Rent Increase 2026 in the Netherlands: What's Legal, How to Object, and When to Check Your Base Rent

At a glance

• Social housing: max 4.1% from 1 July 2026 (income-dependent increases possible)
• Mid-market (middenhuur): max 6.1% from 1 January 2026
• Free sector (vrije sector): max 4.4% from 1 January 2026
• Objection deadline: before the proposed increase date (typically 1 July)
• Legal basis: Uitvoeringswet huurprijzen woonruimte, Article 7:253 BW

Three sectors, three rules

Since the Wet betaalbare huur (Affordable Rent Act, effective 1 July 2024), the Netherlands has three rental sectors. Each has its own rent increase limit set annually by the government.

Social housing (sociale huur)

Properties with up to 143 WWS points. Monthly rent up to EUR 932.93 (2026 threshold).

The maximum rent increase from 1 July 2026 is 4.1%. This is based on the average inflation over three years (3.6%) plus 0.5 percentage points.

If your current rent is below EUR 350, the maximum increase is EUR 25 per month instead of 4.1%.

Income-dependent increases: If your household income exceeds certain thresholds, your landlord may apply a higher increase (EUR 50 or EUR 100 per month extra, depending on the income category). The landlord must include an income statement from the Belastingdienst with the proposal.

Mid-market rental (middenhuur)

Properties with 144 to 186 WWS points. Monthly rent between EUR 932.94 and EUR 1,228.07 (2026 thresholds). Only applies to contracts signed on or after 1 July 2024.

The maximum rent increase from 1 January 2026 is 6.1%. This is based on the collective wage growth (CAO-loonontwikkeling) of 5.1% plus 1 percentage point.

No income-dependent increases apply in this sector.

Free sector (vrije sector)

Properties with 187 or more WWS points. No maximum rent, but the annual increase is capped.

The maximum rent increase from 1 January 2026 is 4.4%. This is the lower of: inflation (3.4%) + 1 percentage point, or collective wage growth (5.1%) + 1 percentage point.

Even if your contract states a higher percentage (e.g. "inflation + 3%"), the law overrides it. Your landlord cannot charge more than 4.4% regardless of what the contract says.

How to check if your increase is legal

Step 1: Know your sector

Your sector depends on the WWS points of your property, not what your contract says. You can check your rent AND verify if your increase is legal at depoback.com/rent-check. Enter your address, current rent, and proposed new rent.

Step 2: Check the percentage

Calculate: (new rent - current rent) / current rent x 100 = increase percentage.

If the percentage exceeds your sector's maximum, you can object.

Step 3: Check the formal requirements

Even if the percentage is correct, the increase may still be invalid if:

• The letter arrived less than 2 months before the proposed increase date
• The rent was already increased less than 12 months ago
• The new rent exceeds the WWS maximum for your property's points total
• The letter doesn't include the required information (current rent, new rent, increase date, percentage)
• For income-dependent increases: the income statement from the Belastingdienst is missing

Any of these is grounds for a successful objection.

How to object

1. Write to your landlord before the increase date

Send a written objection (bezwaarschrift) to your landlord before the proposed increase takes effect. State clearly which grounds apply: the percentage exceeds the legal maximum, the letter arrived too late, or another formal error.

The Huurcommissie provides a free template letter (modelbrief bezwaarschrift huurverhoging) on their website.

2. Keep paying the old rent

While your objection is pending, continue paying your current rent. You are not required to pay the higher amount until the dispute is resolved.

3. If the landlord doesn't accept your objection

For social housing and middenhuur: the landlord must take the dispute to the Huurcommissie. You as a tenant do not need to file. The Huurcommissie will assess the increase and issue a binding ruling.

For free sector: if you and the landlord cannot agree, the matter goes to the kantonrechter (district court). The Huurcommissie can provide advice if your contract includes a clause for this.

The bigger question: is your base rent too high?

Objecting to a rent increase saves you the increase amount. But what if your base rent was already too high before the increase?

If your property has fewer than 187 WWS points, your rent is capped by law. Many tenants in the Netherlands, especially expats, pay well above the legal maximum without knowing it. Since the Wet betaalbare huur expanded regulation to the mid-market segment in July 2024, this affects significantly more properties.

Example: Your rent is EUR 1,200 and your landlord proposes a 4.4% increase to EUR 1,252.80. You could object to the increase and save EUR 52.80 per month. But if your property has 165 WWS points, the legal maximum rent is approximately EUR 1,045. You could reduce your base rent by EUR 155 per month, which is EUR 1,860 per year.

The rent increase objection saves you EUR 634 per year. The base rent check saves you EUR 1,860 per year. The base rent is almost always the bigger number.

Check your base rent for free at depoback.com/rent-check. Enter your address, get a free estimate in 30 seconds. If you're overpaying, DepoBack generates the exact WWS calculation, the demand letter, and Huurcommissie filing documents.

Frequently asked questions

Can my landlord increase the rent more than once per year?

No. The rent may only be increased once every 12 months. The only exception is if the previous increase took effect later than planned (e.g. due to a late letter), and the landlord is returning to the standard July cycle.

What if my contract says "inflation + 3%"?

For free sector contracts, the law caps the annual increase at 4.4% in 2026, regardless of what the contract states. A contractual clause exceeding the legal maximum is unenforceable.

Does the 6.1% middenhuur increase apply to my contract from 2023?

No. Middenhuur rules only apply to contracts signed on or after 1 July 2024. If your contract is older, your property is classified as free sector even if it has fewer than 187 points.

My landlord sent the letter less than 2 months before the increase date. What happens?

The increase cannot take effect on the proposed date. You can object on this ground. The increase can only take effect at least 2 months after a properly sent letter.

Can I be evicted for objecting to a rent increase?

No. Objecting to a rent increase is a legal right. A landlord cannot terminate your tenancy because you exercised that right.

What if I have maintenance problems (gebreken)?

If your property has serious maintenance defects, you can ask the Huurcommissie to block the rent increase until the defects are repaired. This applies to social housing and middenhuur.

What is DepoBack?

DepoBack is software that helps tenants in the Netherlands check their rent and recover their deposits. The rent check tool pulls property data from government sources, calculates your WWS points, and generates a demand letter if you're overpaying. You review and send everything yourself. The free estimate takes 30 seconds. The exact calculation with demand letter costs a one-time fee starting from EUR 9.95.

Sources and legal basis

Sources reviewed on 15 April 2026

• Rijksoverheid: Hoeveel huur betaal ik maximaal?
• Huurcommissie: Huurverhoging per 1 juli 2026
• Woonbond: Check de huurverhoging 2026
• Woonbond: Redenen om bezwaar te maken
• Article 7:253 BW (Burgerlijk Wetboek)
• Article 7:252 BW
• Wet betaalbare huur (Stb. 2024)
• Uitvoeringswet huurprijzen woonruimte