Rent increase 2024 & 2025: What are the legal rules?

It's that time again. That dreaded letter (or email) from the landlord hits the doormat: "As of July 1st, your rent will increase by 5.5%." Your first reaction is probably a deep sigh. Paying more again for the same house. But wait before you pay. Chances are your landlord isn't following the rules at all, especially now that the Affordable Rent Act has turned everything upside down.

Rent increases are strictly regulated in the Netherlands. Landlords cannot simply ask whatever they want. There are maximum percentages, statutory terms, and hard conditions. In this article, we explain exactly what the rules are for 2024 and 2025, and when you can say "No".

1. The Numbers: How much can the rent go up?

This depends on the type of contract you have. We distinguish between the social sector and the free sector (including the new mid-market rent).

2. The Big Gamechanger: Affordable Rent Act

Since July 1, 2024, the playing field has changed. Previously, a landlord in the free sector could significantly increase the price for a new tenant after a contract ended. Or follow the market price for a sitting tenant. That is over.

Many homes now fall under the regulated mid-market rent (up to 186 points). For these homes, a maximum rent price applies based on the WWS points system.

3. When can you refuse the rent increase?

You don't have to accept every letter just like that. You can object if:

• The percentage is too high: More than 5.5% in the free sector? Object immediately.
• The letter was too late: The landlord must announce the increase at least 2 months in advance. Letter on June 1 for increase on July 1? Invalid.
• There is overdue maintenance: (Social sector only) Have you formally reported serious defects and nothing has been done? Then the rent may not go up.
• The point count is incorrect: As mentioned above: if the new rent exceeds the maximum points limit (for social and mid-market homes).

4. "But my contract says..."

Landlords are smart. They often put an "indexation clause" in the contract, something like: "The rent is increased annually by CPI + 5% surcharge."

Note: A judge has recently ruled that many of these clauses are unfair under European rules. If your contract states that the landlord may increase the rent AND determine the percentage surcharge without a clear reason, then that entire clause may be void. This means your landlord should never have increased the rent. You can then reclaim all increases from the past years. Jackpot! 💸

5. Objecting: How do you do that?

Do you disagree with the increase? Do NOT pay the new amount.

1. Send a registered letter (or email with receipt confirmation) to the landlord within 6 weeks of the effective date stating your objection.
2. Clearly state WHY (percentage too high, point count, announced too late).
3. Continue to pay the old rent until the Rent Tribunal has made a decision.