WWS points: the Dutch housing valuation system
WWS points are the points from the woningwaarderingsstelsel — the Dutch housing valuation system that determines the maximum rent of a rental home. The more points, the higher the rent that may legally be charged. Since the Affordable Rent Act this points system is binding for most rental homes, and the energy label is one of its heaviest-weighing elements.
What is the housing valuation system?
The WWS assigns points to every element of a rental home. The most important elements:
- 📐 The usable floor area of rooms and other spaces.
- 🏷️ The energy label — worth dozens of points of difference (see the table below).
- 🍳 The kitchen: counter length and quality of the amenities.
- 🚿 The bathroom and toilet.
- 🌳 The outdoor space: garden, balcony or roof terrace.
- 🏠 The WOZ value (official property value) of the home.
The total determines the maximum rent ánd which rent category the home falls into.
Which rent categories exist?
Since the Affordable Rent Act (Wet betaalbare huur, 1 July 2024) the WWS is binding for all rental homes up to and including 186 points:
- Up to 143 points — social housing.
- 144 up to and including 186 points — regulated mid-market rent.
- From 187 points — free sector.
Note for landlords. If you charge more rent than the points allow, the tenant can enforce a rent reduction via the Huurcommissie (Rent Tribunal). A correct points count beforehand prevents that — and also prevents renting out too cheaply.
How many WWS points does the energy label earn?
The energy label weighs heavily. A good label earns a substantial number of points; a poor label (E, F or G) results in penalty points. For a self-contained home of 40 m² or more:
| Energy label | Single-family home | 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 count (self-contained home ≥ 40 m², source: Dutch national government). Listed monuments do not get penalty points for E, F or G. The difference between label G and label A is 56 points for a single-family home — enough to lift a home from social housing into mid-market rent. Homes with an older label based on the Energie-Index fall under a separate transition table.
Have your WWS points counted?
You can get an indication via the rent check of the Huurcommissie, but a reliable count requires accurate measurement and knowledge of the points rules. We provide a full rental points count — the exact number of points, the maximum rent and the rent category, substantiated per element. Combined with the mandatory energy label for rentals we survey the home in a single visit.
Frequently asked questions
What are WWS points?
WWS points are the points from the woningwaarderingsstelsel, the Dutch housing valuation system that determines the maximum rent of a rental home. Every element of the home earns points: the floor area, the energy label, the kitchen, the bathroom, the outdoor space and the WOZ value. The total number of points determines how much rent may legally be charged.
Which homes does the WWS apply to?
Since the Affordable Rent Act (Wet betaalbare huur) of 1 July 2024 the WWS is binding for all rental homes up to and including 186 points. Up to 143 points a home falls under social housing, from 144 up to and including 186 points under regulated mid-market rent, and from 187 points in the free sector.
How many WWS points does the energy label earn?
That depends on the label class and the type of home. For a self-contained home of 40 square metres or more it ranges from 62 points for label A++++ in a single-family home to 15 penalty points for label G. Label A earns 41 points (single-family) or 37 points (apartment). Listed monuments do not get penalty points for labels E, F and G.
How do I get more WWS points?
The biggest step is usually the energy label: making the home more sustainable raises the label class and with it the number of points. The difference between label G and label A is 56 points for a single-family home. Improvements to the kitchen, bathroom and outdoor space also earn points.
Can I count my WWS points myself?
You can get an indication via the online rent check of the Huurcommissie (Rent Tribunal). A reliable count, however, requires accurate measurement and knowledge of the points rules; a few points' difference can place a home in a different rent category. A professional points count gives a substantiated result.
More in the knowledge base
- Energy label A to G: what do the label classes mean?
- Usable floor area: what counts — and what does not
- Energie-Index: the old figure from before 2021
- The energy label and WWS rental points
- Energy label D mandatory for rental homes in 2029
Renting out a home?
At Hollands Duurzaam you pay from €220 for an official energy label including free improvement advice — and a full rental points count is extra affordable combined with the label inspection. BRL 9500-MWA-W certified, registered directly in EP-online.