Know your maximum rent
The Dutch points system (WWS) explained: is your rent even legal?
By Dormetrics — DoArt (sole proprietorship (eenmanszaak)), KVK 58598464 · Last updated: 18 July 2026
In the Netherlands, most rents are not free-market numbers: the woningwaarderingsstelsel (WWS) scores every home in points — surface area, energy label, WOZ value, facilities — and those points set a legal maximum rent. Since the Wet betaalbare huur took effect on 1 July 2024, homes scoring up to 186 points fall under regulation, according to the Rijksoverheid; only homes at 187 points or more are free sector. You can score any home yourself with the Huurcommissie's free huurprijscheck. Two reasons to care: you may be overpaying legally — and a rent far above or below what the points support is also a fraud signal.
How does the WWS points system work?
Every self-contained home earns points for measurable features: square metres, energy label, kitchen and bathroom quality, outdoor space, and the WOZ value (the municipal property valuation). The total translates to a maximum legal rent via a national table that is indexed every year.
According to the Huurcommissie, the free huurprijscheck walks through exactly these features and tells you the points and the corresponding maximum — for rooms (unselfstandige woonruimte) a separate, similar system applies.
What changed with the Wet betaalbare huur?
Until mid-2024, only the social segment was regulated; anything above it was free sector, whatever the points said. According to the Rijksoverheid, the Wet betaalbare huur (1 July 2024) extended rent regulation to the middle segment: new tenancies for homes up to 186 points are capped at the price their points dictate, and the Huurcommissie can enforce it.
At the law's introduction the 186-point ceiling corresponded to roughly €1,165 per month; the euro amounts index annually, so always run the huurprijscheck for today's figure rather than trusting a number in an article — including this one.
| Segment | Points | What it means for the rent |
|---|---|---|
| Social (low) segment | up to 143 | Regulated: points cap the rent; Huurcommissie handles disputes. |
| Middle segment | 144–186 | Regulated for new tenancies since 1 July 2024 under the Wet betaalbare huur. |
| Free sector | 187 or more | Rent is negotiable; points don't cap it, but the WWS score still shows what the home objectively offers. |
How do you check and challenge your rent?
The route is free and does not require a lawyer:
- Run the huurprijscheck on huurcommissie.nl — 15 minutes with your contract and floor details.
- New tenancy? You can ask the Huurcommissie to test your starting rent — do it early in the tenancy; for regulated homes the points outcome is binding.
- Service costs are checkable too: the landlord must settle them annually against real costs, and the Huurcommissie rules on disputes.
- Municipalities enforce good-landlordship rules — the local huurteam (or !WOON in Amsterdam) helps for free.
Why is an inflated rent also a scam signal?
Fraud and rule-breaking cluster together. A 'landlord' quoting €1,400 for a 40 m² flat whose points support far less is telling you they either don't know Dutch rules or don't plan to be around when you learn them — the same profile that skips contracts, blocks BRP registration and demands deposits before viewings.
The reverse also holds: a rent dramatically below the city's €/m² benchmark is bait. Dormetrics' free check compares a listing's price against the local benchmark automatically, and the city pages list what normal looks like in 20 Dutch cities.
Frequently asked questions
- How many points does my home need for the free sector?
- Since 1 July 2024, only homes scoring 187 points or more are free sector for new tenancies, according to the Rijksoverheid. At or below 186 points, the points table caps the rent.
- Is the huurprijscheck really free?
- Yes — it's the Huurcommissie's own public tool. You answer questions about surface, energy label and facilities, and it returns the points and the maximum legal rent.
- My contract is from before July 2024. Does the new law apply?
- The Wet betaalbare huur mainly regulates new tenancies in the middle segment. Existing contracts keep their regime, with transition rules — run the huurprijscheck and ask the Huurcommissie or your huurteam what applies to your case.
- Do points matter in the free sector?
- They don't cap the rent there, but the score still tells you what the home objectively offers for the price — useful negotiation material, and a sanity check against overpriced listings.
- Can a scam listing have a 'legal' rent?
- Yes — scammers copy real listings, realistic price included. A plausible rent removes one red flag, not the need to view in person and verify the owner before paying.
Price is one signal — check them all
The free check compares the listing against the local rent benchmark and scans for scam-script red flags. When it matters, confirm the owner against the land registry too.
Dormetrics is a risk signal, not a guarantee. We show you which red flags fired and whether the person taking your deposit legally owns the property. Always view in person, pay by SEPA to a Dutch IBAN, and insist you can register at the address (BRP). The final decision is yours.
Sources
- Huurcommissie — Wet betaalbare huur
- Rijksoverheid — Wet betaalbare huur van kracht per 1 juli 2024
- Volkshuisvesting Nederland — over de Wet betaalbare huur
- Huurcommissie — rent check (huurprijscheck)
Related guides
- Rental deposit rules in the Netherlands: the legal cap and when to pay
- Rental scams in the Netherlands: how to recognise and avoid them