Maximum Rent Points System: How Does It Work?
The **maximum rent points system** is a system that determines whether a rent price in the Netherlands is lawfully permitted. For tenants and landlords, it is important to know how this system works, which factors are taken into account, and what the consequences are if the maximum rent is exceeded. This article explains how the points system works, which points are awarded, and what rights and obligations you have.
What is the maximum rent points system?
The maximum rent points system is a **statutory method** to determine the maximum permissible rent price for a dwelling. This system is laid down in the **Maximum Rent Act** (Act of 28 January 2015, Bulletin of Acts and Decrees 2014, 592). The maximum rent applies to **dwellings in the **savings and rental housing market****, such as social housing and dwellings in the private sector that fall under the maximum rent.
The points system is intended to provide an **objective and comparable method** to establish the maximum rent. Points are awarded based on various characteristics of the dwelling and its location. The total points are then converted into a maximum rent price.
Which dwellings fall under the maximum rent points system?
Not all dwellings fall under the maximum rent points system. The system applies to:
- Social housing: Housing associations often offer dwellings at the maximum rent.
- Dwellings in the private sector: If a dwelling in the private sector is rented out, but the rent price exceeds the maximum rent, the points system can be applied to determine the lawful limit.
- Dwellings with a rent price above the threshold: If the rent price of a dwelling is higher than the maximum rent according to the points system, the tenant or landlord may dispute this.
The maximum rent points system does not apply to:
- Owner-occupied dwellings (dwellings that are not rented out).
- Dwellings in the **private sector** where the rent price remains below the maximum rent.
- Commercial spaces.
- Holiday accommodations.
How does the points system work?
The points system consists of a number of **point categories** each having a certain value. The total points of a dwelling are calculated by adding up the points from all relevant categories. This total score is then converted into a maximum rent price.
Point categories and their value
Points are awarded based on the following categories:
| Category | Description | Points |
|---|---|---|
| Dwelling type | Type of dwelling (e.g., apartment, row house, villa). | Varies per type (e.g., 100-300 points). |
| Living area | Number of square meters (m2). | Per m2 (e.g., 1-5 points per m2). |
| Number of bedrooms | Number of bedrooms in the dwelling. | Per room (e.g., 50-150 points per room). |
| Bathroom | Number of bathrooms (including shower and toilet). | Per bathroom (e.g., 30-80 points). |
| Kitchen | Type of kitchen (e.g., basic kitchen, luxury kitchen). | Varies per type (e.g., 50-150 points). |
| Garage/parking space | Availability of a garage or parking space. | Per parking space (e.g., 50-100 points). |
| Elevator | Availability of an elevator in the building. | Per elevator (e.g., 20-50 points). |
| Central heating | Type of heating system (e.g., gas, electric). | Per system (e.g., 30-80 points). |
| Location | Postcode and location of the dwelling (e.g., city center, rural area). | Per postcode area (e.g., 100-500 points). |
The exact point values may vary per municipality. The **Housing Valuation Service (WWD)** is responsible for determining the points and the maximum rent price. You can calculate the points of your dwelling via the Housing Valuation Service.
How is the maximum rent price calculated?
The maximum rent price is calculated by converting the total points of the dwelling into a maximum rent price using a statutory formula or table provided by the authorities. For the most accurate and up-to-date calculation, consult the Housing Valuation Service or relevant legal resources.