The Affordable Rent Act: New Dutch Rental Law (2026)

By Rick | rentinholland.nl | Last updated: June 2026

This article is for informational purposes and is not legal advice.

The Affordable Rent Act is the biggest shake-up in Dutch renting in years, and if you rent here as an expat, it could mean you are legally entitled to pay less. Since 1 July 2024, two new laws have changed how renting works in the Netherlands. They give tenants more protection, cap rents for far more homes, and make it easier to challenge a landlord who is charging too much. This guide explains what changed, in plain English, and what it means for you.

For years, the rules that protected tenants only really applied to social housing. Everything above that, the so-called free sector, was a bit of a free-for-all where landlords could ask almost any price. The new Dutch rental law closes a large part of that gap. If you signed your contract on or after 1 July 2024, there is a real chance your maximum legal rent is now lower than what you actually pay.

Table of Contents

What changed in 2024: two new rental laws

Two separate laws came into force on the same day, 1 July 2024, and people often mix them up:

The Affordable Rent Act (Wet betaalbare huur) regulates rent prices. It expands the points system that sets a maximum rent to a whole new group of homes, and makes those limits legally binding.

The Fixed Rental Contracts Act (Wet vaste huurcontracten) regulates contract types. It makes permanent, indefinite contracts the norm again and bans most temporary leases.

Together they shift the balance back towards tenants. The rest of this guide focuses mainly on the Affordable Rent Act, because that is the one that can directly lower your rent.

The Affordable Rent Act explained

The heart of the law is the WWS points system (woningwaarderingsstelsel). Every self-contained home gets a score based on its quality: square metres, the energy label, the WOZ value (the official property value), the kitchen and bathroom, and whether there is outdoor space like a garden or balcony. The more points, the higher the maximum legal rent.

A new middle-rent sector

Before this law, the points system only capped rents in social housing, up to 143 points. The Affordable Rent Act adds a new regulated layer in the middle, for homes scoring 144 to 186 points. This middle segment now also has a maximum rent, and tenants in it can finally turn to the Huurcommissie if they think they are overpaying. Here is how the three sectors look in 2026:

Sector	WWS points	Maximum rent (2026)
Social housing	up to 143	up to €932.93
Middle-rent (regulated)	144 to 186	up to €1,228.07
Free sector	187 or more	no cap

Your energy label now counts, in both directions

A good energy label (A or higher) earns extra points, which can raise the rent a landlord may legally ask. A poor label (E, F or G) now brings penalty points, which lower the maximum. This was designed to push landlords to make homes more sustainable, and it means an energy-inefficient home should usually cost less, not more.

A points breakdown with every contract

Since 1 January 2025, landlords are required to give you a points calculation with your rental contract. That breakdown tells you exactly which maximum rent applies to your home, so you no longer have to guess. If you did not receive one, you are entitled to ask for it.

The Fixed Rental Contracts Act, in short

The second law deserves a brief mention because it changed contracts overnight. Since 1 July 2024, a new lease in the Netherlands is almost always an indefinite contract (onbepaalde tijd). Temporary contracts are now only allowed in a few specific situations, such as student housing or a short-term sublet while the owner is abroad. For tenants this is good news: an indefinite contract gives you full protection from day one, and your landlord cannot simply end it because a fixed period runs out. We cover this in detail in our guide on temporary rental contracts in the Netherlands.

What this means for you as an expat tenant

In practical terms, three things are now in your favour.

First, your rent may be legally too high. If your home scores 186 points or fewer and your contract started on or after 1 July 2024, there is a maximum rent that your landlord is not allowed to exceed. Many mid-range apartments that used to sit in the unregulated free sector now fall under these caps.

Second, you can act on it. Tenants in the regulated and middle sectors can ask the Huurcommissie to assess the rent. If the rent is above the legal maximum, it can be lowered, sometimes significantly, and that decision is binding on your landlord.

Third, you have more security. With an indefinite contract as the standard, you no longer have to worry about a temporary lease quietly expiring and leaving you without a home.

One caveat worth knowing: the strongest protection applies to contracts signed on or after 1 July 2024. For older contracts there are transition rules, and the regulation is being phased in over time. If you are unsure which situation you are in, the points breakdown and a Huurcommissie rent check will tell you where you stand.

How municipalities enforce the new rules

The Affordable Rent Act is not just a guideline; it has teeth. Since 1 January 2025, your municipality, not only the Huurcommissie, can take action against landlords who charge more than the legal maximum. If a tenant reports an excessive rent, the municipality has to investigate rather than send you away. It can issue a warning, impose a penalty payment (dwangsom), or fine the landlord up to €100,000 for serious or repeated breaches. Municipalities can also act on their own initiative.

In practice this means a landlord who ignores the points system now risks far more than an awkward conversation. It also gives you a second route if you would rather not go through the Huurcommissie yourself: you can ask your municipality to enforce the rules.

How to check if you’re overpaying

You do not need a lawyer to find out. Start by looking up your home’s points score, either from the breakdown your landlord should have provided or by calculating it yourself. The Huurcommissie offers an official rent check tool, now also available in English, that estimates your maximum legal rent. If the result is well below what you pay, that is your signal to act.

For a full walkthrough of the points system and what to do next, see our guide on what to do if your rent is too high in the Netherlands, and our step-by-step guide to filing a complaint with the Huurcommissie.

Common mistakes expats make

A few avoidable mistakes come up again and again:

Assuming the free sector means no rules. Since July 2024 many mid-range homes are regulated. Always check your points before assuming your rent is fair.
Ignoring the points breakdown. Landlords must provide it since January 2025. If you did not get one, ask for it; it is your starting point.
Overlooking the energy label. A poor label (E, F or G) lowers the maximum rent, so an energy-inefficient home should usually cost less, not more.
Waiting too long. For a new contract, you can ask the Huurcommissie to assess the starting rent within the first months. Note the deadline so you do not miss your window.
Thinking a check will upset the landlord. Asking for a rent assessment is your legal right, and your landlord cannot end your tenancy in retaliation for it.

Key takeaways

Two laws changed Dutch renting on 1 July 2024: the Affordable Rent Act (rent prices) and the Fixed Rental Contracts Act (contract types).
The Affordable Rent Act added a regulated middle sector for homes scoring 144 to 186 points, with a maximum rent of €1,228.07 in 2026.
Your energy label now raises or lowers your maximum rent.
Since January 2025, landlords must give you a points breakdown, and municipalities can fine those who overcharge up to €100,000.
If your contract started on or after 1 July 2024 and your home scores 186 points or fewer, your rent may be legally too high, and the Huurcommissie can lower it.

Frequently asked questions

What is the Affordable Rent Act in the Netherlands?

It is a Dutch law (Wet betaalbare huur) that took effect on 1 July 2024. It expands rent-price regulation to a new middle segment of homes, makes the points system legally binding, and lets more tenants challenge an excessive rent at the Huurcommissie.

Does the Affordable Rent Act lower my rent automatically?

No. The law sets a maximum, but it does not adjust your rent for you. If you believe you pay more than the legal maximum, you need to raise it with your landlord, ask the Huurcommissie to assess and lower it, or report it to your municipality.

Which homes fall under the new middle-rent sector?

Self-contained homes scoring 144 to 186 WWS points. In 2026 the regulated middle-rent goes up to €1,228.07 per month. Homes scoring 187 points or more remain in the free sector with no cap.

Does this apply if I signed my contract before July 2024?

The strongest protection applies to contracts from 1 July 2024 onward. Older contracts follow transition rules and the regulation is phased in over time. A Huurcommissie rent check is the easiest way to see where you stand.

Need to take action? We have ready-made legal letter templates for expats:

👉 Rent Increase Objection Letter Template
👉 Huurcommissie Complaint Letter Template
👉 Rental Deposit Demand Letter Template
👉 Service Charge Dispute Letter Template
👉 Rental Contract Checklist Template
👉 Rental Termination Letter Template

All templates include a formal Dutch letter, full English translations, and step-by-step instructions.

Dealing with more than one issue? The Complete Dutch Tenant Letter Kit bundles the four dispute letters (deposit, rent increase, service charges and Huurcommissie) at a lower price than buying them separately.

Useful Links

Government.nl: Official English information on rented housing and the Affordable Rent Act
Huurcommissie: The Affordable Rent Act and the rent check
Woonbond: Dutch tenants’ association

The Affordable Rent Act: What the New Dutch Rental Law Means for You (2026)