Rent Price Points System in Amsterdam: How It Works
The **rent price points system** regulates the maximum rent price for social housing in Amsterdam. This system protects tenants against excessively high rents in an expensive city like Amsterdam, while housing associations such as Ymere or De Key recoup their investments. Points are awarded based on living space size, location (e.g., Centrum vs. Zuidoost), year of construction, and luxury amenities. In this article: how it works, your rights, and action in case of exceedance.
What Does the Points System in Amsterdam Entail?
The system is legally anchored in the **Maximum Rent Act (Wmh)** and the **APV of Amsterdam**. Housing associations may not rent above the points-based maximum rent. Important factors:
- Size (rooms, m²)
- Location (Centrum, West, Nieuw-West, etc.)
- Year of Construction (pre-1990 vs. recent new builds)
- Amenities (central heating, HR++ glazing, balcony, storage)
- Housing Type (apartment, terraced house, portico flat)
Total points × rate per point = maximum rent. In Amsterdam, a higher points rate often applies due to urban pressure.
Legal Basis in Amsterdam
- **Maximum Rent Act**: National maximum for housing association properties under €879.66 (2024).
- **APV Amsterdam**: Local points table and rates, consult amsterdam.nl.
Example Points System Amsterdam
Take a **3-room apartment** in **Amsterdam-West** with central heating, elevator, and balcony:
| Feature | Points | Details |
|---|---|---|
| 3 rooms (65 m²) | 45 | Standard apartment |
| Location (West) | 35 | Popular neighborhood |
| Central heating + insulation | 12 | Energy label B |
| Elevator + balcony | 18 | Extra comfort |
| Total | 110 | - |
At Amsterdam rate of approx. €7.50/point: 110 × €7.50 = €825/month (excl. service charges). Above €879? Then not social housing.
Your Rights and Obligations in Amsterdam
Tenants have strong protection in Amsterdam due to high demand.
Rights as Tenant
- Transparent Calculation: Ask your housing association for the points overview.
- Rent Reduction: In case of exceedance, you can go to the District Court of Amsterdam, Parnassusweg 220 within 6 months after the rent commences.
- Free Advice: Start at Juridisch Loket Amsterdam, Vijzelstraat 77 for verification.
Obligations
- Check the tenancy agreement upon signing.
- Pay on time; arrears may lead to eviction.
What to Do If the Rent Is Too High in Amsterdam?
- Calculate yourself via Huurpunt.nl or housing association tool.
- Send a notice of default with points calculation.
- No response? Summons via District Court of Amsterdam (Parnassusweg 220).
- For help: Juridisch Loket (Vijzelstraat 77, tel. 020-5338430).
Tip: In Amsterdam-West or Centrum, often higher points due to location. Always seek legal advice!