Illegal Rent Increases in the Netherlands
For regulated Dutch tenancies, rent may only increase within the annual CPI-linked cap set by the government — increases above this are void. Send a written refusal citing the Wet op de huurtoeslag maximum and, if needed, file for rent assessment with the Huurcommissie for €25.
Landlords routinely send annual indexation letters exceeding legal limits. Learn the exact cap, how to refuse payment of the excess, and recover overpaid rent.
01Guidance
Legal basis for rent increase limits
Article 7:252 BW links rent increases for regulated dwellings to the maximum percentage announced annually by the government ( tied to CPI). Article 7:253 BW requires written notice at least 2 months before the increase takes effect, stating the new amount and legal basis. Increases above the cap or without proper notice are void — you owe only the lawful rent.
02Rent increase limits (2026)
Rent increase limits (2026)
| Item | Detail |
|---|---|
| Maximum annual increase (regulated, 2026) | Check government.nl for current cap |
| Notice period required | 2 months before effective date |
| Huurcommissie rent assessment | €25 |
| Retroactive overpayment recovery | Up to 5 years in some cases |
| Liberalised rent threshold | €900.07/month initial rent (2026) |
03Procedure
Challenge an illegal rent increase
- Step 1: Verify your tenancy is regulatedInitial rent below the liberalisation threshold means CPI cap protection applies.
- Step 2: Calculate the lawful maximumApply the published percentage to your current rent. Compare with landlord's proposed rent.
- Step 3: Send a refusal letterPay only the lawful amount. State you reserve the right to reclaim overpayments.
- Step 4: File Huurcommissie rent assessmentRequest binding determination of lawful rent. Can also address past overpayments.
04Template
Template letter refusing illegal rent increase
Geachte heer/mevrouw, Ik heb uw huurverhoging per [datum] ontvangen van €[oud] naar €[nieuw]. Op grond van artikel 7:252 BW bedraagt de maximaal toegestane verhoging voor 2026 [X]%. De rechtmatige huur is daarmee €[bedrag], niet €[voorgesteld]. Ik betaal daarom uitsluitend €[bedrag] per maand vanaf [datum]. Ik behoud mij het recht voor overbetaling terug te vorderen. Met vriendelijke groet, [Naam]
05Escalation
If the landlord threatens eviction for underpayment
Pay the lawful rent and document everything. Eviction for refusing illegal increases is itself challengeable before the Huurcommissie and kantonrechter. At this stage, a tenancy lawyer prevents retaliatory termination and can request interim measures protecting your occupancy.
06Guidance
Recovering overpaid rent after illegal indexation
Calculate monthly overpayment × months paid = recovery amount. Statute of limitations generally five years — older overpayments may be partially recoverable. Huurcommissie can set lawful rent retroactively in assessment procedures. Landlords sometimes argue liberalised rent to escape cap — verify initial contract rent at commencement, not current amount. Mid-year increases outside annual date are void even if below cap percentage. If you paid excess under protest ( documented email ), recovery is stronger than silent overpayment. Bank statements prove amounts. After successful reduction, monitor next indexation letter carefully. Join tenant associations ( !WOON, Huurdersvereniging ) for template letters and policy updates on annual cap percentages.
07Frequently asked questions