The Dutch Affordable Rent Act: what it means for you as a renter

On 1 July 2024 the Affordable Rent Act (Wet betaalbare huur) came into force: the biggest change in Dutch rental law in decades. A much larger share of homes now has a legal maximum rent. Here's what changed and what it means for you.

Mid-rental is now regulated

Before the Act, the points system only applied to social housing. Now there's a new middle segment: homes with 144 to 186 points. For contracts that started on or after 1 July 2024, that segment has a legal maximum: in 2026 that's €1,228.07 per month at 186 points.

The regulation is not retroactive. If your contract dates from before 1 July 2024 and your home falls in the mid-rental range, your contract stays free-sector. For a new contract (e.g. after moving), the regulation does apply.

The points system became mandatory

Previously a landlord in social housing could legally overcharge as long as the tenant didn't file at the Huurcommissie within 6 months. Since the Affordable Rent Act, the maximum rent is mandatory law: an overpriced rent is simply illegal, and municipalities can enforce against it. As a tenant you can also force a reduction in the regulated segment after the initial 6 months.

Poor energy labels now cost points

To incentivise insulation, bad labels now subtract points:

• Label E: -4 points
• Label F: -9 points
• Label G: -15 points

National monuments have an exception (0 instead of negative points). Good labels still earn a lot: an A label on an apartment is worth 37 points, A++++ even 58. Homes without a valid label fall back to year of construction.

The WOZ cap prevents 'paper' free-sector status

In popular cities, a high WOZ value pushed homes over the liberalisation threshold. The Act caps the WOZ share at 33% of the total points once the home would otherwise exceed 186 points. If the cap then drops the total below 187, a fixed score of 186 points applies: keeping the home in the regulated segment.

New build: temporary 10% surcharge

To avoid discouraging new construction, mid-rental new builds first occupied after 1 July 2024 (and started before 2028) may charge a 10% surcharge on top of the maximum rent for 20 years. National monuments get a 35% surcharge.

What you can do with this

Concretely: if your contract started on or after 1 July 2024 and your home has 186 points or less, there's a real chance there's a legal maximum below your current rent. You can have the starting rent tested by the Huurcommissie within 6 months of your contract start; after that, a rent reduction procedure is still possible.

Check your points for free: you'll know where you stand in 2 minutes.