Room rent check · Nederlands
Paying too much for your room?
In the Netherlands, rooms have a maximum rent based on points. Fill in your room and what you share, and see if you pay too much. If you do, your letter to the landlord is ready.
- Maximum rentbased on pointsfor every room
- Just moved in6 monthsto get money back from day one
- Huurcommissie€ 25back if you win
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How it works
Do you live in a room without your own front door, or do you share a kitchen, bathroom or toilet? Then you rent a non-self-contained room ("onzelfstandige woonruimte"). The maximum rent follows from the points system of the Huurcommissie, the independent Dutch rent tribunal. Your landlord must stick to that rent. Source: Volkshuisvesting Nederland (in Dutch).
This check calculates the main parts. For the exact count, for example with a parking space or extra facilities, use the Huurcommissie's rent check.
Afraid of trouble with your landlord?
Intimidation is not allowed: a landlord may not threaten to end your contract or cut off gas, water or electricity because you complain. Every municipality has a reporting point for bad landlord behaviour ("meldpunt goed verhuurderschap"), where you can also report anonymously. Free advice is available at the Juridisch Loket.
Frequently asked questions
Does the maximum rent apply to every room?
Yes. Your landlord must stick to the rent that matches the points of your room. Since 1 January 2025, the municipality can fine a landlord who charges too much.
What counts for the points?
Among other things: the size of your room and your share of the shared spaces, heating, the energy label, the kitchen, the bathroom, outdoor space and the property value (WOZ). Shared spaces are divided by the number of rooms allowed to use them.
Why does the check give a range?
A few parts you cannot check as a tenant, such as the WOZ points (10 to 14) and extra facilities in the kitchen and bathroom. We count those as favourably as possible for your landlord. If we say you pay too much, that is true even then.
I just moved in. Can I get money back?
Within 6 months after the start of your contract, you can ask the Huurcommissie to check the starting rent. If it is too high, the lower rent applies from the first day of your contract.
And if I have lived there longer?
Then you send your landlord a proposal to lower the rent, at least two calendar months before the date the lower rent should start. If they don't agree or don't respond, you can go to the Huurcommissie up to 6 weeks after that date.
What does the Huurcommissie cost?
You pay a € 25 fee in advance. If you win, you get it back. With a minimum income you can ask for an exemption.
Do I need to speak Dutch?
The letter to your landlord and the Huurcommissie forms are in Dutch. This page explains everything in English, and the letter is ready to send. The Juridisch Loket can help you for free.
Sources (in Dutch)
- Huurcommissie: Beleidsboek waarderingsstelsel onzelfstandige woonruimte
- Beleidsboek onzelfstandige woonruimte: de rubrieken en rekenregels
- Beleidsboek onzelfstandige woonruimte: maximale huurprijzen per 1 januari 2026
- Beleidsboek onzelfstandige woonruimte: procedures aanvangshuur en huurverlaging
- Huurcommissie: Huurprijscheck onzelfstandige woonruimte
- Volkshuisvesting Nederland: wat betekent de Wet betaalbare huur als ik een kamer huur?
- Huurcommissie: kosten van een procedure (leges)
- Beleidsboek Leges: wie betaalt welke leges
- Volkshuisvesting Nederland: landelijke regels goed verhuurderschap (verbod op intimidatie)
- Rijksoverheid: mag mijn verhuurder de huur opzeggen?
- Volkshuisvesting Nederland: gemeentelijk meldpunt goed verhuurderschap
- Rijksoverheid: stappenplan woning huren (te hoge huur melden bij de gemeente)
This is a calculation tool, not legal advice. See our terms and privacy statement (in Dutch).