New rules which extend rent controls to some 90% of Dutch rental property come into effect on July 1. If you are a tenant or planning to move to a new rental home, what do the changes mean for you?
The first thing to do is to calculate how much rent your property is worth. In the Netherlands that is done on the basis of a points system. A property gets points for size, official value, amenities, luxuriousness, energy efficiency and outdoor space. You can find out the official value (WOZ waarde) of your home here.
The Huurcommissie, or rent tribunal, has a handy tool which you can use to get a rough idea about how many points your property is worth, taking the latest changes into account. The agency is still finalising the changes, which will be online from July 1.
If your property is worth 143 points or less, you should be paying no more than €880 in rent excluding service costs. If you are paying more, you are entitled to a discount. If your property is worth 144 to 186 points, it is considered to be a middle market rental. Here too a maximum rent applies.
Property worth more than 186 points is considered free sector and it is up to landlords how much they charge.
Note: the new rules only apply to new contracts unless it turns out that the property you are living in is worth less than 143 points and you are paying more than €880 in rent.
You already live in a rented house or apartment
If the property is worth 143 points or less and you are paying more than €880 in rent then you may be entitled to a lower rent. Talk first to your landlord. If your home is worth more than 143 points then you must continue to pay the rent you agreed with your landlord unless you moved in less than six months ago, in which case you can ask for a reduction.
You live in a room in a shared house or apartment
If you live in a shared home and don’t have your own front door, you fall under different rules. You can check how many points your room is worth here. If you are paying more than the maximum, take it up first with your landlord. Rooms should be rented out on individual contracts and all fall under social housing regulations.
You have just arrived in the Netherlands and you plan to rent
Make sure you are aware of your rights. Read the Stichting Woon guidelines and its summary of the rental rules, and remember, if the deal seems to good to be true, it probably is.
You sign a new rental contract on or after July 1
Your new landlord is required by law to tell you how many points your property is worth and therefore the maximum rent. Given the legislation is being implemented very quickly, landlords have until January 1, 2025 to do this.
If the property is worth up to 186 points but you are paying more than €1,157 a month, you will be able to get it reduced to the legal maximum. See below for what action to take.
Your rent is too high. What do you do now?
Firstly, talk to your landlord and ask for a rent cut. He or she may send in a formal assessment company to carry out a detailed check of the points, which will involve measuring the space you live in, how luxurious your bathroom is, the energy label and outside space.
If you cannot reach a deal with your landlord, you will need to take your case to the Huurcommissie, or rent tribunal. It will carry out its own checks of the points and the appropriate rent. Its findings are binding and you and the landlord have to stick to them. Stichting Woon has information in English about this.
You can also report your landlord to your local authority. From January 1, councils can fine landlords who do not stick to the rules but they have six months grace from July 1 to get their houses in order. Check out your local authority hotline.
How much can my landlord increase my rent by this year?
The maximum rent increase for social housing this year is 5.8%, for everything worth over 143 points, the maximum increase is 5.5%. Landlords can increase the rent once a year.
How long is a rental contract?
The government has also decided that all rental contracts should be permanent, apart from in a few special situations. This means landlords can no longer give tenants two year contracts without a very good reason, and stops them from hiking rents enormously – or telling you to leave – every time a two-year contract ends.
FAQs
If your property is worth 143 points or less, you should be paying no more than €880 in rent excluding service costs. If you are paying more, you are entitled to a discount. If your property is worth 144 to 186 points, it is considered to be a middle market rental. Here too a maximum rent applies.
What is the rent control in the Netherlands? ›
The Dutch Affordable Rent Act will use points to grade rental properties to determine the maximum rent a landlord can charge. Rent control will apply to Dutch houses worth 186 points or less under new tenancy agreements. This should be the case for approximately 90 percent of rentals in the Netherlands.
What is the new rent law in the Netherlands 2024? ›
In 2024 the maximum rent increase is 5.5% (4.5% inflation + 1%). As off the 1st of July 2022 this maximum rent increase applies also to berthes for housing boats. The tenant can submit a possible dispute with the landlord about the amount of the rent increase to The Rent Tribunal (Huurcommissie).
Why is rent so high in the Netherlands? ›
The scarcity in the housing market has led to rents in the middle segment that are disproportionate to the quality of the homes, with rents way higher than €1.123, which would be the maximal rent under the Affordable Rent Act.
What is the argument against rent control? ›
Economists are widely against the idea of rent control. They argue that rent control would deter developers from building more houses, which would only worsen the housing supply crisis in the United States.
How much can a landlord increase rent in NL? ›
There is no restriction on the amount of rental increase a landlord may implement. The effective date of a rent increase must fall on the first day of the rental period and proper notice must be provided to the tenant.
Why is housing a problem in Netherlands? ›
“The key features of the housing crisis – rising prices, increasing inequality, shortages of affordable homes and foreign investors infiltrating the market – are the result of decades of dubious housing policies,” said Gregory Fuller of Groningen University.
What is the 5 year rule in the Netherlands? ›
Foreign citizens can apply for Dutch citizenship if they have lived in the Netherlands legally for at least 5 years.
What is rule 30 in Netherlands? ›
The Netherlands' 30% ruling is a tax benefit that enables Dutch employers to give highly skilled migrant employees 30% of their salary tax-free for up to five years. The Dutch government recently amended the ruling.
How long do you have to live in the Netherlands to get residency? ›
These are the requirements for a permanent residence permit. You meet the general requirements that apply to everyone. You have had a valid Dutch residence permit for at least 5 consecutive years. There are exceptions to the 5-year period for permanent residency.
National Perspective. On a national scale, the average millionaire in the Netherlands has a net worth of three million euros, which is 55 times the average non-millionaire. Most millionaires reside in Amsterdam, followed by The Hague, Rotterdam, and Utrecht.
What is the average house rent in the Netherlands? ›
Monthly rent
According to Numbeo, average prices for renting in the Netherlands are currently between €810–1,020 a month for a one-bedroom apartment and between €1,250–1660 a month for a three-bedroom apartment.
Are there any downsides to living in the Netherlands? ›
The Netherlands has a high cost of living, which includes everything from accommodation, groceries, and services. On average, the cost of living in the Netherlands is 10.7% higher than in the UK. Owning a car is particularly expensive, with high road tax and expensive repair costs.
Who is most likely to benefit from rent controls? ›
Rent control is an imperfect tool for stabilizing communities because it is not specifically targeted to help people of color, low-income households or other disadvantaged populations; the people who benefit most are those who have been in their rental units the longest, not necessarily those who need the most help.
Is rent control bad for the economy? ›
Economists generally have found that, while rent-control policies do restrict rents at more affordable rates, they can also lead to a reduction of rental stock and maintenance, thereby exacerbating affordable housing shortages.
Why do economists hate rent control? ›
This is because rent control is a price control, and price controls artificially distort well-functioning markets, resulting in a mismatch between supply and demand and the creation of the dreaded deadweight loss triangle all budding economist learn about.
Is rental income tax free in Netherlands? ›
Rental income is taxed as ordinary private or business income. Rental income received by individuals is subject to personal income tax. Income of individuals is allocated in three 'boxes' with different tax rates.
Who is eligible for rent allowance Netherlands? ›
Conditions for the rent benefit
You are 18 years of age or older. You rent independent accommodation. You, your possible benefit partner, and co-occupants, aged 18 years or older, are registered at your home address in the Netherlands. Your rent, (combined) income and capital are not too high.
Is rent negotiable in Netherlands? ›
In the Netherlands, verbal agreements regarding renting a house are still binding but a written agreement is preferred. The prices quoted on the listings are usually negotiable, and your agent will negotiate a contract with the owner's agent. This will often be done verbally.
What is basic rent in Netherlands? ›
Basic rent (in Dutch – kale huur) is the costs of your accommodation only. GWL / GWE (gas, water, electricity) and perhaps internet and TV are the costs for the utilities you may need to pay. Please note that in some cases your rental contract might not include these costs.
