Published: July 2026 · Reading time: 6 min

Paying too much rent because of a wrong energy label?

Since the Affordable Rent Act, your energy label largely determines your maximum rent in the Netherlands. A wrong or outdated label can therefore cost tens of euros a month — against you as a tenant, or as lost rent for the landlord. This article explains how the label sets your rent, how to check whether your rent is correct, and what changed at the Rent Commission (Huurcommissie) on 1 July 2026.

How does your energy label set your maximum rent?

Since the Affordable Rent Act (1 July 2024) the housing valuation system (WWS) is binding: the number of points determines the maximum rent for a home. The energy label counts heavily in it. For a self-contained home:

• ✅ A good label (A and above) earns plenty of points — and therefore a higher permitted rent.
• ❌ Labels E, F and G cost minus points: 4, 9 and 15 respectively.

The difference between a poor and a good label can run to dozens of WWS points. And because every point counts towards the maximum rent, a wrong label feeds straight through into what you (may) pay. The full points table per label class is in energy label and WWS rental points.

When does your energy label no longer match?

A label can stop matching the actual home for several reasons:

• 🕒 Outdated — the home was insulated, HR++ glazing or a new boiler/heat pump was fitted after the last inspection, but the label was never updated. In reality the home scores higher.
• 📉 Assessed too low — during the inspection, insulation measures were not counted because there was no proof (invoices), so unfavourable standard values were used.
• ❔ No valid label — without a registered label there is no objective way to establish how many points the home should get.

In all these cases the rent may have been set too high or too low. A new, correct label puts that right.

Am I paying too much rent? How to check

Not sure whether your rent is correct? Work through these steps:

• 1️⃣ Ask for the points breakdown from your landlord — they must be able to substantiate the rent.
• 2️⃣ Check the breakdown with the Rent Commission's Huurprijscheck. Pay particular attention to the energy label and the WOZ value — these most often cause a rent that is too high.
• 3️⃣ Label wrong? Have a current, registered energy label drawn up, so the points count is based on the correct class.
• 4️⃣ Can't resolve it with the landlord? You can propose a rent reduction and, if necessary, take the case to the Rent Commission.

What changed at the Rent Commission on 1 July 2026?

The Rent Commission's new policy books (from 1 July 2026) contain an important change. In a rent reduction procedure, the Rent Commission can now also take into account an energy label registered after the reference date of the procedure.

The condition is that the label reflects the actual state of the home on that reference date — so no improvements affecting the label may have been carried out between the reference date and the registration. Previously, a label registered later fell outside the assessment. Note: this applies specifically to rent reduction procedures, not to setting the initial rent.

And if you are a landlord?

This cuts both ways. For landlords:

• 💶 A label that is too low or outdated costs you rental points — and therefore maximum rent you leave on the table month after month.
• 🛡️ A current, correct label protects you — it prevents a tenant from successfully forcing a rent reduction based on an incorrect assessment.
• 📈 After upgrading, a new label pays off — the higher class immediately delivers more WWS points. More in energy label requirements for landlords.

Hollands Duurzaam produces the official energy label and, on request, carries out the full WWS rental point count, so you know exactly which rent fits the home.

Frequently asked questions

Can a wrong energy label affect my rent?

Yes. Since the Affordable Rent Act the energy label counts heavily in the housing valuation system (WWS), which sets the maximum rent. A label that is too low or outdated gives fewer points (or minus points for E, F and G) and therefore a lower permitted rent than the home deserves. If the label does not match the actual situation, the rent may have been set too high or too low.

How do I check whether I am paying too much rent?

Ask your landlord for the full points breakdown and check it with the Rent Commission's Huurprijscheck. Pay particular attention to the energy label and the WOZ value: these are the parts that most often cause a rent that is too high. If the label is wrong, have a current, registered energy label drawn up.

Does a new energy label count in a rent reduction case?

Since 1 July 2026 the Rent Commission (Huurcommissie) can, in a rent reduction procedure, also take into account an energy label registered after the reference date of the procedure. The condition is that the label reflects the actual state of the home on that reference date, so that no improvements were carried out between the reference date and the registration.

What does a new, correct energy label cost?

At Hollands Duurzaam an official energy label costs from € 220 (apartment from € 275), including the property inspection, calculation according to NTA 8800 and registration in EP-online. On request we also carry out the full WWS rental point count, so you know exactly which rent fits the home.

I am a landlord: what is the benefit of a correct label?

A label that is too low or outdated costs rental points and therefore maximum rent you leave on the table. Conversely, a current, correct label prevents a tenant from successfully forcing a rent reduction. A new label after upgrading proves the higher class and immediately delivers more WWS points.

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