If the basic rent in an ongoing tenancy exceeds the applicable points-based maximum, a written reduction proposal may be appropriate. This procedure is distinct from assessing the initial rent and does not normally reduce all earlier rent automatically.
Editorial review: Arslan Advocaten. Updated 24 October 2026.
Confirm that this route fits
Check the tenancy type, starting date, applicable rent regime and current basic rent. If you are still within the initial-rent assessment period, compare that route first because its effective date can differ. A room and an independent home use different points systems. Keep repairs-based reductions separate from a points claim.
Prepare the calculation and the written proposal
Use a supported points calculation for the relevant property and date. Identify the address, current basic rent, proposed new amount and requested effective date. Attach the calculation and explain important assumptions. Keep proof that the proposal reached the landlord; a conversation alone leaves uncertainty about both content and timing.
Allow the proposal period
For this route, send the proposal at least two months before the proposed effective date. Choose a date that complies with the rules rather than assuming a letter can reduce rent immediately. Record how the landlord responds and keep any written acceptance. Check the exact amount and date even if the landlord says agreement has been reached.
Apply on time if there is no agreement
If the landlord does not agree, a request to the Huurcommissie must generally be made no later than six weeks after the proposed effective date. Do not wait indefinitely for an answer. Submitting a points report to the landlord is not the same as starting the formal procedure. Check that the requested relief and application documents match the proposal.
Effective date and what happens afterwards
A successful reduction under this procedure applies from the effective date in the proposal, rather than automatically from the beginning of the contract. Calculate any payments after that date separately. A party can take the underlying dispute to court within the applicable eight-week period after the Huurcommissie decision is sent. Repayment and compliance may require further steps.
Documents to collect
- Agreement and original starting date
- Current basic rent and recent increases
- Points calculation with measurements and label information
- Written proposal and delivery evidence
- Landlord’s response and any decision
Frequently asked questions
How far in advance should I propose the reduction?
For this route, generally at least two months before the proposed effective date.
How long can I wait after that date to apply?
Generally no later than six weeks after the proposed effective date. Have the precise deadline checked.
Will this refund rent from the start of the tenancy?
Not automatically. That is a key difference from a timely initial-rent assessment.
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
- Recovering overpaid rent in the Netherlands: effective dates, calculation and payment
Sources and further reading
- Dutch source article (NL)
- Huurcommissie (NL)
