Energy label and WWS rental points: how many points does your label give?
Since the Affordable Rent Act, your energy label determines not only whether you may rent out, but also how much rent you may charge. The label is one of the most heavily weighted parts of the housing valuation system (WWS). For a single-family home, the difference between label G and label A is a full 56 rental points. We explain how many points each label gives and how to get more out of it.
💡 Landlord? Arrange a registered energy label — mandatory and decisive for your maximum rent.
Energy label for rentals →Since the Affordable Rent Act, your label sets your rent
The Affordable Rent Act (Wet betaalbare huur) applies since 1 July 2024. It has made the WWS (the points system) binding for all rental homes up to and including 186 points. The total number of points determines the category your home falls into:
- Up to 143 points — social housing.
- 144 to 186 points — mid-market rent (regulated).
- From 187 points — free sector.
Since that law the energy label counts more heavily: good labels deliver plenty of points, poor labels give minus points. This is how the government encourages landlords to make their homes more sustainable.
How many WWS points does your energy label give?
The number of points depends on the label class and the property type. A single-family home gets slightly more points than an apartment (multi-family) for the better labels. This is how it works for a self-contained home from 40 m²:
| Energy label | Single-family | Apartment |
|---|---|---|
| A++++ | 62 points | 58 points |
| A | 41 points | 37 points |
| C | 22 points | 15 points |
| E | −4 points | −4 points |
| F | −9 points | −9 points |
| G | −15 points | −15 points |
A selection from the points table (self-contained home ≥ 40 m²). Source: Dutch government. National, provincial and municipal monuments have no minus points for E, F or G.
What does that mean for your rent? A worked example
Say you have a single-family home that, without the energy label, comes to 140 points. With label G (−15) you drop to 125 points — well within social housing. Upgrade the home to label A (+41) and you reach 181 points, putting you in mid-market rent. That is a jump of 56 points, and every point counts towards the maximum permitted rent.
Because the maximum rent per point is indexed annually, you calculate the exact amount with the Rent Tribunal's rent check. The message is clear: with a poor label you leave money on the table every month as a landlord.
How to increase your rental points (and your rent)
You gain rental points by improving your energy label. The most rewarding steps:
- 🧱 Insulation (roof, facade/cavity, floor) — often the biggest label jump per euro.
- 🪟 HR++ or triple glazing — less heat loss through the windows.
- ♨️ (Hybrid) heat pump — more efficient heating weighs heavily.
- ☀️ Solar panels — often improve the label by 1 to 2 classes.
If your home is just below a points threshold (for example at 141 points), a single targeted step can be enough to reach a higher category. In our blog improve your energy label: from D to A you read exactly which measures deliver what. After the upgrade you record the higher label with a new, registered energy label — otherwise your old class (and so your old points total) stays in place.
An energy label is mandatory when renting out
Apart from the points: for every new tenancy you are required to have a valid, registered energy label and give a copy to your tenant. If it is missing, the ILT enforces with a fine of € 515 (individual) or € 1,030 (legal entity) per home, rising to € 9,000 for professional landlords. More on our page energy label for rentals and in the blog when is an energy label required?.
Frequently asked questions
How many WWS rental points does my energy label give?
It depends on the label class and the property type. For a self-contained home from 40 m² it ranges from 62 points for label A++++ (single-family) to 15 minus points for label G. Label A gives 41 points (single-family) or 37 (multi-family), label C gives 22 or 15 points, and labels E, F and G give 4, 9 and 15 minus points respectively. Monuments have no minus points.
What is the Affordable Rent Act and what changes for landlords?
The Affordable Rent Act applies since 1 July 2024. The WWS has been made binding for all rental homes up to and including 186 points: up to 143 points is social housing, 144 to 186 points is mid-market rent. The energy label counts more heavily since then: good labels deliver more points (and thus a higher permitted rent), poor labels give minus points.
How much difference is there between label G and label A in rental points?
For a single-family home the difference between label G (15 minus points) and label A (41 points) is a full 56 WWS points. Because every point counts towards the maximum permitted rent, that can be the difference between social housing, mid-market rent and the free sector.
Does the energy label count differently for an apartment than for a single-family home?
Yes, for the better labels it does. A single-family home gets slightly more points than a multi-family home (apartment) at the same label class: label A++++ gives 62 points for a single-family home and 58 for an apartment. For labels E, F and G the minus points are the same for both property types.
How do I increase my rental points and maximum rent?
By making your home more sustainable the energy label rises, and with it the number of WWS points and the maximum rent. Think of roof, facade and floor insulation, HR++ or triple glazing, a (hybrid) heat pump and solar panels. If you are just below a points threshold, a small step can already pay off. After the upgrade you record the higher label with a new, registered energy label.
Do you also provide the full WWS rental points assessment?
Yes. Besides the energy label we make the full housing valuation: we count all WWS points (energy label, floor area, facilities, outdoor space, WOZ value and more) and calculate your maximum rent. The price is on request and cheaper in combination with the energy label.
Read also
- Energy label & WWS rental points when renting out (service)
- Improve your energy label: from D to A
- When is an energy label required? Rules and fines
- What does an energy label cost in 2026?
An energy label for your rental home?
We provide a registered energy label from € 220 and — if you wish — the full WWS rental points assessment with your maximum rent. Just below a points threshold? Then we think along about the cheapest step up. We are BRL 9500-MWA-W certified, member of AVEPA and register directly in EP-online.