The Dutch rent points system (WWS) in 2026
Every rental home in the Netherlands gets points under the home valuation system (WWS). The points decide whether a home is social rent, mid-rent or free sector, and what the maximum rent may be. Here is how it works and how to check your own rent.
Team HubSnap · Updated 8 October 2026 · 2 min read
What is the points system?
The points system (woningwaarderingsstelsel, WWS) scores each rental home on quality. More points means a higher maximum rent. Points come from things like location, floor area, energy label, WOZ value (the municipal property valuation), kitchen facilities and a garden or balcony (source).
Maximum rent at 143 and 186 points in 2026
| Points | Segment | Maximum monthly rent (2026) |
|---|---|---|
| up to 143 | Social rent | €932.93 |
| 144 to 186 | Mid-rent | €1,228.07 |
| 187 or more | Free sector | No maximum |
These limits apply from 1 January 2026 (source). For mid-rent, the maximum applies to new contracts since 1 July 2024 under the Affordable Rent Act. See mid-rent in the Netherlands.
How to calculate your points
The Huurcommissie's rent check (huurprijscheck) calculates the points and maximum rent for free. There are separate checks for self-contained homes (own front door, kitchen and toilet), for rooms and other shared housing, and for caravans. The checks are also available in English.
- Choose the right check: self-contained or shared.
- Measure each room and look up the energy label and WOZ value (your municipality publishes the WOZ value).
- Fill in the facilities: kitchen, bathroom, heating and outdoor space.
- Save the result. You can use it with your landlord or at the Huurcommissie.
Does the landlord have to tell you the points?
Yes. For new contracts since 1 January 2025, landlords must make the number of points clear to tenants (source). Ask for it if it is not in your contract.
Paying too much rent?
- Talk to your landlord first, with the result of the rent check.
- If you cannot agree, ask the Huurcommissie for a rent reduction.
- Mind the deadline: you can have a starting rent assessed within 6 months of signing the contract (source).
Since 1 January 2025 municipalities supervise the Affordable Rent Act. They cannot lower rents themselves, but they can act against landlords with warnings, penalty payments and fines of up to €100,000.
Free sector: is the asking rent fair?
There is no maximum rent in the free sector, so compare with the area. HubSnap's fair-price score compares a listing's rent with the median of similar homes nearby (on Premium). See also average rent by city.
Frequently asked questions
Use the free rent check (huurprijscheck) of the Huurcommissie. You enter the floor area, energy label, WOZ value and facilities, and see the points and maximum rent.
€932.93 per month, the upper limit for social rent in 2026.
€1,228.07 per month, the upper limit for mid-rent in 2026.
You can ask the Huurcommissie to assess your starting rent within 6 months of signing the contract.
Yes. There is a separate rent check for rooms and other shared housing.
This guide is general information. For a binding decision on your rent, go to the Huurcommissie or the subdistrict court.