Energy labels and renting out: obligations and impact on your rent

For Dutch landlords the energy label has grown from a formality into a factor that is directly worth money. It is mandatory when letting, and since the Affordable Rent Act it weighs heavily in the points system — both positively and negatively.

When is a label required?

For every new tenancy you must have a valid energy label and provide it to the tenant. The label must also be stated in the listing. A label is valid for ten years and is issued by a certified adviser who inspects the property. Letting without a valid label can result in a fine.

The label in the points system

In the housing valuation system (WWS), a good energy label earns extra points and a bad label costs points:

• Good labels (A and above) earn significant extra points — and thus a higher maximum rent in the regulated segment.
• Poor labels (E, F, G) incur point deductions since the Affordable Rent Act. A property with a poor label can drop into a lower segment, with a lower maximum rent.

For properties near the segment thresholds, the label can literally make the difference between free sector and regulated mid-market.

Sustainability: cost vs. return

Upgrades (insulation, HR++ glazing, heat pump) pay off for landlords in several ways:

1. More WWS points → higher maximum rent or keeping the free-sector status.
2. Higher property value at sale.
3. Lower energy costs — relevant for inclusive rentals and lettability.
4. Subsidies for landlords are periodically available; check the current schemes via RVO.

After property improvement you may also propose an extra (interim) rent increase, separate from the annual one.

European plans

At the European level (EPBD directive) minimum energy performance requirements for homes are being developed. The exact Dutch implementation and dates are not yet fixed, but the direction is clear: poor labels are becoming less and less tenable in the rental market.

In short

Make sure your label is valid and shown in listings, know the effect of your label on your point score, and when upgrading, count both the points and the value. Record the label and point count in your records — in Lentano you register the point score per property.

Note: this is general information. Points and rules are adjusted periodically — check the current WWS tables at the Rent Tribunal (Huurcommissie).