Renting Out Your Home in Amsterdam in 2026: A Landlord Guide
Last updated: October 2026 · Written by Erdal Aydın, founder of Amsterdam Property Renting
Short answer: To rent out a home in Amsterdam in 2026, first calculate its points under the national points system (WWS). The points decide the maximum rent you may charge. Then use the right contract, which in most cases is an open-ended one. Select tenants with written, non-discriminatory criteria, take a deposit of no more than two months’ basic rent, and record the home’s condition at check-in. Get these four things right and your rental will hold up if the municipality or the Huurcommissie checks it.
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1. Calculate your points first
Every self-contained home in the Netherlands gets points under the woningwaarderingsstelsel (WWS). Points come from floor area, energy label, kitchen and bathroom, outdoor space and the WOZ value, among other things. Since the Affordable Rent Act (Wet betaalbare huur) took effect on 1 July 2024, the points decide which of three segments your home falls into:
| Points (2026) | Segment | What it means for the rent |
|---|---|---|
| Up to 143 | Social rent | Maximum rent set by the points, up to €932.93 a month |
| 144 to 186 | Mid-rent (middenhuur) | Maximum rent set by the points, up to €1,228.07 a month |
| 187 or more | Free sector | No maximum rent; you agree the rent with the tenant |
These limits apply from 1 January 2026 and are indexed every year.
Why it matters: if you charge more than the points allow, the tenant can have the rent lowered, and the municipality can act on its own. Amsterdam enforces actively: in July 2026 the city made one landlord lower the rent of 350 apartments in a single building within four weeks. Under the city’s fine policy, a repeat violation within four years is fined more heavily, and the city can publish the landlord’s name.
Good to know: small improvements can move a home into a higher segment. A better energy label, a renovated kitchen or bathroom, or correctly measured floor area often add points. That is why we always look at ways to raise the score before setting the rent.
Let us calculate your points
We check your floor area, energy label and WOZ value, and show you how to raise the score before you set the rent.
2. Choose the right contract
Since the Fixed Rental Contracts Act (Wet vaste huurcontracten) took effect on 1 July 2024, an open-ended contract is the rule. A tenant on an open-ended contract can only be asked to leave on the grounds listed in the law, so the contract you sign on day one matters.
A temporary contract is only possible in limited cases, for example:
- Diplomatic clause: you live in the home yourself, go abroad for a period and intend to return.
- Specific tenant groups: for example, students moving to Amsterdam from another municipality, under strict conditions.
- Vacancy Act (Leegstandwet): with a permit from the municipality, for example while a home is for sale.
- Short stay: only when the stay is short by nature, such as holiday rental, which has its own Amsterdam rules.
Using a temporary contract where it is not allowed means the tenant can treat it as open-ended. If you expect to need the home back, discuss it before you advertise.
Which contract fits your situation?
Tell us your plans and we will advise you on the right contract before you advertise.
3. Select tenants fairly and transparently
The Good Landlordship Act (Wet goed verhuurderschap) applies to every landlord and every agent. In practice:
- Set written selection criteria (income, references) and apply them to every applicant.
- Never select or advertise on nationality, origin, religion, gender, age or similar grounds. Phrases such as “expats only” or “no students” are not allowed.
- Take a deposit of at most two months’ basic rent, and return it within 14 days after the tenancy ends (30 days if there is damage to settle).
- Give the tenant written information about the rent, service costs, deposit and contact person.
- An agent may not charge both sides for the same rental. If the agent works for you as the owner, the tenant may not be charged a fee for that home.
4. Document everything
A rental holds up when the file is complete. Keep the points calculation, the energy label, the listing, the selection criteria, the signed contract and a check-in report with photos of the home’s condition. If there is ever a dispute about rent, deposit or damage, this file is your evidence.
What may change next
Several proposals could affect landlords. None of them is law yet:
- Points system adjustments: in April 2026 the government proposed changes that are largely favourable to owners, such as giving the WOZ value more weight and adding points for small homes in historic buildings.
- Appropriate Rental Contracts Act (Wet passende huurcontracten): a draft bill, consulted on in summer 2026, that would widen temporary contracts for students and migrant workers and cap short stay at 30 days.
- Energy labels: under a draft decree, rental homes would need at least energy label D from 1 January 2029.
We update this guide when rules change.
How we can help
Amsterdam Property Renting has rented out and managed more than 1,000 homes across the Netherlands since 2019. We start every rental with the points calculation and the contract type, then market your home in Dutch and English to a large audience. In peak season, a well-priced home can be rented out within 24 hours.
Rent out with confidence
Ask for a free rent check: your points, the legal maximum rent, the contract you can use and three ways to raise the score.
Renting out in Amsterdam: frequently asked questions
Can I still offer a fixed-term contract in Amsterdam?
Only in specific cases, such as the diplomatic clause, certain student contracts or a Vacancy Act permit. In all other cases the contract is open-ended.
How do I know my home’s maximum rent?
Calculate its WWS points. The Huurcommissie offers an official calculator, or we can do it for you as part of a free rent check.
What happens if my rent is too high?
The tenant can ask the Huurcommissie to lower it, and the municipality can enforce on its own initiative, with fines that rise for repeat violations.
Who pays the agent?
The party the agent works for. If you hire an agent to rent out your home, you pay the fee, and the agent may not also charge the tenant for that rental.
How much deposit can I ask?
At most two months’ basic rent.
This guide gives general information, not legal advice. Rules can change; always check your specific situation.
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