Affordable Rent Act · 2026 tables
Paying too much rent? Find out in a few minutes.
Since the Affordable Rent Act, most Dutch rental homes have a legal maximum rent. Huurcheck calculates your home's points score for free and shows you the highest rent your landlord is allowed to charge.
- Source
- Based on 2026 Huurcommissie tables
- Auto
- Land registry, energy label and WOZ data where available
- Honesty
- Honest: if there's nothing to save, we say so
WWS points · 2026
Max base rent / month
- Social≤143€932,93
- Regulated mid-rental144–186€1.228,07
- Free sector187+no cap
Your home earns points for floor area, energy label, kitchen, bathroom, outdoor space and WOZ value. Add them up; the table on the right caps your legal base rent.
How it works
Three steps. Usually a few minutes. Free at every step that matters.
- 01
Enter your address
Where possible, we fetch your floor area, year of construction, energy label and WOZ value from public Dutch registries.
- 02
Answer a few short questions
About your kitchen, bathroom, heating and outdoor space. Usually done in a few minutes, no account needed.
- 03
See your result immediately
Your total points and the legal maximum rent are free. We only offer the full report (€29) if you can actually save money.
What you get
If you can save money, you'll know quickly. If you can't, we'll tell you plainly.
We never sell a report to someone it can't help. If your home falls in the free sector, or your contract isn't covered by the mid-rental regulation, the result page says so plainly and offers no checkout.
If you do overpay, the €29 report contains the points score per category, a letter to your landlord, and the step-by-step plan for the Huurcommissie. No subscription, no account, one transaction.
FAQ
Frequently asked questions
How do I calculate the maximum rent for my home?
The maximum rent follows from the points score under the Dutch Housing Valuation System (WWS). Your home earns points for things like floor area, energy label, kitchen, bathroom, outdoor space and WOZ value. Every total points score has a legal maximum rent in the Huurcommissie table. Huurcheck calculates this using the tables for 1 January 2026.
What is the WWS points system?
The Housing Valuation System (WWS) is the legal points system that expresses the quality of a rental home in points. In 2026 a self-contained home up to 143 points falls in social housing (max €932.93), 144–186 points in the regulated mid-rental segment (max €1,228.07) and 187+ points in the free sector.
How do I know if I'm paying too much rent?
Compare your base rent (excluding service costs and energy) to the maximum rent that matches your home's points score. If your rent is higher, you may be paying too much and can request a reduction. The free check shows this immediately.
How do I request a rent reduction?
First send a written request to your landlord with the points score as evidence, asking for a reduction to the legal maximum. If your landlord doesn't respond or refuses, you can start a procedure at the Huurcommissie. The Huurcheck report includes a ready-to-send letter and a step-by-step plan.
What is the Dutch Affordable Rent Act?
Since 1 July 2024, the Affordable Rent Act (Wet betaalbare huur) also regulates the mid-rental segment: new contracts with 144–186 points have a legal maximum. The points system also became mandatory, and homes with energy labels E, F or G now lose points. The regulation does not apply retroactively to contracts that started before 1 July 2024.
What does a Huurcommissie procedure cost?
For renters the procedure costs €25 in fees. You get this back if you win. Important: a review of the starting rent must be filed within 6 months of the contract start; after that, a regular rent reduction procedure is still possible in the regulated segment.
Does the WOZ value count in the points system?
Yes, the WOZ value (the municipal property value) is a major part of the points system and earns points via two calculation components. Its share is capped at 33% of the total (the 'WOZ cap') once the home would otherwise exceed 186 points. You can look up your WOZ value for free at wozwaardeloket.nl.
How does my energy label affect the maximum rent?
A good energy label (A or better) earns tens of points and raises the maximum rent. Since the Affordable Rent Act, poor labels actually subtract points: E counts as -4, F as -9 and G as -15. No valid label? Then the year of construction counts instead.
Is the Huurcheck result legally binding?
No. Huurcheck provides a careful, indicative calculation based on the Huurcommissie tables and the information you enter. Huurcheck is not affiliated with or part of the Huurcommissie. Only the Huurcommissie can establish the points score with binding effect, typically after an on-site inspection. Our report helps you start that procedure well-prepared.
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