Rent increase: the rules
Every year, millions of tenants in the Netherlands receive a rent increase proposal. But the landlord cannot simply charge any amount. There are strict legal rules regarding the maximum percentage, the procedure and the timing. Here you can read everything you need to know.
Maximum rent increase percentages
The maximum rent increase is determined annually by the minister. Different percentages apply to social housing, mid-range rentals and the private sector:
Social housing (up to 148 points)
The maximum increase is inflation + 1%, with an absolute cap. For 2025, the maximum has been set at 5.5%. For households with an income above a certain threshold, an income-dependent surcharge of up to 50 or 100 euros per month may apply.
Mid-range rental (149-186 points, middenhuur)
The mid-range rental segment also has a capped rent increase. The maximum increase equals collective labour agreement (CAO) wage growth + 1%, with the proviso that the rent after the increase may not exceed the maximum rent price according to the points system.
Private sector (above 186 points, vrije sector)
For liberalised lease contracts, the maximum increase since the Rent Increase Cap Act (Wet maximering huurprijsverhogingen) is inflation + 1% (or the contractually agreed percentage if that is lower). Previously, only the contractual percentage applied.
"De huurprijs kan op voorstel van de verhuurder worden verhoogd met een bij ministerieel besluit vast te stellen maximumpercentage. Dit percentage wordt jaarlijks vastgesteld met inachtneming van de inflatie."
— Article 7:253 Dutch Civil Code (Burgerlijk Wetboek)
Rules for the rent increase proposal
A rent increase is only valid if the landlord follows these rules:
At least 2 months’ advance notice
The proposal must reach you at least 2 months before the effective date. A proposal that arrives too late is not valid.
Maximum once every 12 months
The rent may not be increased more than once every twelve months. An interim increase is not permitted.
Not above the legal maximum
The proposed percentage may not exceed the maximum set by the minister. If it does, the increase is not valid.
Written proposal
The proposal must be made in writing and state the proposed percentage, the new rent price and the effective date.
"Een voorstel tot huurverhoging moet de huurder ten minste twee maanden voor de voorgestelde ingangsdatum van de verhoging hebben bereikt. Het voorstel vermeldt de geldende huurprijs, het percentage of het bedrag van de verhoging, en de voorgestelde ingangsdatum."
— Article 7:252 paragraphs 1-3 Dutch Civil Code (Burgerlijk Wetboek)
Income-dependent rent increase (inkomensafhankelijke huurverhoging)
For social housing, the landlord can impose a higher rent increase if the household income exceeds a certain threshold. This is intended to address so-called "scheefwonen" (inappropriate occupation): people with a higher income living in social housing.
How does it work?
- The landlord requests an income indication for the household from the Tax Authority (Belastingdienst)
- The Tax Authority only indicates whether the income is above or below the threshold, not the exact amount
- If the income exceeds the threshold, the landlord may impose a higher increase (up to 50 or 100 euros extra per month)
- The rent after the increase may not exceed the maximum rent price (based on the points system)
- You can object if your income has changed or if the income indication is incorrect
Income dropped?
If your income has dropped (due to unemployment, retirement, divorce, etc.), you can object to the income-dependent rent increase. The Rent Tribunal then assesses whether the increase is still justified.
Objecting to a rent increase
You can object to a rent increase if you believe it does not meet the legal requirements. You file the objection with the Rent Tribunal (Huurcommissie).
Check the proposal
Check whether the proposal meets the legal requirements: received on time (2 months in advance), correct percentage, not more than once a year, in writing.
Respond in writing
Do you disagree? Respond in writing to your landlord stating the reason for your objection. This is not mandatory but is recommended.
File an objection with the Rent Tribunal
File an objection within 4 months of the proposed effective date with the Rent Tribunal. The filing fee is €25.
Ruling
The Rent Tribunal assesses whether the increase meets the legal requirements and issues a binding ruling. While the procedure is pending, you continue paying the old rent.
"De huurder die bezwaar heeft tegen een voorstel tot huurverhoging kan zich binnen vier maanden na de in het voorstel genoemde ingangsdatum tot de Huurcommissie wenden met het verzoek uitspraak te doen over de redelijkheid van het voorstel."
— Article 7:253 paragraph 4 Dutch Civil Code (Burgerlijk Wetboek)
When is a rent increase not permitted?
In certain situations, the landlord is not allowed to increase the rent at all:
Serious defects
If the property has serious maintenance defects that have not been repaired, the Rent Tribunal can reject the rent increase. The landlord must first fix the defect.
Less than 12 months since the previous increase
The rent may only be increased once every 12 months. An increase within this period is not valid.
Invalid proposal
If the proposal does not meet the legal requirements (too late, not in writing, no specification), the increase is not valid.
Above the maximum
A rent increase above the statutory maximum percentage is void insofar as it exceeds that maximum (Article 7:248 paragraph 2 Dutch Civil Code).
"Leidt toepassing van een beding tot verhoging van de huurprijs met een hoger percentage dan het door Onze Minister vastgestelde maximale huurverhogingspercentage, dan is het beding nietig voorzover zij tot dit hogere percentage leidt."
— Article 7:248 paragraph 2 Dutch Civil Code (Burgerlijk Wetboek)
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What is the maximum rent increase allowed?+
What is income-dependent rent increase?+
Can the landlord increase the rent more than once a year?+
How do I object to a rent increase?+
Do different rules apply to the private sector (vrije sector)?+
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