The Affordable Rent Act: what it means for you as a tenant
Since 1 July 2024 the points system sets the maximum rent not only for social housing but also for mid-rent homes. Here is how the law works in 2026, how to check your rent, and what the government wants to change.
Team HubSnap · Updated 28 October 2026 · 4 min read
What does the Affordable Rent Act do?
The Affordable Rent Act (Wet betaalbare huur) has applied since 1 July 2024. Every rental home gets points under the home valuation system (WWS). The total decides which of three sectors a home is in: social rent, mid-rent or the free sector. In social and mid-rent, every points total comes with a maximum rent (Huurcommissie).
- Mid-rent is newly protected: homes with 144 to 186 points have a maximum rent if the contract was signed on or after 1 July 2024. Before that, landlords could ask what they wanted.
- The points system was updated: the WOZ value, outdoor space and the energy label count differently. A poor energy label can even cost points.
- Points with your contract: since 1 January 2025 landlords must include a points calculation with every new rental contract.
- The signing date counts: a contract signed before 1 July 2024 can never be mid-rent, even if the home has 144 to 186 points.
Rent limits in 2026
Social rent
- Points
- up to 143
- Maximum basic rent per month
- €932.93
Mid-rent
- Points
- 144 to 186
- Maximum basic rent per month
- up to €1,228.07 (at 186 points)
Free sector
- Points
- 187 or more
- Maximum basic rent per month
- No maximum
| Sector | Points | Maximum basic rent per month |
|---|---|---|
| Social rent | up to 143 | €932.93 |
| Mid-rent | 144 to 186 | up to €1,228.07 (at 186 points) |
| Free sector | 187 or more | No maximum |
The limits were indexed by 3.65% on 1 January 2026 (source: Volkshuisvesting Nederland). The exact maximum depends on your home's points. Last checked: 28 October 2026.
See how points add up in the rent points system, and what mid-rent means in practice in mid-rent in the Netherlands.
How to check your rent
- Fill in the Huurcommissie rent check (huurprijscheck). It shows your home's points and its maximum rent.
- Compare that with the points calculation your landlord had to include with the contract.
- Lived there for more than 6 months and the rent is too high? First send your landlord a written proposal to lower the rent.
- Landlord says no, or you have lived there for less than 6 months? Ask the Huurcommissie to assess the rent. Its ruling binds you and your landlord.
Renting in the free sector? Then the Huurcommissie can only check your starting rent if you have lived there for less than 6 months or have a temporary contract of up to 2 years. In social and mid-rent you can also go to the Huurcommissie about rent increases, maintenance and service costs.
Temporary rental contracts
Alongside the Affordable Rent Act, the Permanent Rental Contracts Act took effect on 1 July 2024. New rental contracts are now permanent by default. A temporary contract of up to 2 years is only allowed for certain groups, such as students moving to another municipality for their studies. If a temporary contract is extended, it becomes permanent (Rijksoverheid).
Temporary contracts signed before 1 July 2024 simply end on the agreed date.
What is changing? The plans for 2027
Note: these are plans. The housing minister has announced the measures below. According to the Dutch government, the changes to the Affordable Rent Act are expected to take effect on 1 January 2027 (source). Until then, the rules above apply.
- A surcharge with the WOZ cap: homes where the WOZ cap applies, often in popular areas, get a price surcharge. They stay mid-rent and do not move to the free sector.
- Small listed monuments: the WOZ value will count more heavily in the points system.
- No more minus points without outdoor space: the 5 minus points for a home with no outdoor space at all are dropped.
- Temporary contracts for all students: students who already live in their study city may again get a temporary contract of up to 2 years.
- New-build surcharge extended: landlords may charge 10% above the maximum rent for new mid-rent homes, and this now runs until 2032.
A higher maximum only applies from a new contract; your current rent does not go up because of it. Source: Volkshuisvesting Nederland, 20 April 2026. Check rijksoverheid.nl for the latest status.
Frequently asked questions
A Dutch law in force since 1 July 2024. The points system sets the maximum rent for social homes (up to 143 points) and for mid-rent homes (144 to 186 points) with a contract from that date.
Social rent: at most €932.93 a month. Mid-rent: at most €1,228.07 at 186 points. Above 186 points a home is in the free sector, with no maximum.
Mid-rent protection only applies to contracts signed on or after 1 July 2024. Social rent already had a maximum before that.
Use the Huurcommissie rent check. If the rent is too high and you have lived there for more than 6 months, first propose a reduction to your landlord. If that fails, or you have lived there for less time, ask the Huurcommissie to assess the rent.
The government plans, among other things, a surcharge for homes with a WOZ cap, no more minus points for a home without outdoor space, and temporary contracts for all students. These are plans; the government expects the changes to take effect on 1 January 2027.
This guide is general information, not legal advice. For your situation, check with the Huurcommissie or the Juridisch Loket.