If you let property in the Netherlands, the Wet betaalbare huur (Affordable Rent Act) is the most consequential change for landlords in a decade. Here is what it actually does and how to keep your portfolio compliant and profitable.
Background
The Affordable Rent Act has been in force since 1 July 2024. The idea is simple: the points-based system (Woningwaarderingsstelsel, WWS) that already governed social housing now extends to mid-market rents, so tenants in cities like Amsterdam and Utrecht are protected against extreme prices.
For landlords this means: a large slice of what used to be free-sector rent now falls under regulated rent.
The three segments in 2026
| Segment | Points | Max base rent (2026) | Who sets the price |
|---|---|---|---|
| Social housing (DAEB) | 0–143 | up to ~€880 | Points system (WWS) |
| Mid-market (regulated) | 144–186 | ~€880 – ~€1,150 | Points system (WWS) |
| Free sector | 187+ | unlimited | The market |
The shift for you as a landlord: mid-market was free-sector until 2024 - now it's regulated.
What you need to do
For existing leases
Running rental contracts are protected. You may not unilaterally lower the rent or force a new contract on the current tenant. But: at tenant turnover you fall back into the new points regime.
For new leases
From 1 July 2024 onwards, for every new contract you must:
- Calculate WWS points for the property
- Determine the corresponding maximum
- Set the rent at or below that maximum
After major renovations
When you invest more than 25% of the WOZ valuation in renovation, you may have the property re-evaluated and apply the new points total.
Enforcement and fines
The big change: from 2025 onwards municipalities can actively check and fine. Real-world examples:
- City of Amsterdam: fines up to €90,000 per property for violations
- City of Utrecht: a "rent-too-high reporting line" active since January 2025
- City of Rotterdam: spot checks on new lettings
Practical impact
Which landlords does this hit?
- Private investors with 1–3 properties in the Randstad: their mid-market apartments often get pinned to the points cap
- Short-stay sublessors: usually exempt if the stay is under 6 months, but check your municipality
- Property managers: a new task to recalculate points at every turnover moment
What falls outside the act?
- Stays shorter than 6 months (holiday lets, expat short-stay)
- Commercial space
- Student rooms under the national scheme
- Non-self-contained living space (room rental)
Step-by-step plan for your portfolio
- Inventory per property: today's WWS points
- Compare with the current rent: which properties go above the cap at the next turnover?
- Plan investments that earn points (insulation, energy-label upgrades, bathrooms)
- Document your points calculation for every new contract
- Check your municipality for local rules or reporting lines
Need a quick indication? Use our free WWS calculator. Enter the address and we auto-fill area and build year from BAG (the Dutch Kadaster). Result in under a minute, no account needed.
Conclusion
The Affordable Rent Act is a substantial change for most private investors. Those who recalculate their portfolio now and invest deliberately in points-raising renovations can keep healthy returns within the system.
For automatic WWS-points recalculation at every letting: that's built into Propty. Schedule a short demo to see how it works.
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