Are you paying too much rent for your home in the Netherlands? Through the Huurcommissie (Rent Tribunal) you can have your rent assessed against the woningwaarderingsstelsel (WWS) point system. If your rent turns out to be too high, the Huurcommissie can lower it — sometimes retroactively. This article explains step by step how to file a request.
What is the Huurcommissie?
The Huurcommissie (Rent Tribunal) is an independent dispute resolution body for tenants and landlords in the Netherlands. Among other things, it assesses whether the rent for a property complies with the legal rules of the woningwaarderingsstelsel (WWS) — the Dutch housing valuation system.
The WWS assigns points to a property based on characteristics such as floor area, energy label, WOZ value, kitchen and bathroom quality. The total point count determines the maximum legal rent. If you pay above that maximum, your rent is officially too high.
Good to know
Since 1 July 2024, properties up to 186 WWS points fall under the regulated segment (mid-rental sector). This means more tenants than ever can use the Huurcommissie.
When can you file a request?
You can request a rent assessment from the Huurcommissie if you suspect your rent is too high. There are two scenarios:
Within 6 months of lease start
You can have your initial rent assessed. If the Huurcommissie rules that the rent is too high, it will be lowered retroactively to the start date of the lease.
After 6 months
You can request a rent reduction. The reduction then takes effect from the first day of the month following your request — not retroactively.
Important: timing
File your request as soon as possible after signing your lease. Within 6 months you have the strongest position, because you can also receive a refund for the entire rental period.
Calculate your WWS points
Before going to the Huurcommissie, it is wise to first estimate the number of WWS points for your property. Points are calculated across nine categories:
Use the rent check on Woningsearch to quickly estimate your WWS points and maximum legal rent.
Step-by-step: filing your request with the Huurcommissie
Step 1: Gather your documents
Make sure you have the following documents ready:
- Your rental contract (with start date and rent amount)
- Overview of service costs
- The WOZ value of your property (available at WOZ-waardeloket)
- The energy label (available at EP-online)
- Photos of kitchen, bathroom and any defects
Step 2: Calculate your WWS points
Estimate the point count using the Woningsearch rent check or the official rent price check from the Huurcommissie. Note the estimated points and the corresponding maximum legal rent.
Step 3: Contact your landlord
Send your landlord a written request (registered mail or email with read receipt) stating that your rent is too high and you wish to have it reduced. This is not mandatory but strengthens your case and may lead to a resolution without the Huurcommissie.
Step 4: File your request with the Huurcommissie
Go to huurcommissie.nl and choose “Huurprijs laten toetsen” (Have rent assessed). You can fill in the form online. You will need:
- Your personal details and those of your landlord
- Address of the rental property
- Copy of your rental contract
- Current rent and start date
Step 5: Wait for the assessment
The Huurcommissie sends your landlord a copy of your request. A reporter will visit the property to inspect it and count points. After that, a hearing takes place where both parties can present their case. The Huurcommissie issues a ruling within a few months.
Step 6: Receive and follow up on the ruling
If the Huurcommissie rules that your rent is too high, it will be lowered. If you filed within 6 months of your lease start, you also receive a refund of the overpaid amount. Your landlord is legally required to comply. If they refuse, you can go to the subdistrict court (kantonrechter).
What does it cost?
The costs for a Huurcommissie procedure are low. In 2026, as a tenant you pay € 25 in fees. This amount is refunded if you win. Your landlord then pays € 500 to the Huurcommissie.
Financial risk
The financial risk for tenants is very limited. You pay a maximum of € 25, and the potential saving can be hundreds of euros per month — plus a refund if you file within 6 months of your lease start.
Important deadlines
| Deadline | Description |
|---|---|
| 6 months after lease start | Initial rent assessment with retroactive effect |
| After 6 months | Rent reduction from the first of the following month |
| 4–6 months | Average duration of Huurcommissie procedure |
| 8 weeks after ruling | Deadline to appeal to subdistrict court |
Tips for a stronger case
- File your request as soon as possible after signing your lease
- Collect photos of the property's condition at move-in
- Keep all correspondence with your landlord
- Verify that your energy label is correct on EP-online
- Check the WOZ value at the WOZ-waardeloket
- Ask the Huurcommissie to also assess your service costs if you suspect they are too high
- Use the Woningsearch rent check as a preparatory estimate
Frequently asked questions about the Huurcommissie
Can my landlord evict me if I go to the Huurcommissie?
No. As a tenant you have rental protection. Your landlord may not terminate your lease, intimidate you, or disadvantage you because you start a procedure with the Huurcommissie. This is protected by law.
Does the Huurcommissie apply to the free market sector?
Since 1 July 2024, properties up to 186 WWS points fall under the regulated segment (Wet betaalbare huur). If your property has more than 186 points, the Huurcommissie generally cannot assess the rent price. However, you can always have service costs assessed.
How long does a Huurcommissie procedure take?
On average, a procedure takes 4 to 6 months. This includes the property inspection by a reporter, a hearing, and the ruling.
Can I also have service costs assessed?
Yes. You can file a separate request with the Huurcommissie to have your service costs assessed. The landlord must provide an itemized cost overview.
What if my landlord doesn't comply?
The Huurcommissie ruling is binding. If your landlord refuses to lower the rent or refund the overpaid amount, you can go to the subdistrict court (kantonrechter) within 8 weeks to enforce the ruling.
Do I need a lawyer?
No. The Huurcommissie procedure is accessible and you do not need a lawyer. You can file the request online yourself and present your case at the hearing.
How much can I get back?
If you file within 6 months of your lease start and the rent is lowered, you receive the difference for the entire period back. For an overcharge of € 300/month and a 5-month lease, that's € 1,500.
What are WWS points?
WWS stands for woningwaarderingsstelsel (housing valuation system). It is a point system that measures the quality of a rental property. Points are awarded for floor area, energy label, WOZ value, kitchen, bathroom and more. The total determines the maximum legal rent.
Official sources
- Huurcommissie.nl — official website
- Rijksoverheid: Rent pricing and point system
- WOZ-waardeloket — look up WOZ value
- EP-online — look up energy label
- Juridisch Loket: Rent too high
Check your rent now
Use the free rent check from Woningsearch to see if you may be paying too much rent.
Go to rent check