Huurcommissie in Eindhoven: how to start a case and what it costs

Short answer: the Huurcommissie, the Dutch rent tribunal, has no desk in Eindhoven where you can drop in. As a tenant in Eindhoven you start a case the same way as any other tenant: online through MijnHuurcommissie, or with a letter to its postal address in The Hague. The inspection takes place in your own home and a hearing is normally online. Huurfix is not the Huurcommissie: I am on your side and handle the case for you, if you want me to. The free huurprijscheck shows you in a few minutes whether your rent is too high.

Does the Huurcommissie have an office in Eindhoven?

No. According to its own policy book, the Huurcommissie is an independent administrative body: an independent organisation that rules on the rent of homes. Its contact page lists a phone number (088 1 600 300, on weekdays from 09:00 to 17:00), a contact form and a postal address in The Hague. The Huurcommissie doesn't mention a desk or office you can visit, in Eindhoven or anywhere else.

Huurfix is based in Eindhoven. That is my own company and not a desk of the Huurcommissie. I help tenants in Eindhoven in Dutch and in English.

How do you start a case at the Huurcommissie?

According to the Huurcommissie's rules of procedure, there are two ways: digitally with an online form in MijnHuurcommissie, or by post with a written application to the Huurcommissie, Postbus 16495, 2500 BL Den Haag. Online, you log in with DigiD, choose a new procedure and fill in the form that fits your case. Your landlord receives a copy, because the Huurcommissie has to let them know you have started a case. After that, you first receive a payment request for the fee.

Does someone come to your home?

Yes. In a case about your rent, the Huurcommissie sends an inspector, a building surveyor employed by the Huurcommissie. They measure all the rooms and assess your home. You receive a letter in advance with the day and time.

According to the Huurcommissie, in principle you need to be at home. If you really can't be, someone else may let the inspector in and answer their questions. The inspection has to go ahead, so make sure someone opens the door. The inspector writes a report; you and your landlord both receive it and can both respond to it.

Do you have to go to a hearing room?

Usually not. Under the rules of procedure, hearings in principle take place online; the Huurcommissie can decide to hold a hearing at a location. You receive the invitation no later than three weeks in advance, you don't have to attend, and you can authorise someone in writing to take part on your behalf. The hearing is held in Dutch. If the case is already clear after the inspection, the Huurcommissie says you receive a written decision together with the report, without a hearing.

What does a case at the Huurcommissie cost?

According to the Huurcommissie, as a tenant you pay a fee of € 25 when you start a case. If you win the case completely, you get that € 25 back and the other party pays the costs. If you win partly, you get part of it back. If you have a minimum income or an income at benefit level, you can apply for an exemption.

When can you go to the Huurcommissie about your rent?

There are two routes.

1. Your tenancy started less than six months ago. Then you can have the rent your tenancy started with assessed (article 7:249 of the Dutch Civil Code). If the Huurcommissie lowers it, the Huurcommissie says the lower rent applies from the date your tenancy started.
2. You have lived there longer. Then you first send your landlord a proposal to lower the rent (article 7:254 of the Dutch Civil Code), with a start date at least two full calendar months later. If they don't agree, your application must reach the Huurcommissie no later than six weeks after that proposed start date. The lower rent then applies from the start date in your proposal, not for the period before it.

Whether a maximum rent applies to your home depends on the points and on when your tenancy agreement was signed. If your tenancy agreement was signed on or after 1 July 2024, the Huurcommissie says you can ask for a reduction at 186 points or fewer. If it was signed earlier, that applies up to and including 143 points. The maximum basic rent is adjusted every year on 1 January: at 143 points it is € 932.93 in 2026 and € 959.71 from 1 January 2027, at 186 points € 1,228.07 and € 1,263.32. Which year counts for you depends on the route: for the starting rent, the date your tenancy started; for a proposal, the start date of that proposal. A proposal you make now therefore takes effect in 2027.

What does the WOZ value in Eindhoven mean for your points?

The WOZ value, the official property value set by the municipality, is one of the parts of the points system: a higher WOZ value gives your home more points. According to CBS, Statistics Netherlands, the average WOZ value of a home in Eindhoven in 2026 is 434 thousand euros, 11.0 percent higher than a year earlier (valuation date 1 January 2025). Nationally, it is 439 thousand euros.

Even so, a rising WOZ value doesn't automatically justify a high rent. According to the Huurcommissie, the share of the WOZ value in the points is capped. What your home may cost depends on all the parts together: the floor area, the energy label, the kitchen, the bathroom and any outdoor space as well.

How did it go for other tenants?

Among the client stories you can read the experiences of tenants I have helped, including tenants from Eindhoven. Outcomes differ per home: what is possible for you depends on your points, your rent and the date of your tenancy, and the Huurcommissie decides.

Can my landlord evict me if I go to the Huurcommissie?

No. Your landlord may not evict you for this. And will my rent go up because of it? No: in the worst case, your rent stays as it is.

Do it yourself or have it done?

You can do it yourself: count the points yourself, send the proposal to your landlord yourself and file the application with the Huurcommissie yourself. Then you also handle the contact with your landlord yourself.

You can also leave it to me. You do the huurprijscheck, send your tenancy agreement and your latest rent increase letter, and sign the authorisation. I handle everything with your landlord and, if needed, at the Huurcommissie, and once your landlord knows you have legal support, things stay businesslike. You pay afterwards, only once your landlord has agreed to my proposal or the Huurcommissie has ruled that your rent goes down. What it costs is on the prices page.

In short
The Huurcommissie has no desk in Eindhoven: you start a case online through MijnHuurcommissie or by post to The Hague. An inspector assesses your home; someone has to let them in, and if you really can't be there, that may be someone else. A hearing is normally online. As a tenant you pay a € 25 fee, which you get back if you win the case completely. Huurfix is not the Huurcommissie; I handle the case for you if you want me to.

Want to know whether your rent in Eindhoven is too high? Do the free huurprijscheck. In a few minutes you will see whether your rent can go down.

Sources

• Huurcommissie, Contact: phone, contact form and postal address in The Hague; no desk or visiting address mentioned.
• Huurcommissie, About us (in Dutch): an independent organisation that rules on rents.
• Huurcommissie, Policy book on rent increases and reductions, foreword: the Huurcommissie is an independent administrative body.
• Huurcommissie, Rules of procedure, chapter 1: Starting a procedure: applying online or by post.
• Huurcommissie, Starting a case: logging in with DigiD, a copy to the other party, the payment request first.
• Huurcommissie, Inspection of the home: the building surveyor, someone else may let them in, the report and a decision without a hearing.
• Huurcommissie, Rules of procedure, chapter 8: The hearing: hearings online in principle, invitation no later than three weeks in advance, authorising someone.
• Huurcommissie, Hearing about your case: you don't have to attend.
• Huurcommissie, Costs: € 25 fee for tenants, refund if you win, exemption.
• Huurcommissie, Asking for a lower starting rent: within six months, the lower rent from the start date of the tenancy.
• Huurcommissie, Rent reduction based on points: a proposal to the landlord first, two full calendar months, the limits of 143 and 186 points.
• Dutch Civil Code, article 7:249: assessment of the starting rent within six months.
• Dutch Civil Code, article 7:254: a proposal to the landlord first when asking for a rent reduction.
• Transitional Act for the new Dutch Civil Code, article 208e (in Dutch): tenancy agreements signed before 1 July 2024 keep the old limit.
• Rent Prices (Residential Accommodation) Implementing Regulation, annex I (in Dutch): the maximum rent per number of points.
• Volkshuisvesting Nederland, Maximum rent limits for self-contained homes from 1 January 2026: € 932.93 at 143 points and € 1,228.07 at 186 points.
• Volkshuisvesting Nederland, maximum rent limits for self-contained homes from 1 January 2027 (in Dutch): € 959.71 at 143 points and € 1,263.32 at 186 points.
• Huurcommissie, Policy book on the points system for self-contained homes, chapter 2: the WOZ value as part of the points, with a cap on its share.
• CBS, Average WOZ value more than 10 percent higher: the average WOZ value in Eindhoven and nationally in 2026.