Request a rent reduction
Are you paying too much rent? Through the Rent Tribunal (Huurcommissie), you can enforce a rent reduction. You can even reclaim the difference retroactively for up to 3 years. We guide you through the entire procedure.
€25
Rent Tribunal filing fee
4-6 months
procedure duration
3 years
retroactive claim possible
Rent reduction step-by-step plan
Do the rent check
First, we verify whether you are actually overpaying rent. Through our free rent check, we calculate the number of WWS points and the maximum rent price for your home.
Letter to your landlord
We draft a professional letter requesting your landlord to reduce the rent to the legal maximum. The landlord is typically given 6 weeks to respond.
Request to the Rent Tribunal (Huurcommissie)
If the landlord does not cooperate, we file a request on your behalf with the Rent Tribunal. The filing fee is only €25 (paid by the landlord if you win).
On-site inspection
The Rent Tribunal sends an inspector to survey your home. They assess all WWS points: floor area, facilities, energy label, etc.
Report and ruling
After the inspection, you receive a preliminary report. Both parties can respond. The Rent Tribunal then issues a binding ruling on the maximum rent price.
Recovery of overpaid rent
With a favourable ruling, the rent reduction takes effect immediately. Overpaid rent can be reclaimed. We help you with the recovery process if the landlord does not pay voluntarily.
Legal framework
The right to rent reduction is established in the Dutch Civil Code (Burgerlijk Wetboek) and the Implementation Act on Rent Prices for Residential Property (Uitvoeringswet huurprijzen woonruimte). The Rent Tribunal (Huurcommissie) is the independent body that adjudicates rent price disputes. Since the Affordable Rent Act (Wet betaalbare huur, July 2024), many mid-range rental homes also fall under the points system.
"De huurder kan de Huurcommissie verzoeken uitspraak te doen over de redelijkheid van de overeengekomen huurprijs. Indien de Huurcommissie de huurprijs niet redelijk acht, stelt zij de huurprijs vast op het bedrag dat zij redelijk acht."
— Implementation Act on Rent Prices for Residential Property (Uitvoeringswet huurprijzen woonruimte), Article 7
"De huurprijs kan worden getoetst aan de hand van het woningwaarderingsstelsel. Heeft de huurder te veel betaald, dan kan hij het te veel betaalde als onverschuldigd betaald terugvorderen op grond van artikel 6:203 BW. De verjaringstermijn bedraagt vijf jaar."
— Articles 7:246-265 Dutch Civil Code, Article 6:203 Dutch Civil Code
Important: file on time
File your request within 6 months of the start date of your lease if you want the rent reduction to apply retroactively to the start date. After this period, the reduction only applies from the date of your request.
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Start your rent reduction
Take the free rent check first and find out if you are entitled to a lower rent.