Rent increases in 2026: the rules per segment

As a landlord in the Netherlands you cannot raise the rent without limits. Since the Affordable Rent Act (Wet betaalbare huur), every segment has a legal cap, reset annually by the government. Which cap applies to your property depends on its point score under the housing valuation system (WWS).

The three segments

• Social housing (regulated). The maximum is set annually and linked to wage development. For reference: in 2025 it was 5% for most regulated rentals.
• Mid-market (middenhuur). Also regulated since the Affordable Rent Act. The cap is linked to collective wage growth plus 1 percentage point (7.7% in 2025).
• Free sector. The annual increase is capped at the lower of inflation + 1 point or wage growth + 1 point (4.1% in 2025).

The current year's percentages are always published on rijksoverheid.nl — check them before announcing any increase, as they change every year.

The ground rules

• One increase per 12 months. An interim increase is only allowed after property improvement (renovation).
• Indexation clause. In the free sector you raise rent based on the indexation clause in the contract. Without a clause, you can only propose an increase the tenant must accept.
• Notice. In the regulated segment you send a written proposal at least two months before the effective date, stating the old and new amounts and the percentage.
• Above the cap is void. An increase above the legal maximum is unenforceable; the tenant can go to the Rent Tribunal (Huurcommissie).

Which segment is my property in?

The point score determines the segment — not the rent you currently charge. Count your property's points (floor area, WOZ value, energy label, amenities) to see which category it falls in. A property let as "free sector" that scores in the mid-market range is simply regulated, with all the consequences for maximum rent and increases.

Use our rent increase checker to see the maximum increase for your situation.

In short

One increase per year, the cap depends on the segment, and the segment depends on the points. Announce in writing, on time, and verify the current percentages each year.

Note: this is general information, not legal advice. The maximum percentages are reset annually — verify the current figures on rijksoverheid.nl.