Overpaying Rent in Groningen? Here’s What You Can Do
Overpaying Rent in Groningen? Here’s What You Can Do
Understanding tenant rights and rent regulations in the Netherlands
Finding accommodation is difficult. With the housing crisis still in full swing, hundreds of people can be on the hunt for a place to live, all competing for an average apartment for abysmal prices. Despite how it may seem, tenants have very strong rights in the Netherlands which will protect them from exploitative landlords and illegal evictions. There are strict regulations governing the maximum rent that landlords can charge tenants, depending on factors like the size and quality of the accommodation.
These regulations apply to properties in the private rental market. Unfortunately, many landlords take advantage of tenants, especially students who may not be aware of these regulations. They often charge rents that far exceed the legal limits, sometimes even three to four times higher, particularly in bigger cities.
Although all the information is publicly available on sites like Huurcommissie and Gemeente Groningen, most people do not know that they can submit their living spaces for rent re-evaluation.
Puntenstelsel, (or point evaluation, official name Woningwaarderingsstelsel,) rates the quality of a rental property and gives it a certain amount of points. These points can later be used to calculate the maximum price a landlord can charge for his service. The amount of credits is based on a few factors:
surface
amenities
energy efficiency
WOZ value (estimated value of the property)
It's important to note that the higher the quality of a rental property, the greater the number of points it can accumulate, and the higher the potential price that can be charged. The score can be calculated by the tenants themselves, and it is strongly recommended that every tenant checks the rental contract thoroughly before signing it.
However, these results are not binding, and just a reference point to help you decide whether it is worth pursuing the process of rent reduction. To officially qualify for a rent reduction, you need to pay 25 euros to the Huurcommissie.
They will measure and calculate your space to derive a final base rent that landlords are obligated to match and reimburse the amount they have overcharged, and adjust the rent price going forward. If they fail to do so, you will have all the legal evidence to report them or take them to court.
While it is a finicky procedure, it opens up many doors for tenants and it pays off knowing your legal rights.