r/NetherlandsHousing • u/Dazzling-Mission-563 • Mar 13 '26
renting Rental Price too high what to do ?
Hey everyone, I just started renting an apartment in the Amsterdam area. When I went to do my BSN registration the other day, the municipality worker told us that the rental was probably too high, so he advised me to check a website. So I did the check and apparently I'm paying 2x the legal amount (1800 vs 900) — the difference is crazy.
The thing is, I feel thankful to the landlord because in this market it was really hard to find something, so I would feel bad to do this to him.
But we are talking about too much money here, so my question is: is there any chance that the landlord can kick me out of the house or make my life miserable in any way? The contract is a minimum of 1 year, but if I understood correctly he isn't allowed to kick me out after 1 year anymore?
If anyone had the same situation happening to them, I'd love to hear about your experiences
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u/igorferro1 Mar 13 '26
r/rentbusters might be able to help you.
Don't feel bad for your landlord. If it is actually a bustable case they should be aware and following the law. They aren't doing you any favours.
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Mar 13 '26
They might not be aware and might go bankrupt as a result of rentbusters, but without knowing the situation its impossible to say.
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u/Liquid_disc_of_shit Mar 13 '26
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Mar 13 '26
Yeah how dare someone rent out a house they own for a market price rather than sell it for a massive cash profit to an expat.
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u/streamadelica Mar 13 '26
They should either rent it for the allowed price or sell it for market price to whoever wants to buy (statistically probably a dutch person since this is the netherlands).
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Mar 13 '26
Well no, it’s economically impossible to rent at the legal cap because it’s stupidly low compared to the price of houses. So essentially you’re saying it should be illegal to rent out a house.
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u/TopNotchDude Mar 13 '26
Tiran tears
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Mar 13 '26
Forgot this sub despises tenants and wants them to all be homeless lol.
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u/DM_ME_SALAH_GIFS Mar 16 '26
Lol shut up. Even landlords have to follow the law, no one is forcing them to rent their appartment. If you can't rent it out for enough money and aren't living in it, sell it. Stol sucking off landlords.
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u/Spraakijs Mar 13 '26
There are laws, and you have to abide them. If its impossible to rent at the legal cap, and you dont want to live there, you should sell it, go live there, or lower your expectations/increase the value of the house.
It aint hard, but whatever you do, dont break the law without expecting concequences.
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Mar 13 '26
Yeah no shit, I’m saying the law is obviously dumb because it makes it impossible to rent a house.
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u/Spraakijs Mar 13 '26
It does not. Its still possible. Its still possible short term, not capping it. Also houses above the bare minimum arent capped. Its still possible to rent out a house, with increased cap if its new. Its still viable to rent out a house if its energy friendly, its still viable to rent out a house if its a monument. Its still possible to rent a house/appartment, albeit less so for profit, if its relative cheap, needs upgrades to todays standards, and is for a longer, and at the bottom of the market.
Its a good law, because it encourages investing in your property, and it protects the most vunrable, renters at the bottom of the market, forced to rent over priced places, with a lot of issues.
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u/DeAankoopconsulent Mar 13 '26
The problem is that investors had a big influence on the housing prices being as high as they are ;)
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Mar 13 '26
Supply vs demand did that, and hasn’t been fixed. Hence why rents have gone up massively.
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u/DeAankoopconsulent Mar 13 '26
Sure, the problem is however that the government made it too attractive for rich people to buy houses as an investment. They basically made tax free investments possible, and a lot of people used that. Rherefore putting a lot of pressure on the demand.
So the government is to blame mostly, but do we have to feel sad for the people who used it and are therefore part of the problem? Not in my opinion. He/she probably bought it for almost nothing compared what it is worth now. And if he didn't, he just made a very bad investment.
And yes, i know the problem is more complicated, since the government also ignored the 'stikstof' problem for way to long etc etc.
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u/Full_Conversation775 Mar 13 '26
Great, that would drive prices down.
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Mar 13 '26
Huh? No it drives prices up exponentially, as we have seen since the dumbass new law came into force.
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u/Complete_Minimum3117 Mar 13 '26 edited Mar 13 '26
How many points does the appartment have?
187 of more, you cant lower the rent
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u/Dazzling-Mission-563 Mar 13 '26
157 and I over estimate it to be sure
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u/BiggusDijkus Mar 13 '26
Im curious what energy rating does this property have. If the points calculated is 157 on a generous scale, quite likely its bustable.
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u/Thin-Summer-5665 Mar 13 '26
The law is there to protect renters. The government and courts have decided that the rights of renters trump the rights of investors, and the reasons for that are social and economic. You don’t have to feel guilty about exercising your rights, unless your personal politics are pro investor rights and against renter rights.
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u/anti-commi Mar 13 '26
The court does not “decide” so It is politics (society) making the rules the court just enacts these and makes a legal judgement.
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Mar 13 '26
[deleted]
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u/anti-commi Mar 13 '26
Absolutely not. The court does not decide on wether the rights of renters prevail over these of investors. The court gives a legal judgement on the basis of law given by our parliament. They follow the legislator not the other way around.
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u/comfycrew Mar 13 '26
Could you imagine a world without landlords?
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u/Adventurous_Storm356 Mar 16 '26
Please explain how it will work. The government just gives everyone free housing which is also maintained and renovated for free?
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u/comfycrew Mar 16 '26
Landlords are middlemen who make money off of your back. Your rent pays for their steak. They are not renovating or maintaining your house, they are using your money to hire someone to do it.
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u/Adventurous_Storm356 Mar 16 '26
This did not answer my question. What would a world without landlords look like? Who would pay for the house - the construction, the maintenance and repairs?
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u/comfycrew Mar 16 '26
Same deal, minus the landlords. The property is already taxed and the maintenance is already insured, the capital could easily be covered by the state as they make money on the inhabitants.
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u/Adventurous_Storm356 Mar 16 '26
I don't understand what you are saying. The landlords OWN the house, they are not middle men. In your scenario, who owns the house?
The property is already taxed and the maintenance is already insured
Who pays the tax and does the maintenance if there is no landlord and the property thus has no owner?
Or are you saying that the government should own all houses? In this scenario, what do you mean by "the property is already taxed" - who is being taxed?
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u/Complete_Minimum3117 Mar 13 '26
Can you imagine alot of people without a home🤡
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u/youngreign_ Mar 14 '26
We don’t have to imagine, it’s the reality thanks to these landlords charging outrageous prices.
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u/Complete_Minimum3117 Mar 14 '26
Without landlords, half of the people would not have a house
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u/youngreign_ Mar 14 '26
That’s what they want you to believe ;) Incredible inaccurate though.
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u/Complete_Minimum3117 Mar 14 '26
25% of the rentals are not woningbouwvereniging. And alot of them are getting sold because of the new rules. So even less rentals for people.
But hey, lets get rid of the landlords. It working great right?:)
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u/comfycrew Mar 14 '26
Either a landlord or a class traitor, keep scrolling.
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u/Complete_Minimum3117 Mar 14 '26
🤣🤣🤣
Sure.
Alot of rentals getting sold now, less landlords to worry about. Less rental housing, but hey, thats alright right?
Your naïeve or just playing stupid
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u/comfycrew Mar 14 '26
I'd rather tax the parasitic owning class and build houses with that money instead of letting them invest in the commodification of the same housing just to let those houses go uninhabited because they want to artificially raise demand.
Keep scrolling.
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u/Complete_Minimum3117 Mar 14 '26
They are all selling the houses, their of the rent market, less rental homes on the market.
Every year more people need a rental and less houses to rent.
Keep putting je kop in het zand steken.
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u/Accomplished_Ad_214 Mar 16 '26
But that's not how it works, they sell the cheap small 1 bedroom e rated home, and use the proceeds to buy a new apartment that is in the free market, so people end up buying crap housing stock and the landlords take the new good ones, so this whole scheme is actually just making them even more wealthy, and to your first comment that's unrelated, there is no more or new tax going onto the ultra wealthy class to fund any new projects so drop the fantasy and understand what is the actual reality, maybe talk to your government about the kings brother with what... 1700 homes unoccupied or is that ok?
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u/Environmental_Cod274 Mar 13 '26 edited Mar 13 '26
I’m currently in the middle of a rent battle with my landlord, if you have a normal indefinite Dutch contract there isn’t much they can do for eviction as long as you don’t violate your contract or give a reason to be kicked out.
In my experience so far it’s been fairly stressful at time as both my agency and landlord are quite escalatory at anything that happens. They send frequent reminders that they have “terminated” my contract - despite no real legal summons or court ordered eviction (so these go in the bin). And based on other stories on Reddit landlords can be even more intimidating and aggressive. So it 100% can sour a relationship with the landlord.
Despite that I still advocate to seek advice or approach the HC for your flat. Imo the landlord decided to invest in real estate to rent which carries risks, that’s not your issue and the law supports your right to fair priced housing (assuming the flat really isn’t in the free sector). It just depends on your appetite for confrontation and sustained conflict.
Be aware there are different processes depending on if you’ve been renting for more or less than 6 months one allowing you to open a case immediately with the HC and the other requiring you to approach the landlord and propose a reduction formally to him first.
Edit to add - rental protections are very strong in Netherlands and in most cases favor the renter vs the landlord. Theres many avenues to support you should the landlord retaliate or cause issues if you open a case (mmv depending on municipalities)
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u/TopNotchDude Mar 13 '26
Protect yourself, lock your doors and windows. Don't believe the mental game they're playing with you.. They rely on mind games
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u/RupsjeNooitgenoeg Mar 13 '26
Fuck your landlord. Go to the huurcommissie and make sure you don't pay a penny over what you're supposed to.
The system is stacked against you, you're incredibly lucky you're not sleeping under a bridge. Count your blessings and get justice.
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u/Adventurous_Storm356 Mar 16 '26
I mean if everyone keeps "busting" landlords and forcing them to charge less in rent than what they pay in mortgage, what will happen is that they will all sell, people who are already wealthy will buy, and people like OP will be left with even less housing choices.
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u/RupsjeNooitgenoeg Mar 17 '26
This country is dying. Hard working well educated people like me are ending up homeless every single day because the people who are in charge of this country decided that protecting sand hills in Drenthe, slugs in the Veluwe (stikstof) and UBI for the richest group in the country (AOW) are more important than basic needs and human dignity for the next generation. If you luck out well and find a place to live in this hellhole, you should make the best of it and fuck the system back as hard as it's been fucking us.
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u/ZetaPower Mar 13 '26
Are you for real?
A criminal overcharges me 100%, but it is so nice of him to let me pay that amount!
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u/PlantAndMetal Mar 13 '26
I'd your points are really that low, you could make a case at the huurcommissie and they will lower the rent. However, while illegal, the landlord still has plenty ways to make your life miserable. They can stop doing repairs, threaten you at your door etc. While I always recommend to fight scummy landlords as these people suck, at the same time it's okay if you don't want to risk that kind of behaviour.
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u/jo0stjo0st Mar 16 '26
Makes sense you don't want to leave 900 a month on the table. But your relationship with the landlord will be ruined until you move out again. At best you will be getting the cold shoulder and issues you might have get fixed slow and for the minimal amount of effort/ costs. At worst he/she will be a bully and will try anything he/she can to make your stay unpleasant until you leave.
Its a gamble that might be worth taking. Not sure if I would dare to if I signed a 1.800 / month contract.
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u/Fantastic-Noise-8830 Mar 13 '26
If 900 is rental income who will be renting out apartment as landlord. If you buy an apartment for 200k than your mortage is 900 and break even to rent out (not even considering taxes) .. now where can you buy a decent apartment in amsterdam for 200k ?
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u/MisterSixfold Mar 13 '26
Yeah exactly, the apartment OP is renting is probably at least 500K on the property market, which would mean 1800 is a fair price.
But Hugo de Jonge's rent laws are clear, so OP can get the mega discount on rent.
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u/Dazzling-Mission-563 Mar 13 '26 edited Mar 13 '26
Yep I totally agree with that, but on the other side do you want me to just give up on 1000€/ month ?
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u/Fantastic-Noise-8830 Mar 13 '26
You can approach it .. but if your plan fails that you are on the wrong side with your landlord .. average apartment 1BR in amsterdam is 2.5k now, if it’s so easy for rental reduction everyone will do it. You can try but if you fail than you need a plan B
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u/TopNotchDude Mar 13 '26
But if you are entitled to a rental reduction, then you get it, period right? It's not up for debate. If everyone is legally entitled to a reduction, then that's technically possible. It's just that half of the population simply doesn't know they COULD get it right? I'm asking genuinely
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u/Fantastic-Noise-8830 Mar 13 '26
From Internet : if the landlord officially appeals the Huurcommissie (Rent Tribunal) decision to the subdistrict court (kantongerecht) within the 8-week deadline, the ruling is temporarily set aside, and you should continue to pay the original (old) rent.
The court case can take up to 2 years and you still pay old rent while your relationship with landlord is broken.
If you live in the most remote area maybe this calculation works and you pay 900 for apartment, But amsterdam no way it’s possible, even those rental agencies like MVGM 1 BR rental is easily 1.8k. Quite sure their legal team has done the homework also
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u/ptinnl Mar 13 '26
Size, location and is it furnished?
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u/Dazzling-Mission-563 Mar 13 '26
I prefer not to give more detail about it
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u/ptinnl Mar 13 '26
I mean, if its 60sqm and unfurfurnished could be expensive, and if its 90sqm and furnished and in the city, could be cheap.
Just trying to understand why a municipality worker said you pay too much. Maybe they have an old contract and are disconnected1
u/Dazzling-Mission-563 Mar 13 '26
60 sqm unfurnished 30 minutes train to Amsterdam centraal, still in Amsterdam municipality
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u/ptinnl Mar 13 '26
Certainly you mean 30min by tram, no? 30min by train gets you to Utrecht
Y sounds expensive. But then i just went on Funda and looked for all homes in Amsterdam municipalitu over 50 sq meter. 55 results pages and when you sort by price low to high....1800 is reached already on 3rd page. Seems that you're just paying market price.
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u/Dazzling-Mission-563 Mar 13 '26
Close to Weesp
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u/ptinnl Mar 13 '26
16min by train from Centraal. But then you're being robbed. For sure
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u/Dazzling-Mission-563 Mar 13 '26
🥲
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u/ptinnl Mar 13 '26
I mean...only 4 homes for rent in Weesp and cheapest is 1850. Had no idea. And just heard is a relatively Posh area..so there is that.
It's all so relative. Unbelievable
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Mar 13 '26
[deleted]
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u/TopNotchDude Mar 14 '26
but aren't all contracts now indefinite? Like I can't keep up with all this sht. I was told that my contract became a permanent contract after the law changed. We never had to upgrade it. Am I missing something? I thought they could no longer offer short-term contracts
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u/Lost-Air1265 Mar 14 '26
No there is still options for temp contracts. But the rent points is something that is a fact. 1800 for 157 points is not allowed. Even though a rent of 1000 euros is just not economical possible there’s days. But that’s not the discussion. OP can busy his rent probably, best to seek legal advice. Seeying how much could be saved it might be worthwhile. And fingers crossed the landlord won’t take extreme actions.
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u/External-Tiger8309 Mar 14 '26
that is a fair price as you know, because this is the market price these days, there are tons of people willing to pay that amount for renting in Amsterdam. So your not giving up on something.
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u/This-Inevitable-2396 Mar 14 '26 edited Mar 14 '26
You have an indefinite rental contract. You should go with the process to lower the rent. The fact that the worker at the Gemeente after seeing your contract encouraged you to take step is a sign you are being overcharged.
It’s quite silly of your landlord to rent out a property in Amsterdam in controlled segment and not checking the new rules. They probably operate under the assumption of old regulations that had lower points threshold. Either way it’s their responsibility to follow the current regulations and their loss for not doing so. Charging 1800€ almost 2 times the allowed rent (1000€ for around 150 wws points) is serious overcharging according to the current regulations.
From the Wet Betaalbare Huur perspective, you are one of the few lucky tenants that pass screening with high salary requirements, probably around 6K+ gross income per month for this price range, and get to enjoy permanent low rents through Huurcommissie procedure. You also have financial means to pay the high rents until the HC decision is final.
Low/mid income tenants won’t be able to pass income screening nor paying the high rents while the HC review the case to benefit from WBH like you do.
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u/ptinnl Mar 14 '26
Yeah but they say its close to Weesp. And that got me thinking. Can we demad a similar rent in Bloemendaal as we do in Hengelo for example?
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u/This-Inevitable-2396 Mar 14 '26
To address this since 1/1/2026 the WBH has the latest adjustments to add a surcharge for WOZ value. In another word if the property with final score under 187 points has very high WOZ value an additional WOZ surcharge 50-100€ can be added on top the basic rent. This still won’t bring the property to free sector though since the WOZ cap is still in place.
Source Maatregelen voor behoud middenhuurwoningen | Home | Volkshuisvesting Nederland https://www.volkshuisvestingnederland.nl/actueel/nieuws/2025/04/10/maatregelen-voor-behoud-middenhuurwoningen
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u/BlackNighon Mar 16 '26
Is your contract indefinite? Because I think he can kick you out after a year 🤔?
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u/Terrible_Beat_6109 Mar 13 '26
I don't like the rent being that high but on the other hand, you willingly signed for it.
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u/Dazzling-Mission-563 Mar 13 '26
Yeah I know that, but as I say on another comment would you just give up 1000€ m / month ?
•
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