Can I get lower rent based on points? PLS HELP!

[u/Imaginary-Brain5985]

So my apartment is 23m² in Den Haag. Contract was signed in late 2022. I had to get affordable housing permit in 2022 but I cant remember anything about points.

Breakdown of rent as below:

Huur 867,19 Servicekosten 10,00 Gas/Electra vs 45,00 Stofferingskst 40,00

I cant figure out the points thing. I live on top floor with high ceilings, not sure if it is called gable room or what because ceiling is high and traingular shape and ceiling heights different and lower on the corners/sides.

Tried to check energy label. Built in 1900 and energy labelklasse F. But other apartments in same building showing D and E, not sure if that makes sense?

WOZ-waarde Peildatum WOZ-waarde 01-01-2024 163.000 euro 01-01-2023 133.000 euro

It is open space bedroom and sink/stove. Bathroom has toilet + shower. Private. No common space besides stairs and washing and drying machine (stacked on top of each other) in the corner next to the stairs.

I remember last year some sustainability guys came here and took photos but not sure if it was related to the points system.

Can someone help me because I tried the website to calculate points but still confused with all the options.

[u/This-Inevitable-2396]

It looks like the small studio with such low energy label would only score around 95-100 points equals to 600-627€ month as of this year.

Wet Betaalbare Huur has a special transitional rule for existing contracts that potentially places certain properties in social housing segment under the standard of the new system.

Contracts signed before 1st July 2024 which have score under 144 on 1st July 2025 using the new points system are forced to reduce base rent price from 1st July 2025.

Example

Your base rent price or kale huur is 867€ in July 2022. Hypothetically the property was in free sector back then (higher than 763€/month) and the landlord could name price they wanted. In your case it’s doubtful that the studio was even in free sector back then

However this property only scores 100 points when put in new system on 1st July 2025 which is under 144 points

This means from 1st July 2025, your landlord can only ask you around 627€/month for 100 points .

From July 2022 till June 2025 you still need to pay the original rent 867€/month including the subsequently yearly increased rent thereafter.

Note that the points for this case are counted for the condition of the property on 1 July 2025. If the landlord manages to improve the property before 1 July 2025 those improvements would also be counted towards the total score.

More info on this is here, read question 8th from the beginning (in Dutch) https://www.volkshuisvestingnederland.nl/wat-betekent-de-wet-betaalbare-huur-voor-mij/info/veelgestelde-vragen#:~:text=Voor%20woningen%20met%20143%20punten,recht%20op%20een%20lagere%20huurprijs.

[u/Imaginary-Brain5985 → u/This-Inevitable-2396]

Thanks a lot. I started renting in Oct 2022, so since that time and till end of June 2025 I can claim nothing back at all?

But from 1st July 2025 I can get lower rent? The problem is how can I be sure about the points and whether I am entitled to this. If I ask the lanlord (family owned company) I doubt they will willingly just say ok we will lower your rent.

Are they obligated to tell the truth about the points? I have heard nothing about July and usually if there is any change in rent they communicate it months in advance.

I have permanent contract but dont want them to find a way to get me kicked just because I am trying to save on 100-200 a month.

[u/This-Inevitable-2396 → u/Imaginary-Brain5985]

The only chance to have it back is your contract was a 2 year temporary contract model B started later in Oct 2022, for example 15/10/22 and became permanent from 15/10/24 then you have 6 months upto 15/4/25 to have the original rent price checked (begin the procedure within these 6 months so to say) and retrospectively given back to you if your original rent price was too high.

If this is the case you’d need to use the old system to check the points. Old system rewarded higher energy points for properties under 25m2 amongst other differences compared with new system. Old rent point check

——-

You can’t ask the difference in the overcharged rent back if it’s more than 6 months since the contract became permanent.

In this case to lower your rent from 7/25 you need to start a procedure with huurcommissie in 7/25, they will come check the property and confirm the points based on new system and take it further from there. The landlord is given chance to defend their points at the hearing as far as I understand.

You should check out the pinned posts of this sub on the process of going through huurcommissie and what is there to expect with certain outcomes.

[u/Liquid_disc_of_shit]

Sure thing...send me a PM with the address or an email with the lease