Pick your sector, enter your base rent and the proposal. You instantly see the legal maximum for that year in percent and in euros, whether the proposal stays within it, and what step you can take if it sits above it. The percentages come straight from the Dutch government and the Huurcommissie.
| Sector | Maximum 2026 | Applies | Formula |
|---|---|---|---|
| Social housing | 4.1% | per 1 July 2026 | flat maximum of €25 below €350 base rent |
| Mid-rental | 6.1% | all of 2026 | collective wage development (5.1%) + 1 point |
| Free sector | 4.4% | all of 2026 | lowest of inflation (3.4%) and wages + 1 point |
Rooms and other non-self-contained housing are always regulated (social sector), whatever the price. Mid-rental is a contract that started on or after 1 July 2024 with a starting rent between €932.93 and €1,228.07 (2026 boundaries). Above that, or with an older liberalised contract, you are in the free sector.
When in doubt, the points total of your home decides the segment. Count your points with the free huurcheck; it also shows your maximum base rent.
Rent may rise once per 12 months and that increase usually falls on 1 July. For social housing the landlord must announce the proposal at least 2 months in advance, so that letter often lands late April. In the free sector the increase takes effect automatically as agreed in the contract.
The mid-rental and free-sector maximums apply per calendar year (from 1 January); the social maximum applies per 1 July. This check uses exactly that: the effective date decides which maximum applies.
Social housing: at most 4.1% per 1 July 2026, or a flat maximum of €25 if the base rent is below €350. Mid-rental: at most 6.1% from 1 January 2026. Free sector: at most 4.4% from 1 January 2026. Source: Rijksoverheid and Huurcommissie, retrieved August 2026.
Multiply your current base rent by the maximum percentage for your sector. Free sector example for 2026: €1,200 base rent x 4.4% = €52.80; your rent may rise to at most €1,252.80. Exception: social housing with a base rent below €350, where a flat maximum of €25 applies instead of the percentage.
Social housing: object in writing to your landlord before the increase takes effect; if the landlord sticks to the proposal, the landlord must have it reviewed by the Huurcommissie (rent tribunal). Mid-rental and free sector: file a request with the Huurcommissie yourself, within 4 months after the effective date of the increase. Source: Huurcommissie, 2026.
No. The Huurcommissie states for 2026: if your rent increase clause contains a higher percentage than the legal maximum, your landlord may not raise the rent by that higher percentage. The legal maximum overrides the contract.
To the base rent. Service charges fall outside the maximum and are settled separately each year based on actual costs. If you pay an all-in price, first request a split into base rent and service charges. You can check the service charges themselves with our service charges check.
Different formulas. Mid-rental follows the collective wage development (cao) plus 1 percentage point: 6.1% for 2026. The free sector follows the lowest of inflation and wage development, plus 1 percentage point: in 2026 inflation was lowest at 3.4%, so 4.4%. Source: Rijksoverheid and Volkshuisvesting Nederland, 2026.
Once per 12 months; the increase usually falls on 1 July. For social housing the landlord must announce the increase at least 2 months in advance; in the free sector the increase takes effect automatically as agreed in the contract. Source: Rijksoverheid, retrieved August 2026.
All legal claims on this page: retrieved 23 August 2026.
This is one slice of the data. The full study (prices, affordability, WWS compliance, speed and geography over March–May 2026) is free and quotable with attribution.