You live in a nice city. You have a roof over your head. But every month when the rent is debited, you feel a sting. "Is €1,400 for 45m2 actually normal?" The answer is probably: NO. In the Netherlands, a landlord cannot simply ask whatever the fool will pay. Welcome to the wonderful world of the Housing Valuation System (WWS).

Many tenants think that rent price is a matter of supply and demand. If the market is tight, prices go up, right? To a certain extent. But Dutch law has a built-in brake: the points system. And thanks to the Affordable Rent Act (2024), that brake now applies to many more homes than before.

1. What is the WWS points system?

The Housing Valuation System (WWS) is basically one big checklist. Every part of your home is worth points.

Square meters? Points.
Luxury kitchen with built-in dishwasher? Points.
Energy label A? Lots of points.
Private garden facing south? Points.

The total number of points corresponds to a maximum basic rent price. Does your home have 140 points? Then the rent may legally not be higher than about €900 (2024 price level). Is the landlord asking €1,500? Then you are entitled to a rent reduction.

2. The Revolution of 2024: From 143 to 187 points

Before July 1, 2024, the limit was 143 points (social rent limit). Everything above that was "free sector" and outlawed. Landlords could ask whatever they wanted.

But that has changed. The limit has been raised to 187 points. This means that tens of thousands of homes that were previously "free" are now suddenly "regulated" (mid-market rent).

💰 Calculation Example

Suppose you rent an apartment of 50m2 in Rotterdam with energy label C.
Rent price in contract: € 1,350
Points according to WWS: 155 points.
Maximum legal rent: € 1,050
Your savings: € 300 per month (€ 3,600 per year!).

3. How do you count the points? (The main players)

You can make an estimate yourself. Here is what you should pay attention to:

The Surface Area

Measure all rooms (living room, bedroom, kitchen, bathroom) where the ceiling is higher than 1.50 meters. Every square meter yields 1 point.

The Energy Label

This counts heavily. A better label yields many points, a bad label (E, F, G) causes minus points. No label? Then the Rent Tribunal assumes the minimum.

The WOZ Value

For every approx. €14,000 in WOZ value, you get 1 point. Living in Amsterdam therefore yields more points than in Groningen for the same house. But beware: the WOZ only counts for a maximum of 33%.

Kitchen & Sanitary

A countertop longer than 2 meters? Built-in appliances? A hanging toilet? A bathtub? All these luxury extras yield points.

4. The "6 Month Rule" (Vital!)

Have you discovered that you are actually paying too much? Then you have to take action. But when you do that is crucial.

Temporary contract?
You have up to 6 months after the end of your contract to go to the Rent Tribunal. So you can quietly continue living there and only ask for your money back when you leave. (Smart move! 😉)
Indefinite contract?
You must go to the Rent Tribunal within the first 6 months after the start of the contract. Are you too late? Then the rent reduction does not apply retroactively, but only from the moment you request it.

5. "Won't the landlord be angry?"

Yes, probably. Nobody likes getting less money. But remember: the landlord is the one breaking the law, not you. He asking an illegal price. You are just correcting that.

Moreover, a landlord cannot cancel the contract because you are claiming your rights. You have rent protection.

How many points does your house have?

Counting points is quite complicated with all the rules and exceptions. Our AI analyzes your contract and immediately gives an indication if the requested rent price is in the danger zone.

Do the free rent check

Calculate rent price with the WWS point system: a complete guide