The Dutch points system (WWS) for rental homes, explained

The Dutch Housing Valuation System (Woningwaarderingsstelsel, WWS) sets the maximum rent your landlord may charge for a self-contained home. Each feature of your home is worth points, and every total has a legal maximum rent in the official Huurcommissie table. This article walks you through how it works in 2026.

The three rental segments in 2026

Since the Affordable Rent Act (1 July 2024) there are three segments:

• Social housing: up to 143 points, maximum rent €932.93 per month
• Regulated mid-rental: 144 to 186 points, maximum rent €1,228.07 per month
• Free sector: 187 points or more: no legal maximum

Important: the mid-rental regulation only applies to contracts that started on or after 1 July 2024. If your contract is older and your home falls in the mid-rental range, you can't use the points system to force a reduction.

What earns points?

Floor area

Each square metre of a room (living room, bedroom, kitchen, bathroom) is worth 1 point. Other spaces like a storage room, utility room or cellar count for 0.75 points per m². Hallways don't count.

Heating

Each heated room earns 2 points; heated other spaces earn 1 point (up to a maximum of 4 points). An open kitchen counts as a separate heated room, so a heated living room with an open kitchen is worth 4 points.

Energy performance

Your energy label has a big impact. Label A on an apartment earns 37 points; A++++ earns 58. Since the Affordable Rent Act, poor labels actually subtract points: E is -4, F is -9 and G is -15. No valid label? Then the year of construction determines the points instead.

Kitchen and bathroom

The length of your kitchen countertop sets the base: 4 points from 1 metre, 7 points above 2 metres. Built-in appliances (dishwasher, induction hob, oven) add bonus points: but never more than the base. For the bathroom, toilet (2–3.75 points), sinks (1 point each), shower (4) and bath (6) all count.

Outdoor space

A private garden, balcony or terrace is worth 2 points plus 0.35 points per m². No outdoor space at all? You lose 5 points.

WOZ value

The municipal property value (WOZ) earns points via two calculation components: one based on the absolute value (1 point per €16,954 in 2026) and one per square metre. The WOZ share is capped at 33% of the total once the home would otherwise exceed 186 points: the WOZ cap.

From points to maximum rent

Add up all points and round to a whole number. Look up the maximum amount in the official Huurcommissie table. For example: 140 points = €912.26 per month (1 January 2026). If you pay more base rent than that, you can request a reduction.

Count your own points

Our free check calculates the full points score using the official tables, based on your address and a few short questions. Start the check: you'll see right away whether you're paying too much.