Affordable Rent Act: what it means for landlords

Middle-rent ceilings and points in 2026

For new self-contained tenancies in 2026, 143 points corresponds to the social ceiling of €932.93. Middle-segment housing spans 144–186 points, with €1,228.07 monthly basic rent at the upper boundary in the January table. From 187 points the free sector may apply. A table amount is never a complete tenancy assessment.

Older agreements require a separate transitional-law review. The date the contract was concluded and initial rent can matter. Do not apply new-contract boundaries to an existing tenant without checking the legal position.

What should you record before letting?

Substantiate rent with a property-specific file: room measurements, energy performance, WOZ assessment and facilities. Separate basic rent from service charges. Landlords must provide the points calculation to tenants for new contracts from 1 January 2025; check current government guidance on this information duty.

• Resolve uncertainty about points before signing.
• Keep the registered label and relevant WOZ assessment.
• Identify shared rooms and facilities clearly.
• Check municipal permits as well as national tenancy rules.

Energy labels: points gains are not automatic rent increases

A better label can increase WWS points. General energy scores depend on single-family or multi-family housing, label date and special circumstances such as monument status. The WOZ cap may also affect the total.

The Affordable Rent Act and a possible future label-D requirement are separate matters. Do not describe a new label requirement as law in force unless commencement is confirmed. Use current official sources when planning investments.

Fictional investor scenarios

A fictional home scores 170 points after a complete assessment. The January 2026 table gives €1,118.23 monthly basic rent. For a newly regulated tenancy this is a ceiling, not market-rent advice.

Another fictional dwelling scores 190 points. This alone does not permit raising an existing tenant’s rent to free-sector levels. Check contract history, initial rent and exceptions independently. These are examples, not customer cases.

Enforcement and portfolio policy

Municipalities can enforce letting rules and regulated rent ceilings. Statutory powers and fine categories follow, among other things, the Good Landlordship Act; we do not quote a euro amount without current confirmation.

For a portfolio, sort homes by contract dates, points certainty and evidence quality. Start with homes missing room measurements or energy records. RentalPoints offers a free initial Portfolio Scan from five homes; the final scope and price are confirmed in the quotation.

Frequently asked questions

Does the Act apply equally to every existing tenancy?

No. New middle-segment rules do not apply identically to all older contracts. Check dates, initial rent and transitional law per dwelling.

What is the middle-segment points ceiling?

For self-contained homes it is 186 WWS points. Check annual rent boundaries and applicability against the contract dates.

Do 187 points automatically mean free-sector rent?

Points are not the only condition. Initial rent, contract dates and relevant statutory exceptions also require assessment.

Can I immediately charge more after label improvement?

No. Points gains and the rules for raising an existing rent are separate. Check the permitted procedure and increase.

Why commission an on-site points assessment?

An on-site survey records relevant rooms and facilities and substantiates WWS inputs. The Rent Tribunal still makes its own assessment.