Request WWS rental point count with advice

As a landlord, do you want certainty about the maximum rental price of your home(s)? Then have the (maximum) amount of the rental price determined according to the Home Valuation System (WWS) by Bouwhuis Energy Labels.

With the WWS you get an objective and legally recognized method to calculate the rental price, based on various characteristics of the home. Prevent discussions and conflicts and ensure transparency and clarity with a WWS rental point count.

The mid-rental regulation and free sector rental 2024
The Affordable Rent Act will apply from 1 July 2024. This means that new rules apply to landlords. These are the most important changes.

Maximum rental prices also for mid-range rentals
From July 1, there will be a new sector of rental properties: the middle sector. These are homes with a quality of 144 to 186 points according to the Home Valuation System and a rental price of € 879.67 to € 1,157.95. The rent for these homes will now depend on the quality of the home. Maximum rents have been in force for some time for social housing (up to 143 points). This arrangement has not changed.

Points must be counted for every new rental contract
Are you entering into a contract to rent out a home on or after July 1, 2024? The landlord is then obliged to provide a points count and an energy label with the rental contract. This is a point count based on the new wws point count. We specialize in this and can provide you with advice if required. This is included in the price. As of July 1, 2024, the Affordable Rent Act and the new, modernized WWS points system will apply.
 
Expansion of the Home Valuation System (WWS)
The housing valuation system, which has been in use for years in the social rental sector, will also become mandatory for part of the current private rental sector after the Affordable Rent Act comes into effect. The maximum rental prices according to the WWS are imposed as a mandatory standard, also for the private sector homes that will soon fall into the so-called middle segment. This concerns homes that score between 147 and 186 rental points under the current points system. In addition, following the introduction of the law, the WWS is undergoing an extensive revision with a revised points system.

Requesting a rental points assessment here

Rental points counting + advice

€125
  • Price incl. VAT and from
  • ✔Request a rental point count to determine, for example, the (maximum) rental price
  • ✔Including advice
Request

Rental points counting + Energy label

€299
  • Price incl. VAT and from
  • ✔Request a rental point count to determine, for example, the (maximum) rental price
  • ✔Including energy label
Request

New points system for rental properties

As part of the expansion of rent regulation into the middle segment, the WWS (WoningWaarderingsStelsel, or Dwelling Valuation System) will be modernized, with significant changes to the points system for rental properties. The government has stated that the current WWS points calculation is outdated and aims to revise the allocation of rental points with a greater emphasis on energy efficiency and modern amenities. The following components within the WWS points system will be assessed differently:

Energy performance

The energy label will play a more significant role in the new system. Properties with a label of D or higher will receive additional points, while properties with labels E, F, or G will be downgraded. This means that points will be deducted for poor labels for both single-family and multi-family homes: label E (-4), label F (-9), label G (-15). Monuments are exempt from negative points on the energy label. New energy label ratings are as follows:

Label Points current energy labelPoints new energy label
one person household> 40m2 multiple person household> 40 m2 one person household> 40m2 multiple person household> 40 m2
A++++52486258
A+++48445753
A++44405248
A+40364743
A36324137
B32283430
C22152215
D14111411
E85-4-4
F41-9-9
G00-15-15

Assessment of Outdoor Spaces

Outdoor spaces will be better valued in the new WWS points system. Points will be awarded earlier for smaller outdoor spaces, and there will be a deduction of points for properties lacking outdoor spaces.

Common Outdoor Spaces

Currently, common outdoor spaces do not earn extra points in the WWS points calculation. However, in the new system, common outdoor spaces will receive additional recognition.

New Calculation of WOZ Value Points

The WOZ (Wet waardering onroerende zaken) cap will be increased from 142 to 187 points, giving the WOZ value more influence on the points system. There is a maximum percentage of 33% for the inclusion of the WOZ value in the rent if the property scores more than 186 points. Properties that fall back into the low or middle segment due to this change will revert to the upper limit of the new middle segment (186 points). The calculation values for determining the number of points for the WOZ value of a property will be adjusted, resulting in fewer points awarded. In the new system, you will receive 1 point per €14,453.00 of WOZ value and 1 point per €229.00 over the WOZ value divided by the living area. This was previously 1 point for every €14,146.00 and every €222.00 per m2. 

Protected City and Village Views and Monuments

Currently, in the points system, owners can charge higher rent if the property is a monument or has a protected city or village view. This surcharge will be discontinued under the new valuation system.

  • Rijksmonuments currently receive an additional 50 rent points. This surcharge will be discontinued and will be replaced by a rent surcharge of 35% on the maximum rent.
  • Protected city and village views currently enjoy a 15% surcharge. This will be abolished in the future.
  • Municipal and provincial monuments also receive a maximum price surcharge of 15%.

Abolition of Additional Points for Renovation Costs

Previously, you received 2 rent points per €10,000.00 in renovation costs. This will be discontinued with the introduction of the Affordable Rent Act to counteract the so-called 'receipt system,' and to standardize the process with lists of facilities whose values are set.

Additional Amenities

The points system for additional amenities is also under review. In the new points system, extra points will be available for amenities that did not receive extras in the previous system. This includes a boiling water tap (Quooker-type tap) and air conditioning. This allows investors to gather additional points when they are short of points to rent liberalized. Note that installing air conditioning has a negative impact on the energy label.The government hopes that these changes will bring the housing valuation system more in line with current standards and quality of housing. After the law is implemented, it will be mandatory to provide a validated points assessment when re-renting a property. If you are looking for a points assessment for your rental property, we can assist you.  Ask for it here. Do you want to know how many WWS points your property scores and what optimization possibilities there are? Do not wait any longer and contact us.

Questions and answers

The rental points count is a method to calculate the number of points awarded to a rental property based on various characteristics of the property. These points are important because they are used to determine the maximum rental price of the home according to the Home Valuation System (WWS). The more points a home has, the higher the maximum rental price may be. The rental points count takes into account factors such as surface area, insulation, amenities, and other specific characteristics of the home.
The Home Valuation System (WWS) is a system in the Netherlands that is used to determine the maximum rental price of an independent rental home. The system is based on points awarded to various characteristics of the home, such as surface area, amenities, insulation, energy efficiency, and other specific criteria.

The WWS is used to determine whether a home falls in the social rental sector or in the private sector. Homes that meet certain criteria and achieve a certain number of points fall under the liberalization limit and can be rented out in the private sector. The points that a home receives according to the WWS also determine the maximum rent that a landlord can charge for the home.
A rental property falls into the free or liberalized sector if it meets certain criteria according to the housing valuation system (WWS) and achieves a certain number of points. To be specific:

  1. Number of points: The property must achieve a certain number of points according to the WWS. Until December 31, 2023, independent rental properties had to achieve at least 142 points to qualify for the private sector. From January 1, 2024, this has been increased to 187 points.
  2. Rent price: If the property has more points than the required minimum, the landlord may charge a rent that is above the liberalization limit. Until December 31, 2023, this limit was around €750 per month, but from January 1, 2024, this limit has been increased to approximately €1,000 per month.
If a rental property meets these criteria, this can be rented out as a deregulated home and falls into the private sector.
Yes, a tenant can have a rental points count carried out in the following cases:

  1. Dispute about the rental price : If a dispute has arisen between the tenant and the landlord about the rental price of the property, the tenant can request a rental points count to have the maximum rental price determined in accordance with the Housing Valuation System (WWS).
  2. Checking the rental price : A tenant can request a rental points count to check whether the rent requested is in accordance with the number of points that the property should have according to the WWS.
  3. Adjustment of the rent : If the tenant believes that the rent is not in proportion to the quality and characteristics of the home according to the WWS, a rental points count can help to propose a possible adjustment of the rent.
In short, a tenant can have a rental points count carried out to check the accuracy of the rental price and to resolve any disputes with the landlord about the rental price.
The current WOZ restriction, which has been in force since May 1, 2022, means that many homes that were previously rented in the private sector no longer fall into this sector. This restriction means that homes with a WOZ value above a certain limit may no longer be rented out as a private sector home.

Landlords must now be extra alert to the WOZ value of their homes. If the WOZ value exceeds the established limit, the home is no longer included in the private sector. This has consequences for the maximum rental price and the regulations that the landlord must comply with.

Landlords must therefore keep a close eye on the WOZ value of their homes and, if necessary, take action to put their homes in the private sector. to be able to rent out, for example by taking sustainability measures that influence the WOZ value.

The connection between the rental point count, the Home Valuation System (WWS) and energy labels is that the energy label is part of the home valuation according to the Home Valuation System (WWS).

This system determines the number of points that a rental property receives on the basis of various aspects, including the energy label. These points are used to determine the maximum rental price of a home.
The energy label of a home influences the number of points in the WWS.

A more favorable energy label leads to more points, while a less favorable label yields fewer points. For example, a home with an energy label A will receive more points than a home with an energy label G.

The rental points count therefore takes into account the energy label as one of the factors that determine the quality and value of the home according to the WWS. This has direct implications for the maximum rental price that may be asked for the home.

For a rental property to fall into the private sector, a minimum of 142 points is usually required according to the Housing Valuation System (WWS). This number of points determines whether a home falls in the regulated (social) rental sector or in the free sector, where the landlord is free to determine the rent. In some municipalities, especially in areas of scarcity, a higher number of points may be required, such as 143 or more. It is important to have the rental points accurately determined by means of an official rental point count before the rental price is determined.
Many apartments, especially those from the pre-war period, no longer fall within the free rental sector due to the WOZ limitation (see FAQ above). This issue particularly affects apartments in major cities such as Amsterdam, Utrecht, The Hague, and Rotterdam. The typical risk zone usually includes:
  • Usable area: 40m2 to 100m2
  • WOZ value: €275,000 to €700,000
  • Energy label: B to G
Below is an example of the impact of the WOZ limitation as of May 1, 2022.
Property Characteristics Without WOZ Limitation With WOZ Limitation
Usable area 52 52
Heating and installations 5 5
Energy performance 16 16
Kitchen 13 13
Sanitary facilities 9 9
Private outdoor space -4 -4
WOZ value 65 45
National monument 0 0
Total 156 136
This example clearly shows that a typical pre-war apartment, which previously fell well within the free sector because it easily scored more than 142 points, no longer falls within this sector since May 1, 2022, with only 136 points. Therefore, during a rental change, it is advisable to first perform a rental points assessment to ensure the status of the apartment in the free sector.
As a landlord, you run a risk if you implement a rental price change without first having a rental points count carried out. This risk means that the rental price may not be in accordance with the maximum rental price permitted under the Housing Valuation System (WWS). If the rent exceeds the maximum rental price based on the number of points the property has, this may lead to legal disputes with the tenant. In addition, tenants can object to an unfairly high rent, which can result in refunds and possible fines for the landlord. It is therefore important to always first carry out a rental points count before implementing a rental price change.
The change regarding the 187-point mid-rental regulation has not yet been definitively adopted, but the plans were proposed by Hugo de Jonge, Minister for Housing and Spatial Planning, in a letter to the House on December 9, 2022. Due to the political situation in which the cabinet must be re-formed, the implementation of the law may have to wait a while. It is therefore advisable to closely monitor developments and make timely preparations for possible changes in regulations.

Should this law be definitively implemented, the impact of the new legislative changes with regard to the 187 points of mid-rental regulation are significant for landlords of homes in the private sector. From that moment on, only homes with 187 or more points will still fall into the private sector, with a rental price of approximately €1,000 per month. This means that many landlords and real estate investors fear that their homes will no longer fall into the private sector.

By taking the right sustainability measures, such as improving the energy label and carrying out other adjustments, homes can often still be remain in the private sector and are rented out for higher rents. It is important for landlords to analyze their real estate portfolio and, if necessary, make adjustments to comply with the new regulations and keep the properties attractive for rental in the private sector.

Avoid unnecessary risks as a landlord
With the many recent changes from the government, such as the introduction of the WOZ restriction, many homes are no longer in the private sector. In the event of a rental change, it is essential to be sure whether the property is still in the private sector to prevent any disputes with tenants.

If a home is not currently in the private sector, there are often options to get it into the private sector with limited effort, for example through sustainability measures. The energy label plays a crucial role in this, because it can yield up to 62 points (under the new mid-rent regulation) in the rental points count.
Request a rental points count today