Request a rent points assessment and calculate WWS points
A RentalPoints assessment documents your rental property’s WWS points and the corresponding maximum basic rent where rent regulation applies. Start with an indicative calculation using official 2026 rent tables. For a substantiated property file, request an on-site survey; a standalone assessment starts at €220 excl. VAT.
Updated on 15 October 2026
Self-contained housing versus rooms: two separate systems
The WWS distinguishes between self-contained housing (with its own front door, own kitchen, and own toilet) and non-self-contained housing, such as a room with shared facilities. For self-contained homes the points count covers items such as surface area of rooms and other spaces, heating and cooling, energy performance, kitchen, sanitary facilities, outdoor space, parking, special features, and the WOZ value.
Rooms in non-self-contained housing follow their own rule set, with a base score for the room itself plus a surcharge for shared use of communal areas such as a shared kitchen, shower, or living room. Because tenants in that situation have fewer private facilities, that shared use is valued separately rather than counted as individual rooms belonging solely to the tenant.
The distinction matters for any check: valuing a room using the self-contained-housing system (or the reverse) produces an incorrect result. Always confirm first whether the housing has its own lockable front door, own kitchen, and own toilet before starting a points count.
The three segments: social, mid-rent, and free sector
The total number of WWS points determines which rent segment a home falls into. Up to and including 143 points places a home in the social housing sector, with a statutory maximum rent derived directly from the official rent table. From 144 up to and including 186 points, the regulated mid-rent segment applies, again with a statutory maximum rent based on the same table.
From 187 points onward, a home falls into the free sector. No statutory maximum applies there: landlord and tenant are, in principle, free to agree on a rent. In the free sector the official table is sometimes extended arithmetically as a reference figure, but this is explicitly not a statutory cap and not a guarantee that a higher rent will always hold up in a dispute.
Because the threshold values (143 and 186 points) directly determine which regime applies, precision in the count around those boundaries matters: a few points' difference in, for example, the WOZ valuation or surface measurement can shift a home from one segment to another.
The official annual rent table: what it does and does not do
Each year the government publishes an official rent table that links each points total to a corresponding maximum base rent — for example, a figure of 932.93 euros at a certain points total and 1,228.07 euros at a higher points total within the table applicable for 2026. Only the official table in force at the time is decisive; figures can change from year to year and must always be checked against the most current, officially published table for a specific case.
Importantly, the table is not a statutory maximum for points in the free sector (187 points or above). There, the table at most provides an arithmetically extended reference figure; no statutory regulated maximum exists for free-sector homes. Do not confuse a table value at high points totals with an enforceable cap.
Also pay attention to the tenancy agreement's start date. Which rules and which table apply can depend on the date the tenancy began and on any transitional arrangements around changes to the WWS. When in doubt, always check the contract date alongside the currently applicable official regulations, rather than automatically applying the most recent table.
What counts as evidence: professional, but no guarantee
A carefully substantiated points count supported by physical evidence — photos of rooms, recorded measurements, the energy label, the WOZ valuation notice, and any invoices or building drawings — is valuable material in a rent dispute. Such documentation makes a count traceable and verifiable, and increases the chance that arguments land convincingly.
That kind of evidence is, however, not a guarantee of a particular outcome. The Huurcommissie or a court assesses a case independently and performs its own, binding calculation based on the submitted materials and its own investigation, such as a site inspection. The outcome of that recalculation can differ from a self-made provisional count, in either direction.
A points count made independently therefore functions as a substantiated starting point and a communication tool in a procedure, not as a binding determination. A formally binding ruling always requires assessment by the competent authority.
The WOZ cap: capped at 33% of the remaining points
A home's WOZ value generates its own set of points within the WWS, calculated using the value of the home and the value per square metre. To prevent a high WOZ value on its own from pushing a home into a higher segment, a cap applies: as a rule, WOZ points may not exceed 33% of all remaining points combined, when the total reaches or would cross the 187-point threshold.
When that situation arises, the number of WOZ points in the count is reduced to the permitted share, with the practical floor that the total can in that case be kept at a minimum of 186 points rather than automatically falling into the free sector. This mechanism can mean that a home with a very high WOZ value nonetheless remains in the mid-rent segment instead of automatically landing in the free sector.
Whether the cap actually applies depends on the exact ratio between WOZ points and the remaining points in an individual count. This is one of the areas where a precise, well-substantiated calculation can make the difference between two segments.
Rent increases in 2026: what can and cannot be said with certainty
Many tenants ask by what percentage rent may maximally increase in 2026. That percentage is set officially each year and can differ by segment (social housing, mid-rent, free sector); it can also depend on the start date of the tenancy agreement and on any additional arrangements.
Because this percentage can change and is set separately per year and per segment, no specific percentage for the 2026 rent increase is stated here unless it can be directly verified in the official announcement in force at the time of consulting this page. Always check the most current official source before applying or disputing a specific rent increase percentage.
All WWS components
Illustrative example: a fictitious apartment
Illustrative only, not a RentalPoints client case. Assume 54 m² rooms, 5 m² other space, 6 m² circulation, label D, WOZ €325,000, four heated rooms and standard facilities. Room measurements, detailed energy rules and exceptions must be checked on site.
| Component | Points |
|---|---|
| Room floor area | 54 |
| Other floor area | 3.75 |
| Heating and cooling | 9 |
| Energy performance | 11 |
| Kitchen | 6.75 |
| Bathroom & toilet | 8 |
| Outdoor spaces | 4 |
| WOZ property value | 39.75 |
| Rounded total | 136 |
Social housing · 2026 table amount: € 884,79 per month.
What if rent is too high?
Check the contract start date, basic rent, relevant point rules and the applicable procedure first. Discuss a supported correction. A tenant may approach the Huurcommissie or court within the rules and deadlines of the relevant procedure; repayment is not automatic or unlimited.
Four steps to your property report
- 1. Request assessment and share property details
- 2. Agree the on-site survey
- 3. Record rooms, installations and evidence
- 4. Receive your report within 5 working days after a complete survey and file
Existing rates and combined packages
The €300 energy-label and points package includes a NEN 2580/BBMI measurement report. A free first Portfolio Scan is available from 5 homes. Prices exclude 21% VAT; surcharges and final scope are confirmed in the quote.
Frequently asked questions
What is the difference between the points system for self-contained housing and for a room?
Self-contained housing has its own front door, own kitchen, and own toilet, and is valued using components such as surface area, heating, energy label, kitchen, sanitary facilities, and WOZ value. A room in non-self-contained housing shares facilities with others and receives its own base valuation plus a surcharge for shared use of communal areas. The two systems are not interchangeable; applying the wrong one produces an inaccurate points count.
What does it mean if a home has 143 points or fewer?
Up to and including 143 points places a home in the social housing sector. A statutory maximum base rent applies to that segment, derived directly from the official annual rent table corresponding to that points total. The exact figure can be read from the official table in force at the time.
What does the mid-rent segment (144 up to and including 186 points) mean?
Homes with 144 up to and including 186 points fall into the regulated mid-rent segment. A statutory maximum rent also applies here, based on the official table. This segment sits between social housing and the free sector and has its own rules regarding, among other things, rent increases.
Does a statutory maximum still apply from 187 points onward?
No, from 187 points onward a home falls into the free sector, where no statutory regulated maximum rent applies. In some illustrative calculations the official rent table is extended arithmetically as a reference, but that is explicitly not an enforceable statutory cap.
Is the official rent table also a maximum for the free sector?
No. The table links points totals to a maximum base rent for homes in social housing and regulated mid-rent. For the free sector (187 points and above) there is no statutory maximum; any extended table figure there is only an arithmetic reference, not a legal limit.
What is the WOZ cap and when does it apply?
The WOZ cap limits the number of points the WOZ value may contribute to, as a rule, 33% of the remaining points, specifically in situations where the total reaches or would cross the 187-point threshold. When that cap applies, the total can in practice be kept at a minimum of 186 points rather than automatically landing in the free sector. Whether the cap applies depends on the exact ratio between WOZ points and remaining points in the individual count.
Is a self-made points count with photos and measurements sufficient evidence in a dispute?
A carefully substantiated count supported by physical evidence, such as photos, measurements, the energy label, and the WOZ valuation notice, is valuable, professional supporting material in a procedure. It is not, however, a guarantee of a particular outcome: the Huurcommissie or a court performs its own, binding calculation and can reach a different conclusion than the self-made count.
Does the date of the tenancy agreement matter for which rules apply?
Yes, it can. Which version of the WWS and which official table apply can depend on the start date of the tenancy agreement and on any transitional arrangements when regulations change. When in doubt, check the contract date alongside the officially applicable rules in force at that time, rather than simply applying the most recent table.
By what percentage may rent maximally increase in 2026?
That percentage is set officially each year and can differ by rent segment. Because this figure can change, no specific percentage is stated here unless it can be directly verified at the time of consulting this page in the official announcement applicable for 2026. For a specific situation, always consult the most current official source.
Does the WOZ value always count in full within the points count?
Not necessarily. The WOZ value produces its own number of points based on the value of the home and the value per square metre, but that number can be limited by the WOZ cap when the total is near the 187-point threshold. At lower points totals, well below that threshold, the cap typically does not play a role and the calculated WOZ valuation simply counts in full.
Official sources and disclaimer
The calculator is a simplified indicative model, not a binding assessment. Individual contract rules, measurement evidence and exceptions can change the result. The Huurcommissie or court makes its own assessment.