Calculating points for rooms: how to determine maximum room rent

Updated: October 2026

You rent a room and share the kitchen or bathroom with others. Is the rent acceptable? For non-self-contained living space, meaning rooms with shared facilities, a separate points system with maximum rent limits applies.

1. Self-contained or not

• Self-contained: you have your own front door and your own facilities, such as kitchen and toilet, that you do not share with others.
• Non-self-contained: you share facilities such as the kitchen, toilet or shower with others.

For non-self-contained living space a separate valuation system applies, with its own Huurcommissie policy book and its own maximum rent limits. For the current tables, see huurcommissie.nl.

2. What does the points count look at?

The points count for a room looks at, among other things:

• the floor area of your own room and your share of shared spaces;
• heating and other installations;
• the facilities, and with how many people you share them;
• outdoor space and other facilities.

The exact points and exceptions are in the policy book. A count needs precision, so use the current rules.

3. Beware of an all-in price

Do you pay one amount in which basic rent and service charges are not split? Then it is an all-in price. You can ask the Huurcommissie to split it into basic rent and a service charge advance (art. 7:258 Dutch Civil Code). A split does not work retroactively. A good split makes it possible to assess the rent and service charges separately.

4. How do you get a lower rent?

• Just started: within six months of the start date you can ask the Huurcommissie to assess the initial rent (art. 7:249 Dutch Civil Code).
• Later: the procedure for requesting a rent reduction and its start date are on huurcommissie.nl. Where possible, talk to your landlord first.

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).