A missing points statement does not automatically reduce your rent. It also does not prevent you from investigating the rent or using an appropriate procedure. Request the information while independently protecting any deadline.
Editorial review: Arslan Advocaten. Updated 24 October 2026.
Ask for the calculation and the maximum rent
For agreements covered by the information obligation, the landlord or letting intermediary must provide written points information and the associated maximum rent. Check the contract date and applicable rules. Ask for a dated calculation, the relevant facilities, the energy information and the basis for any surcharge. A bare assertion that the home is free sector is not the calculation.
Make your own supported assessment
Use the correct official tool for an independent home or a room. Collect measurements, photographs, the applicable energy label and WOZ information. Mark items for which you still lack proof. Do not copy the landlord’s total without checking the inputs, but distinguish a suspicion of error from a substantiated alternative.
A municipal report is a different route
Failure to supply required information can be relevant to the municipality’s landlordship enforcement role. A report is not automatically an agreement changing your rent or a payment order for past overcharges. Keep the reporting route and the private rent procedure coordinated, particularly where another organisation is already assisting you.
The formal rent deadline continues
If initial-rent assessment is still available, waiting for the landlord’s calculation does not automatically extend the filing period. For an ongoing tenancy, a reduction proposal may be a different route with its own dates. Check which procedure fits before choosing a proposed effective date or making a different payment.
Require proof of exceptions
A monument or new-build surcharge must meet its own requirements. Ask for the status and dates supporting it. A statement that the building is old or newly refurbished is not sufficient proof of every exception. Preserve the landlord’s explanation alongside the calculation so the disputed amount can be identified.
Documents to collect
- Agreement and start date
- Written request for the points statement
- Measurements and photographs
- Energy label and WOZ documentation
- Landlord’s replies and claimed surcharges
Frequently asked questions
Is my rent automatically lower without a statement?
No. A lower obligation generally requires an agreement or the appropriate decision.
Can I apply without the landlord’s cooperation?
A lack of cooperation does not by itself block every route. Prepare your own evidence and check the required procedure.
Does a municipal report preserve a Tribunal deadline?
Do not assume so. Reporting and a formal rent application have different purposes.
Discuss the right next step
Send the complete agreement, relevant correspondence and the next deadline. We first assess the legal question, evidence and appropriate route. The first consultation is free and without obligation. Eligible individuals may qualify for subsidised legal aid; a personal contribution or other costs can remain. Where private fees apply, we agree the scope and expected costs before further work. A contact request does not itself preserve a statutory or court deadline.
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Related tenancy guides
- Dutch rental points system: how to calculate your home’s WWS points
- Initial rent assessment in the Netherlands: deadlines, evidence and effect
- Requesting a rent reduction based on points: proposal, dates and procedure
Sources and further reading
- Dutch source article (NL)
- Huurcommissie (NL)
