Rent Check: Are You Paying Too Much Rent?

With the rent check, you can find out the maximum amount your rent is allowed to be under the law. If you’re paying more than that, your rent can be lowered. I’m Jan Louwers, a lawyer and specialist in rent reductions, and on this page I’ll explain how the check works, where people often go wrong, and what you can do with the results.

First things first: you can do the rent check yourself for free. It should take about half an hour. Below is a detailed guide on how to do it and what to look out for.

What is the rent check?

The Rent Check is a calculation tool provided by the Rent Commission. You enter the details of your home, and the tool calculates how many points your home receives. That point total corresponds to a statutory maximum for the base rent.

You earn points based on factors such as the square footage, the WOZ value, the energy efficiency rating, the kitchen, the bathroom, and any outdoor space. The better and larger the home, the more points you earn, and the higher the rent can be.

If you pay more than that maximum, your rent is too high and the Rent Commission can lower it. If you pay less, you're good to go.

"Base rent" means: the rent excluding service charges, gas, water, and electricity. Only that amount is included.

What You'll Need

You don't need a DigiD, and it's free. Allow about half an hour.

At the end, you'll receive a score and a maximum rent, which you can download as a PDF. Save that file—you'll need it later.

Pay attention to your energy label: this is where things most often go wrong

Of all the components, the energy label is the one where the most errors creep in. And it carries a lot of weight: the difference between a label that counts and one that doesn't can amount to dozens of points.

Why this can work in your favor. If your energy label isn’t taken into account, your home’s year of construction determines the energy performance score. This usually results in fewer points, because the year of construction doesn’t account for insulation or other improvements made later on. And fewer points mean a lower maximum rent, so there’s more room for a reduction. For older homes, that makes a big difference.

The rent calculator doesn't check this. The tool accepts any label you enter, even one that doesn't count legally. If you enter one that doesn't apply, you'll get too many points, the maximum rent will come out too high, and you'll conclude that your rent isn't so bad after all. When in fact, your case was actually strong. That difference could amount to hundreds of euros per month.

That's why this is the part you need to take a closer look at.

Step 1: What kind of label do you have?

Look up your address on ep-online.nl. There are three types, and two of them count.

Does it say " Calculation according to NTA 8800"? If so, your label counts.

Does it say " EI valid for WWS " followed by a number? If so, your label counts too.

Does it only show a label class, without an EI rating or calculation method? If so, you have a simplified label, and it doesn’t count toward the point total—even if it says “valid until 2030.”

Step 2: Does it really count?

Even a label of the correct type can still come off. Check these four things.

Is the label still valid? Check the " Valid Until" date. A label is valid for up to ten years. If that date has passed, it is no longer valid, regardless of the type.

Was the energy efficiency label issued before your lease began? Check the issuance date, not the registration date. If the issuance date is after the start date of your lease, the label does not count—even if the information it contains is accurate. The situation on the day your lease began is what matters, and at that time, the label did not yet exist.

Is the floor area listed on the label correct? If the listed floor area differs significantly from that of your home, the label is not valid. This happens more often than you might think—for example, if the label was originally issued for a larger or differently configured portion of the property.

Has an energy efficiency label been issued for your home? A label for the entire building or complex does not count toward your point total.

If your label is missing any of these details, use the year of manufacture. Not sure? Enter what you think is correct and submit your application; I’ll check the label when I review your file.

Other areas where things often go wrong

The WOZ value for subdivided properties. If you live in a property that has not been subdivided in the land registry—for example, a converted townhouse with multiple apartments—the WOZ value of the entire property is not necessarily the same as that of your unit. This requires a separate calculation.

The floor area. Not every square meter counts. For example, hallways and landings do not count, and in the case of sloped ceilings, only the portion where the ceiling is high enough counts. Measurements are taken inside the walls, from wall to wall.

Are you unsure if you filled it out correctly?

That doesn't have to be a problem, and it's a reason to just get started.

Fill out the check-in form with your best estimate and submit it with the result. I check every score that comes in. If you made a mistake, I'll notice it when I review your file, and I'll correct it.

For most people, that's the smartest approach: you do the check yourself for free, and you still get the peace of mind that comes from having a specialist review it.

Would you rather not do the check yourself at all?

Then I'll do it for you, for €95.

I’ll be honest: you can do it yourself for free, and for most people, that’s the better choice. That fee is compensation for my time, not a way to make money. You’ll still pay it even if it turns out your rent isn’t too high, because I charge for my work, not for the result.

This route is especially useful if you don't have time for it, or if your situation is complicated: a building that hasn't been subdivided, a home with many shared spaces, or uncertainty about your energy rating.

Everything that comes after that—the entire process of negotiating a lower rent—is on a no-cure-no-pay basis. You only pay for it once your rent has actually been reduced.

You've done the check. Now what?

This is the question that stumps most people. The check says your rent is too high—so what?

The result of the rent review is a calculation, not a decision. Your landlord isn’t required to act on it. To actually lower your rent, the Rent Commission must issue a ruling. There are two ways to do this, and which one applies to you depends mainly on the length of your lease.

Is your lease shorter than six months? If so, you can have the initial rent reviewed. That’s the best option. Your rent will be reduced retroactively to the first day of your lease, and you’ll be reimbursed for any excess rent you’ve paid.

Please note: The six-month deadline is strict. If you're late, this option will be permanently forfeited.

Is your lease longer than six months? In that case, you’ll need to submit a rent reduction request to your landlord. If the landlord doesn’t respond or rejects the request, the Rent Commission will make the decision. Your rent will be reduced starting from that point, but you won’t receive any refund for the period prior to that.

Exception: a short-term lease signed before July 1, 2024. Do you have a temporary lease of up to two years that was signed before July 1, 2024? If so, the standard six-month deadline does not apply. You can submit the request as long as your lease is in effect, and for up to six months after the end date. If you move out before the date specified in your lease, your move-out date will apply. This exception does not apply to temporary leases signed on or after July 1, 2024.

You can read more about this in my article on claiming a refund for overpaid rent.

Both processes involve a procedure with requirements, deadlines, and documents. That’s exactly what I’ll take care of for you.

What happens if you leave it up to me?

I handle the case from start to finish. I review your file, choose the strategy that will yield the best results, draft the documents, and file the request within the deadline. I’ll handle communication with your landlord, prepare for the property inspection, review the Rent Commission’s investigation report, and submit a response to it. At the virtual hearing, I’ll speak on your behalf. If a ruling is issued, I’ll ensure that your landlord complies with it and that any overpaid rent is actually refunded to you.

There’s actually very little left for you to do: sign an authorization, submit your lease agreement and a few documents, have someone let the investigator in, and decide whether to accept a settlement offer—all with my advice.

I'll also keep you updated on the status of your case, even if nothing is happening for the time being. That's often the case with the Rent Commission.

Would you like to see the entire process step by step? You can find it under " How It Works."

Frequently Asked Questions

Do you already know that your rent is too high?

That way, you won't have to start over. Submit your rent check, and I'll take a look at it and let you know what your options are.