Rent price
Rental point system: free rental price check 2026
Free rent price check from Huurteam Nederland
Rent point system: calculate how much rent you are allowed to pay
The WWS point system shows the maximum basic rent applicable to your home. Enter your home's features and discover within about five minutes how many rental points your home has and whether you might be paying too much.
Short answer
Rental point system explained: what is the WWS?
The points system for rental properties is officially called the Housing Valuation System, abbreviated WWS. The property is awarded points for, among other things, surface area, energy performance, WOZ value, kitchen, sanitary facilities, and outdoor space. The total number of points determines the maximum basic rent applicable to the property.
The outcome does not automatically mean that your rent can be lowered tomorrow. Your rental agreement, the start date, the type of accommodation, and the applicable rules determine what next steps are possible. Therefore, Huurteam Nederland uses the free calculation as an initial check, not as a definitive legal ruling.
This is how the calculation works
Which components count towards the rental points?
Within the rental point system, a difference of a few square meters, a better energy label, or extra amenities can influence the outcome. Therefore, measure carefully and keep data such as your WOZ value and energy label at hand.
| Part | What is being looked at? |
|---|---|
| Surface | Rooms and other spaces that count according to the measurement rules. |
| Energy performance | The registered energy label or the applicable valuation method. |
| WOZ value | The determined WOZ value and the rules that limit its impact. |
| Kitchen and sanitary facilities | Amenities, dimensions, and quality of the kitchen and bathroom, among other things. |
| Outdoor space | For example, a balcony, garden, or terrace that meets the conditions. |
| Extraordinary situations | Monuments, care homes, and shared facilities, among others, may count differently. |
From data to outcome
Calculate rental points in three steps
Enter your property details
Choose whether you are renting a self-contained home or a room. Then enter your contract, rent, address, surface area, and amenities.
View your WWS points
The rent price check applies the rent point system, calculates an indicative point total, and shows the maximum basic rent corresponding to those points.
Get your route reviewed
Is your current basic rent higher? Then have it checked whether a proposal, procedure, or professional point calculation is possible.
Which situation suits you?
Does the points system also apply in the private sector?
Yes, a point system can also be important for a property rented out as part of the private sector. The name in the rental agreement does not always determine how the property must be treated legally. The point total, the initial rent, the contract commencement date, and the rules in effect at that time are decisive.
By the Affordable Rent Act more homes fall under rent price protection. A home offered as free market may, according to the criteria, fall under the regulated sector or mid-market rent. Therefore, have the outcome assessed before drawing conclusions or paying less rent yourself.
New rental contract
Act early. An important deadline applies to some routes. In the event of an excessively high initial rent, a assessment of the initial rental price to be possible.
You have been renting for a while
In that case too, a proposal to rent reduction based on points possible. Which rules apply depends on your contract and the initial rent.
You rent a room
A separate point system applies to non-self-contained accommodation. Select 'room' in the free rent check so that the correct questions are used.
View the explanation
This is how you use the rent price check
In this video, Huurteam Nederland shows how to use the point system to check if your rent matches your home. You will see which information is required and why the outcome is the starting point of the assessment.
- Keep your rental contract at hand
- Check the basic rent excluding service charges
- Look up your WOZ value and energy label
- Measure rooms as accurately as possible
After the calculation
What if you are paying too much rent according to the points system?
Do not lower your rent on your own initiative. A calculation is a good initial indication, but errors in measurements or property data can change the result. Moreover, your legal situation determines which steps are possible.
Save your result
Record the number of points, the calculated maximum rental price, and the data on which the result is based.
Have the result checked
Huurteam Nederland checks whether the property details and the chosen legal route are logical.
Start the right step
This can be a rent reduction proposal, proceedings before the Rent Commission, or a review by the subdistrict court judge.
Frequently asked questions
Questions about the rental point system
How can I calculate the rent based on the point system?
You calculate the rental points by entering the characteristics of your home into a WWS rental price check. For this, you need, among other things, the surface area, WOZ value, energy label, and details regarding the kitchen, sanitary facilities, and outdoor space. The result provides an indication of the maximum basic rent.
Use the free rent price check from Huurteam Nederland and have a striking result checked.
What is the difference between a rent check and a rental-points calculation?
The terms are often used for the same purpose, but an online rent check is usually an initial calculation. A professional scoring includes accurate measurements, evidence, and a report that can be used in legal proceedings. The online check helps determine whether such a next step is worthwhile.
Can I lower my rent with WWS points?
This is possible if your basic rent is higher than the rent legally associated with the point score and your contract falls under the relevant rules. The point total alone is not enough: the start date, initial rent, and contract type are also important. Therefore, first determine which rent reduction route is possible.
Does the rental points system apply to the private sector?
Yes, the point total can also be decisive for a private sector contract. Especially with newer contracts, a property may fall under mid-market rent or regulated rent based on the points system. Different rules may apply to older contracts. The contract date and initial rent must therefore always be taken into account.
Which rental price should I enter in the rental price check?
Enter the basic rent: the amount for the use of the property only. Service charges, advances for energy, internet, furniture, and other supplies are not included. If a single total amount is stated in your contract, it may constitute an all-inclusive rent that must first be itemized.
Do mold, leaks, or other defects count as negative points?
Maintenance defects are usually not directly deducted as negative points from the WWS point calculation. Serious defects may give rise to a different procedure for a temporary rent reduction. Additionally, a poor energy label or missing amenities can indirectly lead to fewer points.
For serious problems, view the information about rent reduction in the event of defects.
How accurate is an online rental point calculation?
The result is as accurate as the data you enter. Incorrectly measured surface areas, an incorrect energy label, or an outdated WOZ value can make a difference. Therefore, use the online check as an indication and have the property professionally assessed when you wish to start proceedings.
Can I have the rent reduced retroactively?
In some situations, a rent reduction can apply retrospectively, but not for every procedure. The start date and type of tenancy agreement are particularly important. With a new contract, an initial-rent assessment may offer options that are no longer available later. Have the deadline checked straight away.
What do I need to calculate my rental points?
Keep your rental agreement, basic rent, address, WOZ value, energy label, and property dimensions at hand. You also need information about heating, kitchen, bathroom, toilet, outdoor space, and any shared facilities. Different questions are asked for a room than for an independent apartment.
Is the rent price check from Huurteam Nederland free?
Yes, the online rent price check from Huurteam Nederland is free and you do not need an account. After approximately five minutes, you will receive an indication of your WWS points and maximum basic rent. If you wish to start a procedure afterwards, it will first be assessed which assistance suits your situation.
Free and without an account
Are you paying too much rent?
Take the rent price check and discover how many points your home has. Do you see a potential difference? Then Huurteam Nederland can verify your result and explain the next step that applies to your contract.
Official sources: this page about the rental point system aligns with the Rent price check by the Rent Commission and the Explanation by the central government regarding the maximum rentRules and amounts are subject to change annually. Last substantively updated: August 8, 2026.
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