Rent too high in the Netherlands? How to check and what to do
Many tenants in the Netherlands pay more rent than legally allowed. An estimated 40% of tenants in the regulated sector overpay. Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), more properties fall under the points system, which means even mid-range properties now have a legal rent cap.
The question is: are you overpaying too? This guide explains how to check, which properties have a rent cap, and what you can do if your rent turns out to be too high.
How do you know if your rent is too high?
Your maximum rent is determined by the housing valuation system (woningwaarderingsstelsel, or WWS). This official points system scores every feature of your property, from floor area to energy label, and converts them into points. The total determines the maximum base rent (kale huur) your landlord may charge.
If your property scores fewer than 187 points, a legal maximum applies. Many landlords charge more than that maximum, often simply because the tenant does not know how many points the property has.
The only way to know for sure: calculate your rental points and compare the result with what you pay. You can also directly calculate your maximum rent to see if there is a difference.
Which properties have a maximum rent?
Since the Affordable Rent Act (Wet betaalbare huur), the Netherlands has three rental sectors. Your property's point total determines which sector it falls into and whether a rent cap applies.
| Sector | Points | Rent cap (2026) |
|---|---|---|
| Social (sociaal) | Up to 143 points | Max. ~€879.66/mo |
| Mid-range (midden) | 144–186 points | Max. ~€1,157.95/mo |
| Free market (vrij) | 187+ points | No legal maximum |
Amounts based on the rent price table as of January 1, 2026. See the full overview via the rental points system.
Only free market properties (187 points or more) have no legal rent cap. For all other properties: your landlord may not charge more than the amount corresponding to your point total.
Check in a few minutes whether your rent is correct
Calculate your maximum rent →The 5 most common reasons your rent is too high
There are many reasons why a rent might be incorrect. These are the five most frequent ones.
- 1Landlord miscounts points (or never counted at all). Many landlords set the rent based on a rough estimate rather than an official points calculation. A single category scored incorrectly can mean tens of euros per month too much.
- 2Energy label is missing or outdated. Without a registered energy label (energielabel), a default value based on the building year applies. A missing or incorrect label can significantly distort your total points. Read more about energy labels and rental points.
- 3WOZ value has dropped but rent was never adjusted. The WOZ value (municipal property tax valuation) is one of the largest points categories. When the WOZ drops, your points drop too, but landlords rarely adjust the rent on their own.
- 4The property is smaller than stated in the contract. Floor area earns 1 point per m². If the actual size differs from what the rental contract states, the entire calculation is off.
- 5The property now falls under the mid-range sector due to the Affordable Rent Act. Since July 1, 2024, properties scoring 144 to 186 points fall under the mid-range sector (middenhuur). If your rent was previously unregulated, a legal cap may now apply.
What can you do if your rent is too high?
You can take action yourself to get your rent reduced. Below are the steps, from checking to ruling.
- 1Calculate your rental points. Use the Huurprijsmeter to calculate your property’s point total. The tool retrieves official data from government databases (BAG, EP-online).
- 2Compare with your current base rent. Look only at the base rent (kale huur), excluding service charges and utilities. The point total translates to a maximum base rent via the official rent price table (huurprijstabel).
- 3Write to your landlord. Send a letter or email with your points calculation and the difference between your current rent and the legal maximum. Many landlords adjust the rent after receiving a substantiated request.
- 4File a request with the Rent Tribunal. If your landlord does not respond or refuses, you can file a request with the Rent Tribunal (Huurcommissie). They carry out an independent assessment of the rent.
- 5The Rent Tribunal issues a ruling. The Rent Tribunal determines the maximum rent based on their own points calculation. If your rent is too high, they order a reduction, potentially retroactively.
Can you get money back retroactively?
Yes, under certain conditions. Whether you can reclaim overpaid rent depends on when you file your request with the Rent Tribunal (Huurcommissie).
The sooner you act, the more you can reclaim. It pays to check your rental points early.
Use the Huurprijsmeter and see if you are paying too much
Check your rent →Common misconceptions
“I signed the contract, so there is nothing I can do.”
You can always have your rent assessed, even after signing the lease. Signing does not mean you accept an unlawful rent level.
“My property is free market, so no maximum applies.”
Check the points first: many properties marketed as free market (vrije sector) actually score below 187 points. Since July 1, 2024, those properties fall under the regulated mid-range or social sector, which means a legal rent cap applies.
“The Rent Tribunal only handles social housing.”
Since the Affordable Rent Act (Wet betaalbare huur), mid-range tenants (middenhuurders) can also go to the Rent Tribunal (Huurcommissie). The Tribunal handles rent disputes for all regulated properties (up to 186 points).
“My landlord can evict me for filing a complaint.”
Tenants are legally protected against termination following a Rent Tribunal procedure. Your landlord cannot end your lease because you exercise your rights.
Frequently asked questions about overpaying rent
How do I know if my rent is too high?
Count the rental points for your property and look up the total in the rent price table (huurprijstabel). If your base rent (kale huur) exceeds the maximum for that point total, you are overpaying. The Huurprijsmeter performs this calculation automatically using official government data.
Can I get a rent reduction retroactively?
Yes, under certain conditions. If you file your request with the Rent Tribunal (Huurcommissie) within 6 months of the lease start date, the reduction can be backdated to the start of the contract. After 6 months, the reduction takes effect from the date of the ruling.
Does a maximum rent apply in the free market sector?
No, properties with 187 or more points have no legal rent cap. However, many properties rented out as free market actually score below 187 points. In that case, a legal maximum does apply.
What can I do if my landlord doesn’t respond?
If your landlord does not respond to your rent reduction request, you can start a procedure at the Rent Tribunal (Huurcommissie). They carry out an independent points assessment and determine the maximum rent. The landlord is legally obliged to comply with the ruling.
Can my landlord evict me for filing a complaint?
No. Tenants are legally protected against eviction following a Rent Tribunal procedure. Dutch law prohibits landlords from terminating a lease because the tenant exercised their right to have the rent assessed.
Last updated: February 25, 2026