Rent Increase 2026: Maximum Percentages and Your Rights as a Tenant

The annual rent increase affects millions of tenants across the Netherlands. In 2026, three different maximum percentages apply: for social housing, mid-range housing (middenhuur), and the private sector. This article explains exactly what the rent increase means for your situation, the rules per sector, and how to object if your increase is incorrect. Updated March 2026.

What is the maximum rent increase in 2026?

The government sets the maximum rent increase annually. The calculation differs by sector: for social housing, it is based on the 3-year average inflation rate plus 0.5 percentage points. For the private sector, it is the lower of inflation or wage growth plus 1 percentage point. These are ceiling percentages — your landlord may always charge less, but never more.

Social housing, mid-range and private sector: what are the differences?

Sector	Maximum increase 2026	Calculation	Effective date	Points system
Social housing	4.1%	3-year avg. inflation + 0.5 pp	July 1, 2026	Up to 143 points
Mid-range (middenhuur)	6.1%	CAO wage growth + 1 pp	January 1, 2026	144-186 points
Private sector	4.4%	Lower of inflation or wages + 1 pp	January 1, 2026	187+ points
Low rent (< EUR 350)	Max. EUR 25 flat	Fixed amount instead of percentage	July 1, 2026	Social housing

The private sector maximum is calculated using the CPI inflation from December 2024 to December 2025 (3.4%), which was lower than CAO wage growth (5.1%). Therefore: 3.4% + 1% = 4.4%. For mid-range housing, wage growth is the determining factor: 5.1% + 1% = 6.1%.

Income-dependent rent increase: who pays more?

The income thresholds for 2026 are as follows:

Household type	Income up to	Additional increase
Single person	EUR 59,504	None (standard increase only)
Single person	EUR 59,504 - EUR 70,149	EUR 50 extra
Single person	Above EUR 70,149	EUR 100 extra
Multi-person	EUR 68,858	None (standard increase only)
Multi-person	EUR 68,858 - EUR 93,531	EUR 50 extra
Multi-person	Above EUR 93,531	EUR 100 extra

Note: for household members under 23, a deduction of EUR 26,819 applies to their income. The income-dependent surcharge cannot be stacked with the regular increase — you receive whichever results in a higher amount. This surcharge applies only to independent social housing units, not to rooms, caravans, or caravan pitches.

When does the rent increase take effect and how are you notified?

The timeline for social housing:

1. By May 1, 2026 — Landlord sends written rent increase proposal
2. July 1, 2026 — Effective date of the rent increase
3. Until November 1, 2026 — Deadline to file an objection with the Huurcommissie

The rent increase proposal must include the following information:

• The current rent and the new rent amount
• The increase percentage or fixed amount
• The effective date of the increase
• For income-dependent increases: the income statement from the Tax Authority
• Instructions on how to file an objection

For private sector rentals, the increase often happens automatically through an indexation clause in the lease. The increase may never exceed the legal maximum of 4.4%. If your lease does not contain an indexation clause, the landlord cannot unilaterally raise the rent.

How do you object to a rent increase?

Steps to object:

1. Check the proposal — Is the current rent amount correct? Is the percentage within the maximum (4.1% social, 6.1% mid-range, 4.4% private)? Is the effective date stated correctly?
2. Send a written objection to your landlord — State in writing that you do not agree and explain why
3. File a request with the Huurcommissie — This can be done online at huurcommissie.nl or by post. The fee is EUR 25
4. Wait for the ruling — The Huurcommissie will issue a decision. If you win, any overpaid amount will be refunded

During the objection process, you continue paying the old rent. Your landlord cannot terminate your lease for filing an objection — this applies to both social and private sector rentals (until May 2029).

What counts as an unreasonable rent increase?

Situations where you have strong grounds for objection:

• Percentage above the maximum — More than 4.1% (social), 6.1% (mid-range), or 4.4% (private) is unlawful
• Property defects — In cases of serious deferred maintenance, the Huurcommissie can even lower the rent
• Invalid proposal — Wrong amounts, missing effective date, or late notification
• More than one increase per year — Rent may only be increased once every 12 months
• Higher than the lease allows — For private sector rentals, the increase may never exceed what is specified in the indexation clause, even if the legal maximum is higher

Verify your rent increase

You can verify your rent increase using the rent increase check tool at checkhuurverhoging.nl. Enter your current rent, sector, and proposed increase to see whether it falls within the legal limits.

What can you do if your rent becomes unaffordable?

Beyond filing an objection, you have additional options:

• Request a rent assessment — Have the Huurcommissie evaluate whether your rent is proportionate to the quality of the property using the points-based rating system (woningwaarderingsstelsel)
• Check housing allowance eligibility — If you rent in the social sector and your income has decreased, you may qualify for huurtoeslag (housing benefit). The rules have been simplified as of January 1, 2026
• Search for affordable alternatives — RentBuzz searches over 1,000 rental platforms across the Netherlands daily, including in Amsterdam and other major cities. Set up a search profile and get instant notifications when a home within your budget becomes available

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