Housing valuation system: WWS and WWSO explained

Self-contained home or non-self-contained room?

A self-contained dwelling has its own entrance and essential facilities, including kitchen, toilet and washing facilities. Shared facilities require an assessment of whether the rented unit is non-self-contained. Consider the actual rented unit and contract, not just the building.

An apartment is not non-self-contained merely because its garden is shared. A separately rented bedroom sharing a kitchen generally falls under non-self-contained rules. Borderline situations need individual assessment.

Which rubrics contribute to WWS?

Self-contained homes are assessed for rooms, energy performance, heating and cooling, kitchen, bathroom, outdoor facilities and WOZ. The rubrics have separate measurement rules, caps and exceptions.

An NEN 2580/BBMI measurement report provides useful area evidence but is not a full WWS valuation. The room functions and specific Rent Tribunal measurement rules still have to be applied.

Why does WWSO require a different calculation?

Non-self-contained accommodation is assessed per rented room. Shared spaces and facilities must be allocated according to the WWSO policy book. The WOZ rubric uses its own rules and official regional data.

Rooms have rent protection. The 186-point middle-segment boundary for independent homes does not determine a room’s free-sector status. Never treat a self-contained dwelling result as room-rent advice.

Fictional example: one building, different rented units

Assume a fictional building with three bedrooms, one kitchen and one bathroom. If let as one self-contained dwelling, the whole dwelling is assessed. If each bedroom is let separately with shared facilities, each room requires its own WWSO calculation.

This example deliberately gives no fixed room-points total: without measurements, allocation of shared facilities and relevant records, such a figure would be unjustified. Bedroom count alone does not determine a rent ceiling.

Choose the appropriate calculation and survey

Use the self-contained rent check for a home and the room check for WWSO. Choose standalone points assessment or WWS Advice for independent homes, and WWSO Advice for room rentals.

WWSO Advice starts at €600 excl. VAT plus €75 excl. VAT per room. A fictional three-room assignment therefore has a base price of €825 excl. VAT before applicable surcharges. The price calculator shows the breakdown; the quotation confirms the final price.

Frequently asked questions

What does WWS mean?

WWS is the Dutch housing valuation system. It assigns quality points to a rental home and supports the regulated basic-rent ceiling.

How do WWS and WWSO differ?

WWS assesses self-contained homes. WWSO assesses rooms and other non-self-contained accommodation using separate rubrics and rent tables.

Does a separate house number make a room independent?

Not automatically. Entrance, essential facilities, the actual rented unit and tenancy arrangements need assessment.

Does a room with 187 points become free-sector housing?

No. The independent-home free-sector points threshold does not apply to WWSO rooms. Rooms have rent protection.

Is an area report a complete points assessment?

No. Measurements substantiate floor area. Other rubrics and the specific WWS or WWSO rules are needed for a complete assessment.