Rent Increase in the Netherlands 2026: Maximum Percentages & Legal Rules

In 2026, rents in the Netherlands will increase again. But unlike in some countries where landlords can double the price overnight, the Dutch government has set strict legal caps.

Depending on your contract type, your landlord is limited to a maximum increase of roughly 4% to 6% this year.

This guide explains exactly how much your rent can go up in 2026, when it happens, and what to do if your landlord ignores the rules.

1. The 2026 Rent Increase Limits at a Glance

The most important thing to know is which “sector” your apartment falls into. The rules are different for each.

Sector	Typical Rent (2026)	Max Increase 2026	Effective From
Social Housing	< €880–€930	4.1%	1 July 2026
Mid-Range (Middenhuur)	€933 – €1,228	6.1%	1 January 2026
Free Sector (Vrije Sector)	> €1,150+	4.4%	1 January 2026

Note: These are maximums. Your landlord can choose to apply a lower percentage (or none at all), but they cannot go higher.

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2. Which Sector Are You In?

Before checking the percentage, confirm your category.

Social Housing (Sociale Huur)

• Rent: Typically below the liberalisation threshold (approx. €880 in 2026, varies by year).
• Points: Your home is valued according to the Woningwaarderingsstelsel (points system).
• Allowance: You might be eligible for huurtoeslag.

Mid-Range (Middenhuur)

• Rent: Roughly between €933 and €1,228.
• Status: This is a regulated “middle” segment designed to protect tenants who earn too much for social housing but can’t afford expensive free-sector homes.
• Check: Look for the term “middenhuur” in your contract or property description.

Private / Free Sector (Vrije Sector)

• Rent: Usually above €1,150 (when the contract started).
• Contract: Often mentions “liberalised rental” or “vrije sector”.
• Rules: Historically had fewer protections, but in 2026, they are strictly capped too.

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3. Social Housing: Max 4.1% (From July 1)

For most social tenants, the rent can go up by 4.1% starting July 1, 2026.

Exceptions:

1. Very Low Rents: If your rent is extremely low (e.g., ~€300), your landlord may raise it by a fixed amount (e.g., €25) instead of a percentage.
2. High Income Surcharge: If you earn above a certain income threshold, your landlord can apply a higher “income-related rent increase” (inkomensafhankelijke huurverhoging). This is designed to encourage high-earners to move out of social housing.

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4. Mid-Range & Free Sector: Max 6.1% and 4.4% (From Jan 1)

For contracts in the private market, the rules apply from January 1, 2026.

Mid-Range (Middenhuur): Max 6.1%

This cap is higher (Wage growth + 1%) because wages rose faster than inflation recently. The government allows this higher cap to encourage investment in mid-range housing.

Free Sector: Max 4.4%

This feels counterintuitive, but “free sector” tenants actually have a lower cap (4.4%) than mid-range tenants this year.

• The Formula: The cap is the lower of Inflation or Wage Growth, plus 1%.
• Your Contract Clause: Even if your contract says “Inflation + 5%” or “Fixed 10% increase”, the law overrules it. The maximum is 4.4%, period.

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5. Is Your Rent Increase Legal? A 3-Step Check

If you receive a letter proposing a rent increase (huurverhogingsvoorstel), don’t just pay it. Check these three things first:

Step 1: Check the Percentage

Is it below the legal limit for your sector?

• Social: 4.1%
• Mid-range: 6.1%
• Free sector: 4.4%

Step 2: Check the Date

• Social housing increases usually start July 1.
• Private sector increases can start January 1 (but can only happen once every 12 months).

Step 3: Check the Notice Period

Your landlord must notify you in writing regarding the increase. If they just quietly adjust the direct debit without a formal letter, it may be invalid.

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6. What To Do If The Increase Is Too High

If your landlord proposes an illegal increase, you do not have to accept it.

For Social & Mid-Range Tenants

1. Object in writing: Send a letter/email stating the increase exceeds the legal maximum.
2. Go to the Huurcommissie: If the landlord insists, you can start a procedure with the Rent Tribunal. They can rule the increase illegal and lower your rent.

For Free Sector Tenants

1. Formal Objection: Write to your landlord: “The proposed increase of X% exceeds the statutory maximum of 4.4% for 2026. I agree to an increase of 4.4%.”
2. Legal Help: If they refuse, contact Juridisch Loket (free legal advice) or a tenancy lawyer. The law is firmly on your side in 2026.

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7. Housing Allowance (Huurtoeslag)

Good news: In 2026, the rules for huurtoeslag have been relaxed. The cap on eligible rent has changed, meaning more people—even those with slightly higher rents—might now qualify.

If your rent goes up, check if you are now eligible for the allowance. It could offset the cost of the increase.

Bottom Line: The Dutch system protects you against extreme price hikes. Know your sector, check the percentage, and never pay more than the law allows.