Calculate WWS points for tenants in the Netherlands

As a tenant in the Netherlands you want to know how your home is assessed under the WWS points system and what impact that has on the maximum rent. This article explains step by step how WWS points are calculated, which property features and amenities count, and the difference between social housing and the private sector. You will also read when you can object to an estimated point count and which documents and photos are useful as evidence. The explanation is practical and aimed at tenants without legal knowledge, with concrete action points to improve your position or file a complaint with the right authority.

What is the WWS?

The housing valuation system (WWS) is a points system that determines whether a dwelling falls under social housing and helps determine the maximum rent. The WWS rules are laid down in legislation and policy rules.^[1]

How to calculate points

Calculation starts with gathering the correct data about your home. Count points for size, rooms, amenities and qualities; some amenities give extra points and influence the maximum rent.

• Check the agreed rent and any service charges (rent).
• Measure the usable floor area in m2 and count rooms and layouts.
• Note amenities such as heating, insulation and sanitary facilities (heating).
• Gather evidence: photos, meter readings and maintenance documents (records).

Key factors

Factors that often yield many points are floor area, number of rooms, presence of a modern kitchen or bathroom, and good heating and insulation. Small defects can reduce points; therefore keep all correspondence and repair receipts.

What to do if you disagree

If you disagree with the point count you can object or file a request with the Rent Tribunal (Huurcommissie). The Huurcommissie handles many cases about rent and service charges and provides forms and guidance on their website.^[2]

Frequently asked questions

What determines if my home is social housing?

Whether a home falls under social housing depends on the WWS point count and the maximum allowed rent for social dwellings. Consult official rules for details.^[1]

How can I check my WWS points?

Check the points yourself by inventorying property features and amenities and comparing them with the WWS tables. If in doubt, you can ask the Huurcommissie for an assessment.^[2]

How long does an objection at the Rent Tribunal take?

Timelines can vary; submit an objection as soon as possible and consult the official procedure pages for current information and forms.^[3]

How-To

1. Collect your tenancy agreement, recent rent payments and photos of the property (documents).
2. Measure the usable floor area and note the number of rooms and layouts.
3. Note amenities such as heating, insulation and sanitary facilities (heating).
4. Calculate the total points and compare the result with the maximum rent limits.
5. When objecting, submit a file with evidence and a letter to the Huurcommissie following their instructions.^[2]

Key takeaways

• Keep all documents and photos organised.
• Compare your calculation with official tables before filing an objection.
• Act promptly on notices to avoid losing rights.

Help and Support

• Wetten.nl - Search relevant legislation and rules
• Huurcommissie - Information and forms for rent disputes
• Government.nl - Information about housing and regulations

1. [1] Wetten.nl - Civil Code Book 7 and relevant rules
2. [2] Huurcommissie - Disputes about rent and service charges
3. [3] Government.nl - Information about housing and policy