How to request a rent reduction in the Netherlands

If your base rent exceeds the legal maximum, you are entitled to a rent reduction. You can request this from your landlord first. If they do not respond or refuse, you can take your case to the Rent Tribunal (Huurcommissie). Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), this applies to both social housing and the mid-range sector.

This guide covers when you qualify for a reduction, how to request it, what to include in your letter, and how the Rent Tribunal process works. Haven't checked whether your rent is too high yet? Start there first.

When are you entitled to a rent reduction?

You are entitled to a rent reduction if your base rent (kale huur) exceeds the maximum allowed by your property's point total. This applies to two sectors:

→Social housing (sociaal, up to 143 points): maximum base rent approximately €879.66 per month.
→Mid-range sector (middenhuur, 144–186 points): maximum base rent approximately €1,157.95 per month. New since July 1, 2024.

Free market properties (vrije sector, 187 points or more) have no legal rent cap. A rent reduction through the points system is not possible for those. Not sure which sector you fall into? Check the rental points system or calculate your maximum rent.

First, check if your rent is too high with the Huurprijsmeter

Calculate your rental points →

Step by step: requesting a rent reduction

Requesting a rent reduction starts with gathering the facts. Below is the full step-by-step process.

1Calculate your rental points. Use the Huurprijsmeter to calculate your property’s point total. The tool retrieves data from government databases (BAG and EP-online), giving you a reliable estimate. Read more about how to calculate rental points.
2Look up the maximum rent for your point total. The point total translates to a maximum base rent via the official rent price table (huurprijstabel). The difference between that maximum and what you currently pay is the amount you overpay. See the full table via maximum rent calculation.
3Compare with your current base rent. Only compare the base rent (kale huur), excluding service charges, gas, water, or electricity. Only the base rent is tested against the points system.
4Send a written request to your landlord. Send a letter or email with your points calculation, the legal maximum rent, and the difference. Always keep a copy of your request and any replies.
5Wait for a response. There is no legal response deadline, but give your landlord at least two to four weeks. Many landlords cooperate when presented with a well-documented request.
6No agreement? File a request with the Rent Tribunal. If your landlord does not respond or refuses, you can file a request with the Rent Tribunal (Huurcommissie). The cost is €25 for tenants.

What should your request to the landlord include?

Keep your request professional and factual. Not a threatening letter, but a substantiated request. Make sure it includes:

✓Your current base rent (kale huur)
✓The point total you calculated
✓The maximum rent corresponding to that point total
✓The difference between your current rent and the legal maximum
✓A request to reduce the rent to the legal maximum

Send your request by registered post or email and keep a copy. If your landlord does not respond, this copy serves as evidence at the Rent Tribunal.

Rent reduction through the Rent Tribunal: how does it work?

If your landlord does not cooperate, you can file a rent reduction request with the Rent Tribunal (Huurcommissie). This is an independent government body that settles disputes about rental prices.

1.File your request. Submit your request to the Rent Tribunal online or by post. The cost is €25 for tenants.

2.Property inspection. The Rent Tribunal sends an inspector to your property for an independent points assessment.

3.Ruling. The Tribunal determines the point total and maximum rent. If your rent is too high, the landlord must reduce it.

4.Binding. The ruling is binding unless either party appeals to the subdistrict court (kantonrechter) within eight weeks.

Note: if your property has an outdated or missing energy label (energielabel), this can affect the point total. Check this beforehand via energy labels and rental points.

Can you get money back retroactively?

Yes, but how much depends on when you file your request with the Rent Tribunal (Huurcommissie).

→Within 6 months of the lease start date: the rent reduction can be backdated to the start of the contract. You can reclaim the full difference.

→After 6 months: the reduction takes effect from the first day of the month after your request. You pay less going forward, but cannot reclaim rent overpaid before that date.

This difference makes early action crucial. The sooner you check your rental points, the more you can potentially reclaim.

Calculate your rental points and see if you're entitled to a reduction

Start the Huurprijsmeter →

Common misconceptions

“I have to go to the Rent Tribunal before I can do anything.”

Always start with your landlord. Many landlords cooperate when presented with a clear points calculation. The Rent Tribunal (Huurcommissie) is only necessary if your landlord does not respond or refuses.

“Requesting a rent reduction is expensive.”

The Rent Tribunal procedure costs €25 for tenants. If your request is upheld, the landlord pays this amount. The request to your landlord itself costs nothing.

“My landlord can terminate my lease if I request a reduction.”

Tenants are legally protected. A landlord cannot terminate your contract because of a rent reduction procedure. This applies both to requests to the landlord and to Rent Tribunal proceedings.

“Rent reduction only applies to social housing.”

Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), it also applies to mid-range rental properties (middenhuur) scoring up to 186 points. Only the free market sector (187+ points) falls outside the points system.

Frequently asked questions about rent reduction

How do I request a rent reduction in the Netherlands?

First, calculate your rental points and the corresponding maximum rent. Then send your landlord a written request with the points calculation and the difference. If the landlord does not respond within two to four weeks, you can file a request with the Rent Tribunal (Huurcommissie).

How much does a Rent Tribunal procedure cost?

Tenants pay €25 to file a request with the Rent Tribunal (Huurcommissie). If your request is upheld, the landlord reimburses this amount. The procedure itself carries no further costs.

Can I get a rent reduction retroactively?

Yes, under certain conditions. If you file your request with the Rent Tribunal 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 first day of the month after your request.

Can my landlord evict me for requesting a rent reduction?

No. Tenants are legally protected against eviction following a rent reduction procedure. Dutch law prohibits landlords from terminating a lease because the tenant exercised their right to have the rent assessed.

Does rent reduction apply to mid-range rentals?

Yes. Since the Affordable Rent Act (Wet betaalbare huur, July 1, 2024), properties scoring 144 to 186 points fall under the regulated mid-range sector (middenhuur). Tenants in this segment can request a rent reduction through the same procedure as social housing tenants.

Last updated: February 25, 2026