The Dutch Affordable Rent Act: what changes for landlords

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

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:

1. Calculate WWS points for the property
2. Determine the corresponding maximum
3. 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

1. Inventory per property: today's WWS points
2. Compare with the current rent: which properties go above the cap at the next turnover?
3. Plan investments that earn points (insulation, energy-label upgrades, bathrooms)
4. Document your points calculation for every new contract
5. 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.