Social Housing Rent Price in Utrecht - The Points System Explained
The Housing Valuation System (WWS), better known as the points system, sets the maximum rent price for social rental housing. In Utrecht, this system is used to determine what a fair rent price is based on housing characteristics.
What Does the Points System Entail?
The WWS provides a standardised way to assess the value of a rental property:
- Housing characteristics are assigned points
- The sum of the points determines the highest permissible rent
- Applies to social rent (up to €879.66 in 2024)
- With the Affordable Rent Act, this is extended to mid-rent segments
Which Aspects Count Towards Points?
| Aspect | Points (estimate) |
|---|---|
| Living area | 1 point per m² |
| Other spaces | 0.75 points per m² |
| Heating system | 2-3 points |
| Energy label | -15 to +44 points |
| Kitchen facilities | 0-10 points |
| Sanitary facilities | 0-12 points |
| Outdoor space (such as balcony or garden) | 2-15 points |
| WOZ value | Variable (approximately 1 point per €12,000) |
From Points to Rent Amount
The Rent Tribunal annually establishes an overview linking points to maximum rent prices. Examples for 2024:
| Number of points | Maximum basic rent price |
|---|---|
| 80 points | approximately €440 |
| 100 points | approximately €560 |
| 120 points | approximately €680 |
| 140 points | approximately €800 |
| 147+ points | Above the liberalisation threshold |
The Liberalisation Threshold in Utrecht
For 2024, the liberalisation threshold has been set at €879.66 (approximately 147 points):
- Below this threshold: Social rent, points system is mandatory
- Above this threshold: Private sector, rent price is not regulated
Influence of Energy Label on Points
The energy label plays an important role in the point calculation:
| Energy label | Effect on points |
|---|---|
| A++++ to A+ | +30 to +44 points |
| A | +22 points |
| B | +14 points |
| C | +8 points |
| D | +4 points |
| E | 0 points |
| F | -5 points |
| G | -15 points |
Calculate Your Housing Points Yourself
You can make an estimate of your housing points in Utrecht:
- Use the Rent Price Check via huurcommissie.nl
- Carefully measure the area of all spaces
- Check the energy label of the property
- Consult the WOZ value via WOZwaardeloket.nl
Have Your Rent Price Checked in Utrecht
Do you suspect your rent is too high?
- Within 6 months of rent start: Assessment can have retroactive effect
- After 6 months: Reduction applies from the date of application
- Process: Via the Rent Tribunal (€25 fee)
Affordable Rent Act (2024) and Utrecht
The new legislation expands the scope of the points system:
- Applies to mid-rent (up to approximately 186 points)
- Additional properties fall under rent price regulation
- Stricter conditions for the private sector
Practical Questions about Rent in Utrecht
How Can I Find Out the Point Calculation for My Property?
Your landlord is obliged to share this information. If not, you can engage the Rent Tribunal for a calculation.
May a Landlord Charge More Rent than Permitted?
No, for social rent the maximum rent price is binding. If the rent is too high, you can request an assessment.
Does a Storage Room Count in the Points?
Yes, as other space with 0.75 points per m².
The points system ensures that tenants in Utrecht do not pay too much. Check whether your rent price matches the points of your property.
Frequently Asked Questions about Rent in Utrecht
What rights do I have as a tenant in Utrecht?
As a tenant, you have the right to a safe and well-maintained property, protection against unreasonable rent increases and the possibility to object if the property is not habitable.
Can my landlord increase the rent just like that?
No, rent increases are subject to legislation. The landlord must inform in writing at least two months in advance and may not charge more than legally permitted.
What happens to my deposit?
The deposit must be deposited by the landlord into an account and repaid within 30 days after the end of the tenancy, provided there is no damage.
How do I terminate my tenancy in Utrecht?
You can terminate the tenancy observing the notice period stated in your contract, usually one month.
Legal Assistance in Utrecht
For legal questions about rent, you can go to:
- District Court Midden-Nederland: Vrouwe Justitiaplein 1, Utrecht
- Juridisch Loket Utrecht: Catharijnesingel 55, Utrecht