Rent Increase Netherlands 2026 & Deposit Return: Huurcommissie, Legal Caps and How to Claim Your Borg

1. Rent Increase Limits in the Netherlands in 2026

The Netherlands has different annual rent increase limits for social housing, middle-income rental housing and the free sector. These percentages are maximums, not automatic increases. The amount your landlord can actually charge also depends on your rental contract and the rules applicable to your home.

These figures come from the Dutch government’s published 2026 limits. The standard social-housing increase from 1 July 2026 is lower than the maximum that applied before that date.

Social housing: 4.1% from 1 July 2026

For a self-contained social rental home, the standard maximum annual increase from 1 July 2026 is:

• 4.1% if the basic monthly rent is €350 or more.
• €25 per month if the basic monthly rent is below €350.

Higher-income households in eligible self-contained social housing may face an income-related increase instead of the standard percentage. From 1 July 2026, the permitted increase can be €50 or €100 per month, depending on the household’s income category.

The applicable income assessment for a 2026 increase generally uses income from 2024. The rent must also comply with the maximum rent allowed by the points system where that limit applies.

Official source: Government.nl — Maximum rent increase for social housing in 2026.

Middle-income rentals: 6.1%

The maximum annual increase for regulated middle-income rentals in 2026 is 6.1%. The legal cap is based on the annual collective-agreement wage increase plus one percentage point.

However, not every home advertised at a middle-range rent automatically belongs to this sector. The original contract date, starting rent and the home’s points score can matter. Check the classification of your specific home before relying on a percentage.

The increase permitted by law is a ceiling. If your contract allows a smaller increase, the lower contractual limit applies.

Official source: Government.nl — Maximum rent increase for middle-income rentals in 2026.

Free-sector rentals: 4.4%

The legal maximum annual rent increase for free-sector housing in 2026 is 4.4%. This cap applies to the annual contractual rent increase, but the contract must contain a valid rent increase clause.

If your agreement permits a lower increase, the lower contractual limit applies. If the agreement contains no provision allowing an annual increase, a landlord cannot simply impose an ordinary annual increase under the contractual rent-increase procedure.

Qualifying improvements to the property may be treated separately from an ordinary annual increase. A landlord should not simply relabel an ordinary increase as an improvement-related increase to avoid the rules.

Official sources:

• Government.nl — Maximum free-sector rent increase in 2026.
• Huurcommissie — Assessing an annual free-sector rent increase.

2. Which Rental Sector Does Your Contract Fall Into?

Before challenging a rent increase, identify whether your home is social housing, middle-income rental housing or free-sector housing. This matters because the rent limits, annual increases and procedures are different.

Check the original rental contract

Start with the original basic rent (kale huur) when the contract began. Do not rely only on your current monthly rent: a lower rent following an earlier reduction does not necessarily change the original sector classification.

Use the official rent points system

The Dutch housing valuation system, called the Woningwaarderingsstelsel (WWS), awards points based on factors such as floor area, facilities, energy performance and other property characteristics. For regulated housing, the points score helps determine the maximum permissible basic rent.

Use the official Huurcommissie website to find the Rent Price Check (Huurprijscheck) and guidance for your contract.

The starting rent, contract date and property type may all matter. A room is not classified in the same way as a self-contained apartment. If your situation is unclear, do not assume that a high current rent automatically means the property is in the free sector.

For the official explanation of the different sectors, see Government.nl — Social, middle-income and free-sector rentals.

3. How to Challenge an Illegal Rent Increase

If your landlord announces a rent increase that looks too high, act promptly. Save the proposal, check your contract and communicate in writing. The procedure depends on the rental sector and the kind of increase proposed.

Step 1: Check the calculation

Compare the proposed percentage or amount with the 2026 legal maximum for your rental sector. Then check the rent increase clause in your contract and whether the landlord has followed the correct procedure.

Also check the effective date and whether the landlord has already increased the rent during the relevant period. The general rule is that rent increases should not occur more than once in 12 months, although specific statutory exceptions exist.

Step 2: Write to your landlord

If you disagree, explain in writing why you believe the increase is not permitted. State the proposed amount, effective date and the part of the legal limit or contract that you believe has been exceeded.

Keep a copy of your message and evidence that it was sent. Use email or another method that provides a reliable record of when your landlord received it.

Step 3: Follow the correct procedure for your rental sector

Social housing: In the standard proposal procedure, a tenant who objects should send the objection to the landlord before the proposed increase takes effect. If the landlord does not accept the objection, the landlord generally needs to ask the Huurcommissie to assess the increase.

If you did not send an objection but also did not pay the increase, the landlord must follow the prescribed reminder procedure. If you still disagree, you may need to ask the Huurcommissie for a decision within four months of the effective date. Continue paying the old rent while following that procedure; do not simply stop paying rent altogether.

Middle-income and free-sector housing: If a contractual rent increase exceeds the applicable legal maximum or the lower amount agreed in the contract, you can object to the landlord. For eligible annual contractual rent-increase disputes, the Huurcommissie can assess the increase. Its current guidance requires a request about a free-sector contractual increase within four months of the effective date.

Step 4: Do not ignore formal letters

If the landlord sends a formal reminder or a letter explaining the next step, read it carefully. Missing a deadline may prevent the relevant authority from examining your objection.

For a social-housing increase, the exact procedure depends on how the landlord announced the increase and how you responded. Check the current instructions rather than assuming that the same four-month procedure applies to every situation.

Official sources:

• Government.nl — Objecting to a social-housing rent increase.
• Government.nl — Can I object to my rent increase?.
• Huurcommissie — Annual free-sector rent increase.

4. When Can the Huurcommissie Help?

The Huurcommissie is the Dutch Rent Tribunal. It provides information and handles particular disputes between tenants and landlords. It is not a general court for every issue arising from a tenancy.

What the Huurcommissie can help with

Depending on your rental sector and the procedure, the Huurcommissie can assess matters such as:

• Whether a rent increase complies with the applicable rules.
• Whether the basic rent is too high under the regulated rent points system.
• Whether certain service charges have been calculated correctly.
• Whether serious maintenance defects justify a temporary rent reduction, where the relevant rules permit this.

Not every renter is eligible for every procedure. In particular, contractual rent-increase disputes in the free sector have specific conditions, including the need for an applicable rent-increase clause. Read the relevant Huurcommissie guidance before filing.

What the Huurcommissie cannot do

The Huurcommissie does not handle claims to recover your rental deposit. If your landlord refuses to return your borg, you generally need to use a different route.

The Huurcommissie directs tenants with questions about deposit recovery to the Juridisch Loket. If informal communication fails, recovery of the deposit may need to be pursued through the civil court (kantonrechter).

A procedure change from 1 January 2027

As of 15 October 2026, the Dutch Senate has approved legislation that changes some Huurcommissie procedures from 1 January 2027. Among other changes, social-sector tenants will have additional possibilities to challenge contractual rent increases through the Huurcommissie. The rules described in this guide concern the procedures in force during 2026; check the updated rules if your dispute starts in 2027.

Official sources:

• Huurcommissie — Contact and questions outside its jurisdiction.
• Government.nl — Huurcommissie procedure changes from 2027.

5. Rental Deposit Rules: How Much Can a Landlord Ask?

In the Netherlands, a rental deposit is commonly called a borg or waarborgsom. It gives the landlord security against certain unpaid amounts and damage for which the tenant is responsible.

Maximum deposit for newer contracts

For tenancy agreements concluded on or after 1 July 2023, the deposit may not exceed two months of basic rent (kale huur).

For agreements concluded before 1 July 2023, Government.nl’s guidance states a maximum of three months of basic rent, reflecting the rules applicable to those older contracts.

The calculation is based on basic rent, not automatically on the total amount that includes service costs or utilities.

For example, if your basic monthly rent is €1,500 and your contract was concluded on or after 1 July 2023, the maximum deposit under this rule is €3,000.

Official source: Government.nl — Rules for rental deposits.

Keep evidence that you paid the deposit

When you pay the deposit, keep the bank transfer confirmation, receipt or another clear record of the amount. Also save the rental agreement and any written confirmation from the landlord.

This evidence becomes important if the landlord later disputes how much you paid or whether a deposit was paid at all.

6. When Must Your Borg Be Returned?

When your tenancy ends, the landlord must generally return the deposit within 14 days after the end of the tenancy.

If the landlord is entitled to deduct permitted costs from the deposit, the remaining balance must generally be returned within 30 days after the end of the tenancy. The landlord must notify you in writing and provide a complete itemised statement explaining the deductions.

Which costs may be deducted?

Government.nl lists the following categories of costs that may be settled against the deposit:

• Unpaid rent: rent that remains outstanding at the end of the tenancy.
• Outstanding service costs: service charges that are legally due and remain unpaid.
• Tenant-responsible damage: damage to the rental property for which the tenant is legally responsible.
• Energy performance compensation: an applicable energy performance fee (energieprestatievergoeding).

Ordinary wear and tear is not automatically chargeable to the tenant. The landlord also cannot simply charge you for damage caused by the landlord’s own neglect of necessary maintenance.

Administration fees and other unrelated costs cannot simply be deducted from the deposit because the landlord chooses to include them on a final statement.

What if there is damage to the property?

Not every mark or sign of use is tenant-responsible damage. The circumstances, the condition of the property at the beginning of the tenancy, the move-in report and the evidence of the alleged damage may all matter.

Take photographs or video when moving out, keep copies of inspection reports, and ask the landlord to provide evidence and invoices or a clear calculation for any claimed costs.

Official source: Government.nl — Deposit repayment deadlines and permitted deductions.

7. Moving-Out Checklist: Protect Your Deposit

The best time to protect your deposit is before the tenancy ends. A few simple steps can prevent arguments about damage, missing keys or the condition of the home.

Before handing over the property

• Read your tenancy agreement: check the termination date, notice requirements, cleaning obligations and any relevant handover procedure.
• Photograph the property: take dated photographs or videos of the rooms, walls, floors, kitchen, bathroom, windows and any existing damage.
• Attend the final inspection: where possible, inspect the property with the landlord or agent and keep a copy of the report.
• Return all keys: ask for written confirmation that the keys have been handed over.
• Record meter readings: keep evidence of relevant electricity, gas or water meter readings if applicable.
• Keep payment records: save evidence of rent payments and the original deposit transfer.
• Provide a forwarding address and bank details: tell the landlord where you can be contacted and where the deposit should be transferred.

Ask for written confirmation

After the handover, send a short email confirming the tenancy end date, the return of the keys and the bank account for the deposit refund. Ask the landlord to provide a written explanation of any proposed deductions.

Keep your communication polite and factual. If a disagreement arises, written evidence can be more useful than relying on conversations that took place by phone or in person.

8. How to Claim Your Deposit Back

If the repayment deadline has passed and you have not received your deposit, start by contacting your landlord in writing. You do not need to begin with a court case, but you should make your request clear and preserve evidence.

Step 1: Send a written request

State the date your tenancy ended, the amount of deposit paid and the amount still outstanding. Ask the landlord to return the money to your bank account and explain that any proposed deductions should be supported by a written, itemised statement.

Step 2: Set a clear response deadline

If the legal refund period has expired, ask for payment within a reasonable period, such as seven days from receipt of your letter. This is a deadline you set in your request, not an additional statutory deposit-refund period.

Step 3: Keep a complete paper trail

Save your email, delivery confirmation, rental agreement, deposit payment evidence, photographs, inspection reports, final invoices and the landlord’s replies. Keep an exact copy of the letter you send.

Step 4: Ask for legal assistance if necessary

If the landlord still refuses to pay, contact the Juridisch Loket or an appropriate local tenant-support service for guidance on your options. Depending on your circumstances, recovering the deposit may need to be pursued through the civil court (kantonrechter).

The Huurcommissie cannot order the repayment of your rental deposit. Do not file a deposit recovery claim with it expecting a decision on the money owed.

Sample letter: Request for the return of your deposit

The following English-language template is a practical starting point. Adjust the details to your situation and retain a copy. If you need to take formal legal action, obtain advice on the correct procedure and wording.

Government.nl directs tenants who have not received their deposit to write to the landlord and refers them to the Juridisch Loket for a sample letter.

Official sources:

• Government.nl — Rental deposit and recovery rules.
• Huurcommissie — Questions about deposits and legal assistance.
• Het Juridisch Loket — Legal information and assistance.

9. What If the Landlord Still Refuses to Pay?

If informal communication does not resolve the dispute, consider the next step according to the type of problem.

If the deposit is too high

For contracts concluded on or after 1 July 2023, a deposit exceeding two months of basic rent is above the permitted limit. Government.nl explains that tenants can raise an excessive deposit with the municipality or ask the court to reduce it. Reporting the issue to a municipality does not automatically guarantee that you will receive a refund of the excess amount.

If the landlord withholds the deposit

Failure to return a deposit is a separate dispute from asking the Huurcommissie to assess an annual rent increase. If the landlord withholds money without a valid basis, or does not provide an adequate explanation of deductions, keep the evidence and seek advice about a civil claim.

If you are in Amsterdam

Amsterdam tenants may be able to seek housing advice from local tenant-support organisations. Check the service’s eligibility rules and current opening arrangements before relying on a particular service.

Do not assume that the municipality can order repayment in every non-payment dispute. The appropriate route depends on whether the issue concerns a prohibited deposit amount, a landlord’s conduct or the civil claim for the money itself.

Official starting points:

• Government.nl — Excessive deposits and recovery
• Huurcommissie — Which disputes it can handle
• Het Juridisch Loket — Legal help

10. Your Practical Tenant Checklist

Use this checklist when a rent increase arrives or when your tenancy is coming to an end.

If your landlord increases the rent

• ☐ Identify whether your rental home is social, middle-income or free-sector housing.
• ☐ Check the 2026 maximum that applies to your sector and the date the increase takes effect.
• ☐ Read the rent increase clause in your contract and compare it with the legal maximum.
• ☐ Keep the written proposal and your original tenancy agreement.
• ☐ Send any required objection in writing and before the applicable deadline.
• ☐ Follow the relevant Huurcommissie procedure, if available for your case.
• ☐ Check whether a different procedure applies to an increase after property improvements.

If you are moving out

• ☐ Confirm the tenancy end date and keep the termination correspondence.
• ☐ Take photographs or video of the property before handing over the keys.
• ☐ Attend the final inspection where possible and obtain a copy of the report.
• ☐ Keep proof of the deposit payment and rent payments.
• ☐ Give the landlord your bank account details and forwarding address.
• ☐ Check that the deposit is returned within the applicable 14-day or 30-day period.
• ☐ Request a written, itemised explanation for any deductions.
• ☐ Send a written demand and seek legal advice if the landlord refuses to pay.

11. Frequently Asked Questions

What is the maximum rent increase in the Netherlands in 2026?

The standard maximum is 4.1% for social housing from 1 July 2026, 6.1% for middle-income rentals and 4.4% for free-sector housing. Social housing has separate rules for some low-rent and higher-income households. The contractual terms and applicable sector rules determine what the landlord can actually charge.

Can my landlord raise my rent by the maximum automatically?

No. A statutory maximum is a ceiling, not an automatic entitlement. The landlord must follow the applicable contract and procedural rules. For middle-income and free-sector homes, the annual increase generally needs to be provided for in the rental agreement.

Can the Huurcommissie help me recover my deposit?

No. The Huurcommissie does not handle rental deposit recovery claims. It directs tenants to the Juridisch Loket for questions about deposits and other matters outside its jurisdiction. A repayment dispute may need to be pursued through the civil court.

How long does my landlord have to return my borg?

Generally, the deposit must be returned within 14 days after the tenancy ends. If the landlord makes permitted deductions, the remaining balance must generally be returned within 30 days, with a written and itemised explanation.

Can my landlord keep my entire deposit because of cleaning or damage?

Not automatically. The landlord can deduct only permitted costs for which the tenant is responsible and must provide the required written explanation. Ordinary wear and tear is not automatically chargeable to the tenant. The actual evidence, condition reports and applicable rules matter.

What if my landlord says I damaged the property?

Ask for a written explanation, supporting evidence and a clear calculation of the costs. Compare the claim with your move-in and move-out reports, dated photographs and any relevant maintenance records. Seek legal advice if you dispute the deduction.

Can I stop paying rent while disputing an increase or deposit?

Do not simply stop paying rent or deduct the deposit from your final rent without advice. These are separate legal obligations, and withholding payment can create arrears or other complications. Follow the official objection process and obtain individual advice if necessary.

What if my rental contract is in English?

The language of your contract does not by itself determine which Dutch rental rules apply. The applicable rights depend on the property, contract, dates and relevant law. Keep a copy of the original contract and obtain advice if a clause is unclear.