Tenant Point Score and Maximum Rent in the Netherlands
As a tenant in the Netherlands, the WWS point score can determine how much rent a dwelling may charge at most. This article explains in plain language what the point system is, which factors affect scoring, and how that score influences the permitted rent ceiling. You will learn which documents matter, what steps you can take if you disagree with the rent level, and when to involve the Rent Tribunal. The guidance focuses on practical steps so tenants better understand their rights and how to request review or objection in the Netherlands. There are also concrete examples and a step list to take immediate action.
What is the WWS point system?
The Housing Valuation System (WWS) assigns points to a dwelling based on size, facilities and state of repair; it determines whether a home falls into the regulated sector under tenancy law (Civil Code Book 7).[1] The system converts those points into a maximum statutory rent for social housing. For tenants it is important to know which elements count and which do not.
The WWS determines whether a dwelling is subject to regulated rent or the free sector.
What determines the maximum rent?
The maximum rent is linked to the point score and a few practical factors:
- Points based on dwelling characteristics and facilities (huur/rent) determine whether a dwelling falls in the regulated segment.
- Living area and condition of installations such as kitchen, bathroom and heating (verwarming/heating) affect the score.
- Any additional agreements or service charges can affect the total price but are separate from the point calculation.
Keep all rent payments and correspondence as evidence.
If you disagree with the rent
As a tenant you can have the point score reviewed or object to the rent level. The Rent Tribunal (Huurcommissie) handles requests about rents and service charges; you can submit an application if you believe the rent is too high.[2]
Respond to warnings or official letters within stated deadlines.
What you need to file an objection
- Collect evidence: tenancy agreement, proof of payments and photos of the dwelling (evidence).
- Calculate the point score using available tools or note the data that support the points.
- Submit a request or complaint to the Rent Tribunal including your dossier and contact details (form).
Documented examples of defects and measurements strengthen your request.
Frequently Asked Questions
- How can I check my point score?
- You can calculate points yourself with online tools or submit a request to the Rent Tribunal for review.
- When can I involve the Rent Tribunal?
- If you believe the rent is too high or service charges are incorrect, you can file a request with the Rent Tribunal.[2]
- What is the decision timeline?
- The timeline varies by case; considering processing and hearings this can take several weeks to months.
How-To
- Gather all relevant documents, photos and proof of payments.
- Calculate or note the point score and which items are in dispute.
- Submit your request or complaint to the Rent Tribunal with all attachments.
- Wait for confirmation and the decision; note dates and deadlines.
- Follow the decision; if needed discuss next steps or legal advice.
Key Takeaways
- Tip: Keep clear photos and payment records.
- Tip: Check the point score before filing a request.
- Tip: Consult the Rent Tribunal if you doubt the correct point calculation.
Help and Support / Resources
- Rent Tribunal (Huurcommissie): information and applications
- Wetten.nl: Civil Code Book 7 (tenancy law)
- Government.nl: housing and rent information
