Here you’ll find answers to the questions tenants ask me most often. Can’t find your question? Ask it at the bottom of this page and you’ll get an answer by email.
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If your home is regulated and your rent is higher than the maximum that belongs to your home’s points, then yes. You only know whether that’s the case after a proper count of the points, and the huurprijscheck does that for you.
That doesn’t depend on what you pay or on your landlord, but on your home’s points. The biggest factor is the floor area: the smaller your home, the more likely your rent is capped by a maximum. The huurprijscheck shows you in a few minutes.
The points system, officially the woningwaarderingsstelsel. Your home gets points for things like the floor area, the energy performance, the WOZ value and the facilities. Those points come with a maximum rent.
That depends on your home’s points and on when your tenancy agreement was entered into, not on what it says. If your tenancy agreement was entered into on or after 1 July 2024, your home is only in the private sector from 187 points. If it was entered into earlier, your home is not in the private sector if, according to the Huurcommissie, it falls in the social sector (up to and including 143 points), and also not with more points if your rent at the start of that agreement was not above the rent limit that applied at the time (the liberalisation limit).
Do my huurprijscheck as well. It takes a few minutes, and you’ll see straight away whether your case stands a good chance and what the next step is.
You do the free huurprijscheck and see straight away whether your rent can go down. Then you send your tenancy agreement and your latest rent increase letter, and I check that your file is complete and correct. Once you sign the authorisation, after a call with me if you like, I handle everything with your landlord and, if needed, the Huurcommissie.
A procedure takes about three months on average. The pace depends partly on the Huurcommissie and your landlord; along the way you always know where your case stands.
No. Your landlord isn’t allowed to evict you for this. Your right to have your rent checked is separate from your right to live in your home.
No, quite the opposite. All contact with your landlord goes through me, and once your landlord knows you have legal support, things stay businesslike. Often your landlord hardly needs to be involved.
No. Your case can’t push your rent up: the Huurcommissie can only lower it or leave it as it is.
No. Your deposit and your rent are two separate things, and a rent reduction is never set off against your deposit. If your landlord tries anyway, I make sure it doesn’t happen.
The Dutch rent tribunal: an independent body that settles disputes between tenants and landlords, for example about the rent. If I apply for a rent reduction on your behalf, the Huurcommissie assesses whether your rent is too high. Its ruling is binding.
You can, but then you do everything yourself, including dealing with your landlord. With me you do almost nothing, and once your landlord knows you have legal support, things stay businesslike.
I stand behind every case with my own name. Huurfix B.V. is registered with the Dutch Chamber of Commerce (KvK), and on this site you can read the stories of tenants I’ve helped.
Who I am and how I work: read Is Huurfix trustworthy?
Often, yes. Besides a lower rent from now on, you can then also get back what you overpaid, sometimes back to the start of your contract. Where possible, I always go for that. I work out whether it applies to you.
How that works and how far back you can go, you can read in Reclaiming overpaid rent: how to get it back, and by when.
That your rent reduction applies not only from now on, but goes back to the start date of your contract. You then get back the rent you overpaid in that period, on top of your lower rent.
Often back to the start of your contract, especially if your contract hasn’t been running long. With some temporary contracts it’s still possible later. It depends on your situation, and I work that out for you.
You set it off against your next rent: you pay one or more months less until the difference is gone. With the ruling I write down exactly how much. If you no longer live there, I give you a text for your landlord. If they still don’t pay, I refer you to a bailiff who can collect the amount for you.
Nothing. The huurprijscheck is free, even if it turns out your rent isn’t too high.
You pay afterwards, only once your landlord has agreed to my proposal or the Huurcommissie has ruled that your rent goes down. You then pay me a one-off fee of 3 × your monthly rent reduction, including 21% VAT and all costs. After that, the lower rent is all yours, and I don’t take a share of any rent you get back. Three months of lower rent and you’ve earned it back. If your rent goes down by € 260 a month, my fee is 3 × € 260 = € 780. You’ll find more on the prices page.
You pay afterwards, only once your landlord has agreed to my proposal or the Huurcommissie has ruled that your rent goes down.
You pay afterwards, only once your landlord has agreed to my proposal or the Huurcommissie has ruled that your rent goes down. If the chair issues the ruling, I wait three weeks, because that’s how long your landlord has to object. You pay the invoice within fifteen days. If you can’t pay it in one go, get in touch with me and I’ll look for a suitable solution with you, such as a payment plan.
Then everything stays as it is: the same rent, the same contract, and you pay me nothing.
That’s possible up to eight weeks after the ruling, and it doesn’t happen often. My fee belongs to the ruling of the Huurcommissie and stands, even if the court later decides otherwise. Assistance at the subdistrict court is a separate assignment, which I agree with you in advance.
Very little. You do the huurprijscheck, send your tenancy agreement and your latest rent increase letter, and sign the authorisation so I can act on your behalf. During the procedure you make sure someone can let the inspector in, and if your landlord makes an offer, you decide. I handle the rest.
Your tenancy agreement and, if your rent has ever been increased, the letter about that increase. The huurprijscheck counts the points itself, so you don’t need to send anything for that. If I need anything else, I’ll get in touch. Renting a room? The huurprijscheck works that out for you too.
I only use it to handle your case, and only share it where the procedure requires, such as with the Huurcommissie. You can read more in the privacy statement.
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