Check if you’re overpaying rent

The WWS (Woningwaarderingsstelsel) is a points-based system that determines the maximum legal rent for a property. Factors like area, energy label, WOZ value, kitchen/bathroom quality, and outdoor space determine the total points. For new contracts, homes up to and including 186 points fall under the regulated segment; from 187 points onward they are in the free sector.

Enter your address and current rent above. Our system calculates the WWS point total and the corresponding maximum rent. If your rent exceeds the maximum, you may be overpaying and can start a procedure at the Huurcommissie (Rent Tribunal).

For new contracts, the split works like this: homes up to and including 186 WWS points remain in the regulated segment, so a legal maximum rent applies. Since July 1, 2024, the Affordable Rent Act has treated the mid-market segment as running up to and including 186 points. From 187 points onward, the home is in the free sector.

Use this check first to see whether your rent likely sits above the reasonable limit. Then decide which route fits your situation, for example an initial-rent review, a service-cost dispute, or an all-in rent split. Many procedures have deadlines, so do not wait too long. You can also read our step-by-step guide to lowering your rent.

The WOZ value (Wet Waardering Onroerende Zaken) is the market value of a property as determined by the municipality. In the WWS point system, the WOZ value contributes up to 33% of the total points. A higher WOZ value means more points, but the 33% cap limits its impact. The WOZ value from the previous year is used.

This is an estimate based on available data. The actual WWS score may differ because some factors (like exact kitchen/bathroom features, outdoor space, and renovations) are not always available. For a definitive assessment, contact the Huurcommissie or a specialized advisory service.

The option to have your rent assessed mainly applies to new contracts (within 6 months of signing). Different rules apply to existing contracts. Since the Affordable Rent Act (July 1, 2024), tenants with existing mid-segment contracts can also have their rent assessed. Consult the Huurcommissie for your specific situation.

No. You can start a Huurcommissie procedure yourself and usually attend the hearing yourself. You may still bring someone with you or appoint a representative. Some tenants check in advance whether a legal-expenses insurance policy would cover a future housing dispute, but coverage, waiting periods, and exclusions differ per policy. If your income is limited, the Juridisch Loket can help you assess what support may be available.

Keep messages, emails, letters, and photos, and communicate in writing wherever possible. Municipalities must offer a reporting point for unwanted landlord behaviour where tenants can report intimidation, discrimination, or unfair charges. You can also seek support from a local tenant team, the Juridisch Loket, or Bond Precaire Woonvormen. A landlord cannot lawfully remove you from the home simply by threatening to do so.

No. Not every home falls under the same rent rules. Regulated homes and part of the mid-market segment can often be tested against the points system, but larger or energy-efficient self-contained homes are more likely to score above the free-sector threshold. That means a reduction is not always possible. Use this rent check as a first indication, then read our guide to lowering your rent to choose the right next step.