calculates whether the increase is within the legal limit. Go to the rent increase checker.
What if your rent increase is too high?
If the proposed increase exceeds the legal maximum, you do not have to accept it. Here is what you can do:
- 1.Write to your landlord stating that you do not agree with the increase. Refer to the legal maximum for your sector.
- 2.Social housing: file an objection with the Rent Tribunal (Huurcommissie). They assess whether the increase is permitted.
- 3.Free market: an increase above the legal maximum is unenforceable. Your landlord cannot compel it through court.
- 4.Continue paying the old rent until a ruling or agreement is reached. Do not pay the increased amount if you have objected.
Suspect that not just the increase but your current rent itself may be too high? Read how to check your rent or how to request a rent reduction.
Income-based rent increase for social housing
For social housing owned by housing corporations (woningcorporaties), an income-based rent increase (inkomensafhankelijke huurverhoging) may apply. This means the increase percentage can be higher if the household income exceeds a certain threshold.
- →This applies only to social housing owned by housing corporations, not to private landlords.
- →The income threshold and additional percentage are set annually by the government.
- →The corporation requests your income data from the Tax Authority (Belastingdienst). You do not need to provide income details yourself.
Received an income-based increase and not sure if it is correct? You can object to the Rent Tribunal (Huurcommissie) if you believe the income was assessed incorrectly or if the increase exceeds the maximum.
Want to know how many rental points your energy label contributes, or how the point total is calculated? Read our guides.
Verify in seconds whether your rent increase is legal
Go to the rent increase checker →Common misconceptions
“My landlord can raise the rent by any amount each year.”
There is a legal maximum per sector. Even in the free market sector (vrije sector), the annual rent increase is capped at 4.4% in 2026.
“The rent increase applies to my total rent including service charges.”
The increase applies only to the base rent (kale huur), not to service charges, gas, water, or electricity. Service charges are calculated separately.
“I have to pay the new rent as soon as I receive the letter.”
Your landlord must announce the increase at least two months in advance in writing. The increase only takes effect on the stated date, not before.
“I rent in the free market, so there is no maximum.”
Since May 1, 2021, the free market sector (vrije sector) also has a maximum annual rent increase. In 2026, it is 4.4%.
Frequently asked questions about rent increases
How much can my rent increase in 2026 in the Netherlands?
It depends on your sector. Social housing (sociale huur): maximum 4.1% (from July 1, 2026). Mid-range (middenhuur): maximum 6.1% (from January 1, 2026). Free market (vrije sector): maximum 4.4% (from January 1, 2026). For social housing, an income-based increase may apply, resulting in a higher percentage.
When can my landlord raise the rent?
Your landlord may raise the rent at most once every twelve months. The proposal must be announced in writing at least two months before the effective date. For social housing, the standard date is July 1. For mid-range and free market properties, it is January 1 or the lease anniversary.
What can I do if my rent increase is too high?
Write to your landlord stating that you do not agree and refer to the legal maximum. For social housing, you can file an objection with the Rent Tribunal (Huurcommissie). For the free market, an increase above the legal maximum is unenforceable. Continue paying your old rent until a ruling is reached.
Is there a maximum rent increase for free sector rentals?
Yes. Since May 1, 2021, free market properties (vrije sector) also have a maximum annual rent increase. In 2026, this is 4.4%, calculated as CLA wage growth (4.1%) plus 0.3 percentage points.
What is an income-based rent increase?
Housing corporations (woningcorporaties) may apply a higher rent increase for social housing tenants whose household income exceeds a certain threshold. This is the income-based rent increase (inkomensafhankelijke huurverhoging). The income threshold and additional percentage are set annually by the government.
Last updated: February 25, 2026