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Dutch Rental Regulations 2025: Wbh & WWS Explained for Landlords
As of July 1, 2024, Dutch rental law has undergone significant changes. The introduction of the Affordable Rent Act (Wet betaalbare huur, Wbh) and the revision of the Housing Valuation System (Woningwaarderingsstelsel, WWS) have had a major impact on rental prices in the social, mid-range, and free sector segments. During a recent webinar for Verra clients, Niek Verra, co-owner of Verra Makelaars, certified real estate agent, and Chairman of Vastgoed Belang, together with Laurens Vieveen, Partner at Verra Makelaars, explained what the changes mean for landlords and how they can prepare for them.
What is the Housing Valuation System (WWS)?
The WWS determines the maximum rent for a property based on a points system. Since 2024, this system is binding for both social and mid-range rentals.
WWS Segments:
- Social housing: up to 143 points
- Mid-range housing: 144 to 186 points
- Free sector: 187 points or more
Key factors influencing the points total:
- Usable floor area
- WOZ value (property tax value)
- Energy performance (energy label or index)
A property with a low energy label may receive penalty points, which lowers the maximum allowed rent.
The Affordable Rent Act (Wbh): New Rules Since July 1, 2024
The Wbh makes the WWS mandatory for the lower and mid-range segments. Municipalities can begin enforcement from January 1, 2025, and the transitional period ends on July 1, 2025.
What About Existing Rental Contracts?
In principle, existing contracts are not affected by the new rules.
Exceptions apply if:
- The property had fewer than 144 points as of July 1, 2024
- The rent was below €879.66
In these cases, tenants may request a rent reduction based on the WWS starting July 1, 2025.
Here are two relevant examples:
Example 1:
Property with 143 points, current rent €1,000 → Rent must be reduced to social housing level.
Example 2:
Property with 110 points, current rent €850 → New maximum rent: €681.44
Rent Increases and Freezes in 2025
(Note: Rent freeze by Minister Keijzer has been withdrawn)
Social housing (up to 143 points):
- Rent freeze in 2025 and 2026 (only for housing associations)
Mid-range (144–186 points):
- Max rent increase: 7.7% (only for new contracts after July 1, 2024)
Free sector (187+ points):
- Max rent increase: 4.1%, if contractually allowed
New Developments in Rental Law (2025–2026)
Minister Mona Keijzer has announced several relaxations, including:
- Temporary rentals for students
- Higher rent allowed for small heritage properties
- Removal of penalty points for homes without outdoor space
- Adjustment of the WOZ cap
Expected implementation: January 1, 2026
Looking Ahead: What’s Next for Landlords in The Netherands?
- Box 3 notional return increases to 7.78% as of January 1, 2026
- Tax relief expected no earlier than 2028
- Possible reintroduction of temporary rental contract
Prepare for the New Rental Rules
The new rental legislation requires a proactive approach.
Check your property's WWS score, adjust rents where needed, and be mindful of the transitional period. This will help you avoid fines and legal issues.
Do you need assistance with calculating your WWS score or adjusting your rental strategy? Contact our offices in Rotterdam or The Hague for a rent analysis or consultation.
