Rent check: maximum rent and the Dutch Rent Tribunal

Calculating maximum rent starts with basic rent

Basic rent is the charge for use of the home. Service charges, energy advances and other additional amounts are not the WWS rent. Do not compare an all-in monthly payment directly with a rent-table figure.

Choose self-contained housing or non-self-contained rooms and the appropriate period first. A self-contained home has its own essential facilities; room rentals use different rubrics. A self-contained dwelling calculation cannot be applied to a room.

What records does a rent check require?

Reliable calculations start with the actual rented rooms, not a sales advertisement or rounded BAG floor area. Sloping ceilings, circulation space, shared facilities and outdoor space have specific rules.

• Individual room measurements and the use of each space.
• Registered energy performance, label date and any monument status.
• The WOZ assessment relevant to the chosen period.
• Kitchen, bathroom, heating, cooling and outdoor facilities.
• Contract dates, initial rent and current basic rent.

What does the Dutch Rent Tribunal assess?

The Rent Tribunal applies its policy book and may assess measurements and valuation differently from an online calculator. Its own official rent check also warns that a later assessment may differ.

A points report can substantiate the inputs but is not a tribunal decision. The available procedure, assessment date and deadlines depend on the circumstances. Check the applicable procedure before assuming a rent reduction or repayment.

Fictional example: correcting the label changes table rent

Assume a fictional apartment of at least 40 m² with no monument status and 110 non-energy points. The general label-F score is −9, giving 101 total points. A genuinely registered label B scores 30, giving 140. With other rubrics unchanged and no WOZ-cap effect, the January 2026 table moves from €644.53 to €912.26 monthly basic rent. This is not a customer case or an automatic increase for an existing tenancy.

A misread label, double-counted room or omitted shared facility can therefore matter. Keep the source records so another person can check the calculation.

From online estimate to a substantiated property file

Use the detailed rent check to inventory rubrics and the WWS impact calculator to compare label scenarios. Request an on-site assessment when you need evidence for letting, portfolio management or a rental dispute.

RentalPoints is part of Renewable Partners B.V. Standalone points assessment with BBMI measurement reporting starts at €220 excl. VAT. If a new label is needed, the combined label and points package from €300 excl. VAT also includes NEN 2580/BBMI reporting.

Frequently asked questions

Is a rent check a binding rent decision?

No. It calculates from your inputs and selected period. The Rent Tribunal or court assesses the property and tenancy independently.

How do I calculate a rent ceiling?

Assess points under the applicable WWS or WWSO rules and read the relevant annual rent table. Also check whether the tenancy is regulated and whether exceptions apply.

Are service charges part of basic rent?

No. Compare basic rent with the WWS table. Service charges are assessed separately.

Can I use the calculator for a room?

Use the separate WWSO room check. Its rubrics and rental rules differ from self-contained housing.

Can a higher points total increase an existing rent?

Not automatically. Contract dates, rental segment and statutory rent-increase or improvement rules determine what is permitted.