Calculate the maximum rent using points
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Detailed explanation, checklist and sources
The housing valuation system links characteristics of your home to points. The total number of points may determine the maximum basic rent that applies.
General information about Dutch law · Reviewed on · How we work
On this page
Which components earn points?
These include floor area, facilities, energy performance and the WOZ value. Different checks exist for self-contained homes, rooms and other forms of accommodation.
Use the official Rent Check
Use current information and measure carefully. From 1 January 2025, a landlord must provide a points calculation with a new lease agreement. Compare it with your own calculation.
Prepare the Rent CheckChoose the right rent and procedure
Record the property type, signing and commencement dates, and whether you want the initial or future rent assessed. Points concern basic rent; an undivided all-in payment needs the appropriate splitting procedure first. For self-contained homes the rules differ before and from 1 July 2024. An old free-sector contract does not automatically fall under the new mid-market rules. Your Rent Check is preparation, not a binding decision.
Have the initial rent assessed
With an indefinite tenancy, you can request assessment of the initial rent within six months after the tenancy starts. Do not wait for discussions with the landlord first. Use Toetsing aanvangshuurprijs in MijnHuurcommissie. For temporary contracts the deadline depends on the precise contract type; have it checked promptly and do not assume you have six months after the contract ends.
Request a later points-based reduction
First check that this procedure is available for your contract and segment. Send the landlord your calculation, current and proposed basic rent, difference and an effective date at least two full calendar months later. If useful, use the official model proposal on the source page. If unresolved, start Huurverlaging op grond van punten in MijnHuurcommissie no later than six weeks after that proposed date. If there is no response, you can start only from the proposed date. Continue paying the existing rent until another valid agreement or decision applies.
Official proposal and filing routeYour checklist
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Tick what you have checked or collected. Note what is missing and take your overview to a meeting.
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Item 1 / 8 · Where do you stand with this item?
Basic rent and contract start date
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Your timeline and evidence
List events and contacts. Note where you keep the evidence; no upload is needed.
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Record what happened, when, the response and where to find the letter, message or photo. Mark uncertain dates.
Is my evidence sent?
No. You only note where it is kept. No files are uploaded or sent automatically.
How do I save my timeline?
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0 / 8 · Checked or collected
For each event, note the date, what happened and where the evidence is kept. Example: 3 October — letter received — correspondence folder.
Describe the solution you would like, such as an explanation of a deduction and repayment of the outstanding amount.
For example: which document is missing, who can provide it and what should I do first?
Record the date and its source. If unknown, note this and check promptly. This tool does not calculate or monitor deadlines.
After your conversation
These are your own notes. Confirm agreements with the other person; these notes do not prove their agreement.
This is your preparation, not a submitted request, objection or legally reviewed document. A tick records only your own progress. Check the procedure and deadline in the original letter.
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Clear entries
Download anything you want to keep first. Clearing cannot be undone.
- Basic rent and contract start date
- The landlord's points calculation
- Floor areas and facilities of the home
- Energy label and WOZ value
- Result of the official Rent Check
- Contract type, signing date, start and any end date
- Initial assessment or future reduction; basic rent or all-in payment
- Proposal, points calculation, proof of sending and proposed effective date
Frequently asked questions
Are service charges included in the maximum rent?
The points calculation concerns the maximum basic rent. Service charges are settled separately.
Can every private-sector rent be reduced immediately?
No. The contract date, number of points and segment determine which rules and deadlines apply. Therefore, have the outcome assessed for your individual situation.