Dutch rental terms,
explained in English

The rent agreed at the start of the tenancy. This is the figure used when challenging whether your rent was legal from day one — a dispute about the initial rent must generally be filed within six months of the start date (art. 7:249 BW).

The centralised database where the Dutch government keeps records of all residents. You must register here within five days of moving in. Your BSN, huurtoeslag eligibility, and many other rights depend on this registration.

A unique personal identification number issued to everyone registered in the Netherlands. Required for working, opening a bank account, and accessing government services. Obtained after registering at the municipality (BRP).

An official energy efficiency rating for a dwelling, ranging from A++++ (most efficient) to G (least efficient). The label has a significant impact on the WWS point score and therefore on the maximum legal rent. Landlords are required to register the label; if none is registered, the worst label (G) is assumed.

The official measurement of a dwelling's floor area used in the WWS calculation, based on NEN 2580 standards. Only space with a ceiling height of at least 1.5 m counts. Shared spaces such as hallways and stairwells are excluded for independent dwellings, but divided among residents for shared rooms (WWSO).

Housing subject to the legal rent cap set by the WWS or WWSO point system. Since July 2024 (Wet betaalbare huur), this covers all independent dwellings scoring up to 186 WWS points. All shared rooms (onzelfstandige woonruimte) are always in the regulated sector.

An independent government body that mediates between tenants and landlords and makes binding rulings on rent prices, service costs, and maintenance obligations. Filing a case costs a small fee (refunded if you win outright). Rulings on rent reduction are retroactive to the date of filing.

A rental agreement with a specific end date. As of 1 July 2024, fixed-term contracts for independent dwellings are largely abolished — new tenancies must be permanent. Limited exceptions exist (e.g. diplomatenclausule, vacancy law).

A rental agreement with no set end date, providing the strongest legal protection for the tenant. The landlord can only end it on specific statutory grounds (e.g. urgent personal use, persistent non-payment). This is now the default for independent dwellings.

The official process of calculating whether your rent matches the legal maximum allowed by the WWS point system. You can perform one yourself using the tools on this site, or use the Huurcommissie's own calculator.

A monthly government subsidy for low-income tenants to help cover housing costs. Administered by the Belastingdienst (tax authority). Eligibility depends on your income, household size, and whether your home is in the regulated sector. Apply via Mijn Belastingdienst.

The annual percentage by which a landlord is allowed to increase rent, capped by law each year. Caps differ between regulated and free-sector housing, and change annually. Increases must be notified in writing at least two months in advance and may only take effect on the contractually agreed date.

Registering your address at the local municipality (gemeente) in the BRP. This is a legal requirement within five days of moving in, and is essential for receiving a BSN, accessing huurtoeslag, healthcare, and other services.

The base rent for the use of the living space only, excluding all service costs (utilities, furniture, cleaning, administration, etc.). Legal rent caps under the WWS and WWSO apply exclusively to this amount. Always verify that your contract separates kale huur from servicekosten.

The WWS point score above which an independent dwelling falls outside the regulated sector. Since 1 July 2024 (Wet betaalbare huur), this threshold is 186 points. Homes scoring 186 points or fewer must have a rent at or below the corresponding maximum in the official rent table.

A room where the tenant shares the kitchen and/or bathroom with other tenants. The WWSO point system applies. Always subject to rent regulation — there is no free-sector threshold for shared rooms, regardless of the point score.

One of the categories in the WWS or WWSO point system used to score a property. Each rubriek (e.g. floor area, energy label, kitchen quality, WOZ value) contributes a set number of points that together determine the maximum legal rent.

Monthly payments on top of the basic rent for utilities (gas, water, electricity), furniture depreciation, cleaning of shared spaces, and administration. These must be based on actual costs — landlords may not profit from service costs. An itemised annual overview is legally required by 1 July each year.

An itemised annual statement your landlord must provide by 1 July for the previous calendar year, showing all actual costs versus your monthly advance payments. If actual costs were lower than your advances, you are entitled to a refund of the difference.

Housing that scores above 186 WWS points, where the basic rent is not capped by the point system. Note: annual rent increases remain capped by law even in the free sector. Since July 2024, the free sector starts considerably higher than before — many previously "free sector" rentals are now regulated.

A deposit paid at the start of the lease to cover potential damages or unpaid rent. Since 1 July 2023 (art. 7:261b BW), deposits are legally capped at two months' basic rent for new tenancy agreements. The landlord must return the deposit within 14 days after the tenancy ends, minus any justified deductions.

The supply of heating (and sometimes hot water) by the landlord via a central or district heating system. When warmtelevering is included in service costs, a separate lower administration fee cap applies — 2% instead of the usual 5%, or 1% if the delivery is outsourced to a third party (Beleidsboek Servicekosten 2026, §4.3.11).

Legislation that came into force on 1 July 2024, significantly expanding rent regulation in the Netherlands. It raised the liberalisation threshold to 186 WWS points, bringing a large "middle segment" of rentals (previously free sector) under the legal rent cap for the first time.

The point system used to determine the maximum legal rent for independent dwellings in the Netherlands. Points are assigned across 12 categories (rubrieken) including floor area, energy label, kitchen and bathroom quality, and WOZ value. The total score maps directly to a maximum monthly rent in the official rent table.

The property value assessed annually by the municipality under the Wet waardering onroerende zaken. It is a significant factor in the WWS point calculation — a higher WOZ value generally means more points, and therefore a higher maximum legal rent.

The parallel point system that applies to non-independent dwellings — rooms where the kitchen or bathroom is shared with other tenants. Unlike the regular WWS, WWSO always results in a regulated rent regardless of the point score. Shared facilities are divided proportionally among the number of residents.

A home with its own front door, kitchen, and bathroom for the exclusive use of the tenant. Apartments, studios, and houses fall into this category. The WWS point system applies, and the home may be in either the regulated or free sector depending on its point score.