Are you overpaying? The points system
Rooms in the Netherlands have a legal maximum rent. Here's how to check yours in 10 minutes, and what to do if you're over.
How it works
Every room, studio and most apartments get points under the woningwaarderingsstelsel (WWS). Square metres, shared kitchen and bathroom, energy label, outdoor space. The points map to a maximum monthly rent. Since July 2024 all rooms are covered, no exceptions, and since January 2025 landlords must attach the points count to every new contract.
Check it yourself
Use the official calculator: Huurprijscheck for rooms (Dutch, but you only need the numbers from your contract). Compare the result with your kale huur (basic rent, not including service costs).
The window
You can ask the Huurcommissie (the rent tribunal) to lower the starting rent within 6 months of the contract start date. If they agree, the lower rent counts from day one, and you're entitled to the difference back. After 6 months you can still request a reduction, but it only applies going forward.
What it costs
€25 to file, refunded if you win. If the landlord loses, they pay €500. There's no lawyer involved, it's a form and sometimes a visit from an inspector.
Does it wreck your relationship with the landlord?
Sometimes. Weigh it. If you're staying a year and overpaying €150 a month, that's €1,800. Most students take that trade. If you're on a 5 month exchange with a landlord you like, maybe let it go.
Casa rent check
Not sure how to read the calculator, or want someone to run the case for you? Message our team on WhatsApp with your contract and room size. We check it for free. If you're overpaying and want us to handle the Huurcommissie procedure, we take 25% of what you save in the first year and nothing if you don't win.