WOZ and Points: Guide for Tenants in the Netherlands
Many tenants do not know exactly how the WOZ value can affect their rent and point scoring within the housing valuation system (WWS) in the Netherlands. This article explains in plain language what WOZ means, how the WOZ value influences the point score and what steps a tenant can take if there is uncertainty or an excessive rent. We discuss when to collect evidence, how to file an objection and which authorities you can contact for help. The explanation is aimed at social housing and private sector where relevant, so you can make better decisions and know where to find official information and assistance.
What is WOZ and why does it matter?
WOZ stands for the Valuation of Immovable Property Act and provides an official value for a property. Municipalities determine an annual WOZ value; this value can influence the number of points in the WWS because the WOZ value may be used in the valuation of the dwelling.
How does WOZ affect WWS points?
Various characteristics count towards the WWS point allocation, such as living area, amenities and sometimes the WOZ value. A higher WOZ value can in certain calculations lead to more points, suggesting a higher reasonable maximum rent. As a tenant, it is important to check which parts were used in your dwelling's point calculation.
- Gather evidence such as photos and floor plans of the property.
- Submit a written request or objection to the landlord or the Rent Tribunal.
- Contact official bodies if you need assistance.
Practical steps for tenants
First check the WOZ value via the municipal website and compare it with the details in your lease or the point assessment. Ask your landlord for the calculation and substantiation of the WWS score form. If something is incorrect, you can file an objection with the Rent Tribunal or request additional information from the municipality about how the WOZ value was determined.[1]
In a rent dispute about points or an excessive rent you can start a procedure at the Rent Tribunal, or for other tenancy issues, go to the subdistrict court. The Rent Tribunal often reviews evidence and can provide a rolling calculation of points and rent. Remember that deadlines and requirements matter when filing a complaint or objection.[2]
Frequently asked questions about WOZ and points
- Can I use the WOZ value to reduce my rent?
- The WOZ value can be part of the point allocation that influences the maximum reasonable rent; you can object or bring a case before the Rent Tribunal if the point allocation appears incorrect.
- What does the Rent Tribunal do exactly?
- The Rent Tribunal assesses, among other things, the point allocation and disputes over reasonable rent and service charges; it can issue a binding advice or decision.
- Should I expect costs when filing an objection?
- There are generally no high costs for tenants with the Rent Tribunal, but legal advice may incur costs.
How-To: Steps to object or get information
- Check WOZ and deadlines first to ensure timely objections.
- Gather evidence: photos, floor plans, previous correspondence and the WWS form.
- Submit a formal request or objection to the landlord and, if needed, to the Rent Tribunal.
- Seek professional help or legal advice if the case is complex or unresolved.
