# New WOZ surcharge can raise maximum rent from 2027

> The Huurcommissie, the rent tribunal, is adding changes to the points count that sets maximum rents to its rent calculator, including a new WOZ surcharge that raises the rent in some cases.

Housing · published 2026-10-29 16:20 · https://nlnow.nl/a/rent-point-rules-change-from-1-january-2027/

From 1 January 2027, the points count that determines a home's maximum rent changes. The changes to the rent points system (woningwaarderingsstelsel) come from a decree on rental rules, the Besluit optimalisatie regelgeving voor de verhuur. The Huurcommissie is adding them to its rent calculators for self-contained and shared homes.

**Why it matters**

- Homes without outdoor space no longer lose 5 points. They now get 0.
- A separate shower and bath together now earn 10 points instead of 7.

## WOZ value

The WOZ cap limits how much a home's WOZ value counts in the points. After the cap, a WOZ surcharge (WOZ-opslag) now bridges the price gap between the rent for the capped points and for the actual points. It cannot push a home into the free sector and can be combined with other surcharges.

In the Huurcommissie's example, a home would get 218 points without the cap, for a maximum rent of €1,489.26. With the cap, it is held to 186 points and €1,263.32. The surcharge is the €225.94 difference.

Calculations can no longer use a WOZ value below the minimum of €85,806 (2026 price level). This floor also applies to flex homes and container homes. For national monuments (rijksmonumenten) under 40 m2, the WOZ value per m2 is divided by 233 instead of 268, which gives more points.

## Washbasins and student rooms

Washbasins in hallways, landings and outdoor spaces earned no points before. They now give up to 1 point per space, for example a basin in a toilet smaller than 2 m2. A multi-person washbasin gives up to 1.5 points per space.

For homes without their own front door and with a shared shower, kitchen or toilet, such as student rooms, the old deduction for passing through the landlord's living room or bedroom is replaced. A tenant passing through someone else's private rooms, or someone else passing through the tenant's, each costs 4 points. Both together cost 8.

## Background

- **Woningwaarderingsstelsel (WWS)**: The Dutch rent points system is the official method for scoring a rental home on features such as floor area, energy label, facilities and location. The total number of points sets the maximum monthly rent that the landlord may charge for a home in the regulated rental sector. The Huurcommissie uses this points count when it checks whether a rent is permitted.
- **Huurcommissie**: The Huurcommissie (Dutch Rent Committee) is the body that assesses whether the rent for a regulated rental home is permitted. Tenants and landlords can ask it for a ruling, and it checks rents against the rent points system (woningwaarderingsstelsel).
- **WOZ-waarde (Wet waardering onroerende zaken)**: The WOZ value is the official property value that a municipality assigns to a home, based on its estimated market value. In the Dutch rent points system, this value feeds into the points count, but only up to a set cap, so very high WOZ values do not raise the maximum rent further.

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