The Affordable Rent Act (Wet betaalbare huur)
On 1 July 2024, the Affordable Rent Act (Wet betaalbare huur) came into effect. This law expands the regulated rental segment from 148 to 186 points and has major consequences for mid-range rentals (middenhuur). Here we explain what changes and what this means for you as a tenant.
What changes?
The Affordable Rent Act introduces a new mid-range rental segment (middenhuur) in the Dutch rental market. The main changes are:
Points system expanded to 186 points
Previously, the WWS only applied to homes up to 148 points (social housing). Now it applies to all homes up to 186 points. The new segment (149-186 points) is called the mid-range rental segment (middenhuur).
Mandatory rent price assessment for new contracts
Landlords must check whether the rent they charge is in line with the number of points when entering into a new lease. Excessive rent can be directly challenged through the Rent Tribunal (Huurcommissie).
Enforcement by municipalities
Municipalities gain the authority to take enforcement action against landlords who systematically charge excessive rent. Fines can be imposed.
Adjustments to WWS points
The points system has been modified in certain areas. The weighting of the energy label, outdoor space and WOZ value has been adjusted to create a more balanced system.
"De Wet betaalbare huur heeft tot doel de betaalbaarheid van huurwoningen te verbeteren door het gereguleerde segment uit te breiden. Woningen met een kwaliteit tot en met 186 punten op het woningwaarderingsstelsel krijgen een gemaximeerde huurprijs."
— Affordable Rent Act (Wet betaalbare huur, Stb. 2024, 190), Explanatory Memorandum
Old versus new system
| Subject | Old (before July 2024) | New (from July 2024) |
|---|---|---|
| Regulated segment | Up to 148 points | Up to 186 points |
| Mid-range rental (middenhuur) | No regulation | 149-186 points: capped rent |
| Private sector (vrije sector) | From 149 points | From 187 points |
| Municipal enforcement | Not possible | Fining authority from Jan 2025 |
| Existing contracts | N/A | Assessment possible from Jan 2025 |
Implementation timeline
1 July 2024
Law comes into effect
The Affordable Rent Act takes effect. All new lease agreements must comply with the points system up to 186 points.
1 January 2025
Enforcement starts
Municipalities can take enforcement action and impose fines. Tenants with existing contracts can request a rent price assessment.
1 July 2025
Evaluation moment
First evaluation of the effects on the supply of rental homes and rent prices in the mid-range segment.
What does this mean for you?
As a tenant of a home with 186 points or fewer, you now have a right to a capped maximum rent price. This applies especially to the mid-range segment: homes that previously fell in the private sector but now fall under the points system.
Are you overpaying?
Paying more than €1,000-1,100 per month for a home in the mid-range segment? There is a good chance you are overpaying. Take the free rent check and find out the number of points for your home.
"Naar schatting komen door de Wet betaalbare huur circa 300.000 extra woningen in het gereguleerde segment terecht. Voor deze woningen geldt een maximale huurprijs die wordt bepaald door het woningwaarderingsstelsel."
— Explanatory Memorandum Affordable Rent Act, Parliamentary Papers (Kamerstukken II) 2023/24, 36 496
wetBetaalbareHuurPage.faqHeading
When did the Affordable Rent Act come into effect?+
What is the 186-point threshold?+
Does the law also apply to my existing lease?+
What if my home has 160 points but I’m paying private sector rent?+
How is the law enforced?+
Does your home fall under the new law?
Take the free rent check and find out if you are entitled to a lower rent.