"How to request a rent reduction in the Netherlands"

If the points score shows your base rent is above the legal maximum, you're entitled to a reduction. Here's how to go about it.

Step 1: Back your request with the points score

A request without evidence rarely gets taken seriously. Get the points breakdown on paper: the score per category (floor area, energy label, kitchen, bathroom, outdoor space, WOZ value) and the legal maximum it implies in the Huurcommissie table. Our check calculates this for free; the paid report contains the breakdown per category.

Step 2: Send a letter to your landlord

In writing, ask for a reduction of the base rent to the legal maximum, effective from the next payment period. Refer to the WWS and the Affordable Rent Act, and attach the points breakdown. Send the letter by registered mail or by email with read receipt, and keep proof of delivery.

Give your landlord a reasonable response window of four weeks. Many landlords agree at this stage: a well-documented points breakdown leaves little room for debate, and a Huurcommissie procedure also costs landlords time and money.

Step 3: No or negative response? File with the Huurcommissie

If your landlord doesn't reply within the window, or refuses without good reason, file a procedure at huurcommissie.nl. Which one depends on your situation:

• Review of the starting rent: possible up to 6 months after the contract start date. The Huurcommissie tests whether the starting rent was even allowed. This route also works for mid-rental contracts that started on or after 1 July 2024. A reduction takes effect retroactively from the start of your contract.
• Standard rent reduction procedure: if your contract is older than 6 months and the home falls in the regulated segment, you can propose a lower rent. If your landlord rejects the proposal, the Huurcommissie decides.

Step 4: Costs, timeline and ruling

The fee for renters is €25. If you win, you get it back and the landlord pays the fee. A procedure typically takes a few months; an inspector usually visits to assess the home.

The Huurcommissie's ruling is binding. Only if a party disagrees can they take the case to the cantonal court within eight weeks.

Common mistakes

• Including service costs in your comparison: the maximum applies to base rent only.
• Waiting too long for a starting-rent review: after 6 months the route closes.
• Complaining verbally instead of in writing: without evidence of your request, you have weaker footing.

Start with the free check

Not sure yet whether you're paying too much? Run the free check first. You'll see your points total and the legal maximum immediately: and only if there's something to gain do we offer the full report with letter and step-by-step plan.