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

Updated: October 2026

Do you pay a lot for a small home and wonder whether that is allowed? In the Netherlands the maximum rent of many homes depends on the housing valuation system (WWS), the points system. Here is how it works in broad terms.

Many tenants think the rent depends only on supply and demand. For a large share of rental homes, however, there is a legal brake: the home earns points for its features, and the number of points sets a maximum rent.

1. What is the WWS?

The WWS values parts of the home in points. Think of:

• the floor area of the rooms;
• the energy label;
• the WOZ value (property tax valuation);
• the kitchen and sanitary facilities;
• outdoor space and other facilities.

The total number of points determines the maximum basic rent. The rules and amounts are updated. For the current points tables and maximum rents, see huurcommissie.nl.

2. Since 1 July 2024: up to and including 186 points

With the Affordable Rent Act the WWS became mandatory up to and including 186 points. The mid-market segment is thereby also covered by the maximum rent limit. Above 186 points the home is deregulated. Enforcement runs via the Good Landlordship Act (Wet goed verhuurderschap) and municipalities can act from 1 January 2025.

3. Have the initial rent assessed

Within six months of the start date of the contract you can ask the Huurcommissie to assess whether the initial rent is reasonable (art. 7:249 Dutch Civil Code). A rent above the WWS limit can be reduced retroactively. So do not wait too long if you doubt it.

4. What mainly determines the points?

5. Won't the landlord be angry?

That is possible. Still, it is your right to have the rent assessed. A landlord may not disadvantage a tenant for exercising a legal right. If things get difficult, talk first, and involve the Huurcommissie or a lawyer if needed.

This article is general information, not legal advice. Rules change and your situation may differ. In doubt? Ask a lawyer, the Juridisch Loket or the Huurcommissie (Dutch Rent Tribunal).