The
Affordable Rent Act is an important legislative change that thoroughly transforms the rental market in the Netherlands. Due to the ongoing shortage on the housing market, rapidly rising rents and growing concerns about affordability, the government decided that intervention was necessary. In this blog, you can read exactly what the law entails, when it takes effect and what the consequences are for you – whether you are a tenant, landlord or homeowner.
Last updated: June 2025What is the Affordable Rent Act?
The Affordable Rent Act is a government measure that, from 2025, aims to bring rents in the mid-market segment under control. Previously, only social housing fell under the points system. With this new law, the system also applies to a large part of the free sector. Homes up to approximately €1,100 per month (2025 price level) will now fall under regulated rental policy.
The law requires landlords to base the rent on an
objective points system. This takes into account factors such as living space, energy label, amenities and location. The aim is to make rents fairer and more transparent, and to better protect tenants against exorbitant prices.
Why was this law introduced?
In recent years, it has become impossible for more and more people to find an affordable rental home. Especially first-time buyers, young families and middle-income earners fell between two stools. Social housing is often only accessible with long waiting times, while the free sector has become unaffordable.
The Affordable Rent Act is intended to ensure:
- Better protection for tenants in the free sector
- A reduction in excessively high rents
- More affordable homes for middle-income earners
- More control for municipalities and home seekers
When does the law take effect?
The law officially takes effect on
1 July 2025. New rental agreements must comply with the new points system from that date. For existing contracts, they will not be adjusted immediately, but transitional arrangements and enforcement are being developed for renewals or revisions of the rental contract.
Who does the Affordable Rent Act apply to?
The law impacts different groups:
- Tenants: gain more certainty and clarity about what a home may cost.
- Landlords: must revise their rents based on points.
- Homeowners: with plans to rent out a home will face stricter rules and less flexibility in pricing.
How does the points system work?
The points system consists of a sum of objective factors:
- Living space and number of rooms
- WOZ value and location of the home
- Energy label and insulation
- Amenities such as kitchen, bathroom, balcony, garden
Each home receives a total score. This score determines the maximum basic rent. If the requested rent is above this amount, you as a tenant can object to the
Rent Tribunal, which can make binding rulings on the reasonableness of the rent.
What does this mean for tenants?
For tenants, this law is an opportunity to live more cheaply – especially with new rental contracts. Many homes that were previously rented for €1,300 or more will now have to drop in price. You can also request a points assessment yourself and check whether your home falls under the law.
What does this mean for landlords?
Landlords must revise their offerings. In some cases, this means a lower rent than before, especially for homes that score few points. It is important to be prepared and have your homes assessed in a timely manner.
For homes that fall outside the regulated segment (above approximately 143 points), pricing remains free. But note: the threshold may shift with legislative changes or inflation adjustments.
What changes in your neighbourhood?
In large cities such as Amsterdam, Utrecht and Rotterdam, the impact is greatest. There, many free-sector homes now fall under the new system. But the law may also be felt in medium-sized municipalities, especially in neighbourhoods with many new-build or student homes.
What can you do now?
As a tenant:
- Request the points assessment of your home
- Check if you are paying too much
- Always assume the new regulations for a new contract
As a landlord:
- Calculate the points score of your home(s)
- Revise your rents to avoid fines and disputes
- Take into account higher demands from municipalities and tenants
Current affairs: what is happening now?
At the moment, the Senate is still discussing some additional proposals. Among other things, enforcement is being tightened, and municipalities are gaining more powers to actively monitor. Minister Hugo de Jonge indicated that the law “must be a turning point in tackling excesses in the rental market.”
Do you want to stay informed of changes? The government has an official page about this law:
Affordable Rent Act – Ministry of Housing and Spatial PlanningConclusion
The Affordable Rent Act is a game changer on the Dutch housing market. Tenants gain protection, landlords get rules, and the government takes control. The coming months will be crucial in how this law works out in practice.
Whether you rent or let: it pays to be well informed. Check out the
rental property supply or read other
blogs about housing and regulations on Buurtje.nl.
