The End of Exploitation? New Rent Control Law Officially in Force for 2026

The Hague – Today marks a historic shift in the Dutch housing market that directly impacts thousands of expats and international residents. The expanded Wet Betaalbare Huur (Affordable Rent Act) has fully entered its 2026 phase, bringing a massive segment of “middle-sector” properties under strict price control.

For years, landlords could charge €1,800 for a small, poorly insulated apartment in Amsterdam or Utrecht simply because it was in a “popular area.” That era is effectively ending. Under the new 2026 rules, any property that scores under 187 points in the valuation system (WWS) is legally capped at a maximum rent of approximately €1,228.07.

This law is complex, and many landlords are banking on tenants not knowing their rights. If you are signing a new contract or renewing one this year, understanding these numbers could save you hundreds of euros per month.

Table of Contents

• The New 2026 Rules: Social vs. Middle Rent
• The Magic Number: 187 Points
• Crucial Update: Energy Labels Now Dictate Price
• The End of Temporary Contracts
• The “Service Costs” Trap: Don’t Be Fooled
• Rent Increases in 2026: The Caps
• Is Your Rent Too High? How to Fight It
• Dutch Learning Corner

The New 2026 Rules: Social vs. Middle Rent

The Dutch rental market is now strictly divided into three categories based on the quality of the home (points). Unlike in previous years where “Liberalized” housing was easily accessible for landlords, the government has pushed the ceiling much higher to protect the middle class.

The Magic Number: 187 Points

This is the most critical number for expats. The WWS (Woningwaarderingsstelsel) assigns points for square meters, kitchen amenities (dishwasher, built-in oven), bathroom luxury (bathtub, double sink), and outdoor space.

The Reality Check: If your apartment is 50m², has a standard kitchen, a small balcony, and an Energy Label of C, it is mathematically almost impossible for it to reach 187 points. This means it legally belongs in the “Middenhuur” sector.

If your landlord is charging you €1,600… they may be breaking the law, depending on WWS points Previously, they could get away with it. Municipalities can impose fines up to €90,000 for repeated violations.

Crucial Update: Energy Labels Now Dictate Price

The 2026 regulations have introduced a “Stick and Carrot” approach to sustainability. This is vital for expats renting in older Dutch cities with historic buildings.

• The Carrot (Bonus Points): Homes with an Energy Label A or higher receive significantly more points. This allows landlords to charge higher rents for sustainable homes.
• The Stick (Penalty Points): Homes with Energy Label E, F, or G receive negative points in the calculation.

Example: A drafty apartment with single glazing (Label G) might lose so many points that its maximum legal rent drops from €1,100 to €850. Landlords can no longer pass the cost of high energy bills onto the tenant while charging premium rent.

The End of Temporary Contracts

Another massive win for tenant security in 2026 involves the type of contract you sign. For years, landlords preferred the “Model B” (Temporary, max 2 years) contract because it allowed them to kick tenants out and raise the rent for the next person.

The New Standard: The Wet vaste huurcontracten has made indefinite contracts (onbepaalde tijd) the standard again. Temporary contracts are now banned for most situations, with very specific exceptions (e.g., student housing, expats temporarily replacing someone abroad).

If a landlord offers you a 1-year contract without a valid legal reason, that clause might be null and void, and you might legally have a permanent contract without knowing it.

The “Service Costs” Trap: Don’t Be Fooled

Since landlords can no longer inflate the “Basic Rent” (Kale Huur), many are trying to cheat via “Service Costs” (Servicekosten). This is the monthly amount you pay for furniture, internet, cleaning, or energy.

The Scam: Listing an apartment for €1,200 (legal rent) + €500 Service Costs = €1,700 Total.

The Law:

1. Service costs must be actual costs. The landlord cannot make a profit here.

2. You have the right to ask for a detailed annual breakdown (eindafrekening) of every receipt.

3. If they charged you €200/month for furniture that is worth €500 total, you can claim that money back via the Huurcommissie.

Rent Increases in 2026: The Caps

Even if you are happy with your rent, you should know the maximum increase allowed this year. The government has set strict caps to protect tenants from inflation:

• Social Housing: Max increase 4.1% (from July 1).
• Middenhuur: Max increase 6.1% (wage-linked + 1%).
• Free Sector: Max increase 4.4% (inflation-linked + 1%).

Note: If your landlord proposes a 10% increase “because the market is crazy,” you can legally refuse and continue paying the old rent plus the legal max percentage.

Is Your Rent Too High? How to Fight It

Do not simply accept the price on Funda. Follow these steps to protect your wallet:

1. Do the Check: Go to the official Huurcommissie Website and run the “Huurprijscheck”. It is available in English via translation tools.
2. Count Your Points: Be honest about the square meters and energy label. Measure the rooms if you have to.
3. The “Bust” Strategy: In the Netherlands, it is a common (though aggressive) strategy to sign the contract to secure the house, and then go to the Huurcommissie within the first 6 months to force a rent reduction. Since the new law applies to the property itself, the landlord must lower the rent if the points don’t add up.
4. Contact the Municipality: Under the new law, municipalities have “Huurteams” (Rent Teams) that can inspect the property and fine the landlord directly, without you needing to hire a lawyer.

Dutch Learning Corner