Rent Points System in Westland: How Does It Work?
The rent points system helps determine the maximum rent for social housing in the Netherlands, including in Westland. This system assigns points based on property features such as size, energy efficiency, and location to ensure affordable rents. For Westland residents, where many social tenants work in horticulture, it provides protection against excessive costs and promotes fair housing in the municipality.
What is the rent points system?
The rent points system regulates rents in the social sector for properties below the liberalisation threshold (in 2024 €808.06 gross per month, excluding service charges). In Westland, homes with a low points score fall under regulated rent, where landlords cannot arbitrarily increase the price. The maximum rent is calculated by multiplying the number of points by a statutory factor, ensuring transparency and affordability for local tenants.
This system, enshrined in national legislation and overseen by the Rent Tribunal, is vital for Westland residents. It aligns with local initiatives for affordable housing, such as those from the Municipality of Westland. As a complement to our rent price check, we explain how it works and what it means for you as a tenant in this area.
Legal basis of the rent points system
The rent points system is based on the Housing Act, particularly Article 10 and following, as well as the Decree on Points Valuation of Rental Properties 1993 (Bpw) and the Decree on Rent Prices under the Housing Act. The liberalisation threshold is set annually by the Minister of the Interior and Kingdom Relations.
Under Article 10 of the Housing Act, the basic rent may not exceed the product of points and point value (e.g., €5.82 per point in 2024). Properties with more than approximately 142 points fall into the private sector. For disputes in Westland, you can approach the Rent Tribunal or, for legal advice, The Legal Aid Desk Westland. The Rent Act (Article 14 et seq.) governs procedures, and the District Court Westland handles any court cases.
The Good Landlordship Act (2023) imposes stricter rules on landlords, offering extra protection for tenants. For housing association properties in Westland, the threshold is €763.47 (2024), matching local needs for affordable housing.
Definition and operation of the points system
In the points system, each property receives points for objective characteristics, including local factors such as proximity to greenhouses or Westland facilities. The total score determines the maximum rent, considering both physical aspects and the surroundings, which limits higher rents in desirable Westland neighbourhoods.
The steps are:
- Award points: Based on formulas from the Bpw, adjusted to local WOZ values via the Municipality of Westland.
- Calculate total score: Sum of all categories.
- Set rent price: Points × point value = maximum basic rent.
- Check liberalisation: Above ca. 142 points: private sector.
Key categories cover various factors. Here is an overview in table form, with Westland-specific nuances:
| Factor | Description | Points Example |
|---|---|---|
| Living area | In m², with extras for extensions in Westland horticultural properties | 1 point per m², up to 100 m² = 100 points |
| WOZ value | Location and value, determined by the Municipality of Westland | 0.35 points per €1,000 WOZ value |
| Energy label | Insulation and sustainability, relevant for energy-efficient Westland homes | Label A: +10 points; Label G: -20 points |
| Number of rooms and amenities | Kitchen, bathroom, garden or bike storage | Kitchen: 10 points; Garden: 8 points |
| Monument status | Heritage, such as historic farms in Westland | +15 points |
This makes the system locally applicable: a home near glasshouse horticulture in Westland may score higher points due to amenities but remains regulated below the threshold.
Practical examples of the rent points system in Westland
Example 1: A 60 m² apartment in 's-Gravenzande with WOZ value €300,000, label B, kitchen, bathroom, and balcony.
- Living area: 60 points.
- WOZ: 0.35 × 300 = 105 points.
- Energy label B: +5 points.
- Amenities: 10 (kitchen) + 10 (bathroom) + 5 (balcony) = 25 points.
- Total: 195 points → Private sector, rent unregulated.
Example 2: A compact house in Naaldwijk, 50 m², WOZ €200,000, label C, basic amenities.
- Living area: 50 points.
- WOZ: 0.35 × 200 = 70 points.
- Energy label C: 0 points.
- Amenities: 15 points.
- Total: 135 points → Regulated, max rent ≈ 135 × €5.82 = €785 (below threshold).
Rights and obligations under the rent points system
As a tenant in Westland, you are entitled to rent that matches the property's points. Have your tenancy agreement reviewed by the Rent Tribunal (fees €25-€300). If successful, the rent is reduced and back payments refunded. For free initial advice: The Legal Aid Desk Westland. In case of escalation: District Court Westland.
Obligations include timely payment and proper maintenance. Landlords must comply with rules, supported by the Municipality of Westland for local enforcement.
Veelgestelde vragen
Wat is mijn retourrecht?
Bij online aankopen heb je 14 dagen retourrecht zonder opgaaf van reden, tenzij de wettelijke uitzonderingen gelden.
Hoe lang geldt de wettelijke garantie?
Goederen moeten minimaal 2 jaar meewerken. Defecten die binnen 6 maanden ontstaan worden verondersteld al aanwezig te zijn.
Kan ik rente eisen over schulden?
Ja, je kunt wettelijke rente eisen (momenteel ongeveer 8% per jaar) over het openstaande bedrag.
Wat kan ik doen tegen oneerlijke handelspraktijken?
Je kunt klacht indienen bij de consumentenbond, de overheid of naar de rechter gaan.
Wat is een kredietovereenkomst?
Een kredietovereenkomst regelt hoe je geld leent, wat de rente is, en hoe je dit terugbetaalt.