Preparing a Dutch tenancy for 2027 starts with separating rules that have been enacted from proposals. The service-charge reform and the main WWS amendments take effect on 1 January 2027. Proposed changes to temporary contracts, lodging arrangements and the energy performance fee require a separate status check.
Updated 24 October 2026
What is confirmed for 1 January 2027?
The government has confirmed the commencement of the service-charge reform. A separate decree published on 18 September 2026 fixes the commencement of the main WWS amendments at 1 January 2027. Those WWS changes are therefore no longer merely proposals. One provision about tribunal fees has a different commencement mechanism; it should not be confused with the three main housing-valuation changes.
Service charges: new contracts and existing agreements
The new service-charge decree and regulation apply to contracts concluded on or after 1 January 2027. They specify the permitted categories and principles for calculating a reasonable charge. For an older contract, applying the new regime is not automatic: landlord and tenant may agree to adopt it. The date of an invoice is not the same as the date the tenancy was concluded. Keep the signed agreement and any amendment showing whether adoption was agreed.
Check the calculation, not just the label
A charge called administration, management or additional services is not automatically recoverable. Compare the agreement, advance payments, annual statement, invoices, meter readings and allocation method. The reform also gives the Huurcommissie additional scope to examine the costs included in an advance and makes collective applications easier for smaller groups. Identify the relevant procedure and deadline before assuming that an informal complaint has preserved your rights.
The three main WWS changes
First, a WOZ price surcharge applies under the conditions of the decree to homes affected by the WOZ cap. Second, the five-point deduction for having no outdoor space is removed. Third, the valuation rules for qualifying small national monuments change. The WOZ surcharge concerns the permitted price; it does not simply turn the home into free-sector housing. Have the complete calculation checked, including dwelling type, valuation date and applicable transitional rules.
A higher maximum does not automatically raise the existing rent
The maximum permitted rent and a contractual rent increase are different questions. An existing landlord cannot simply replace the agreed rent with a higher WWS maximum on 1 January. The applicable annual increase rules and contract still matter. For a new letting, check the correct points calculation and price table for the relevant date. Keep basic rent separate from service charges and any energy performance fee.
Annual rent increases in 2027
Do not recycle a 2026 percentage in a 2027 notice. Social, middle and free-sector tenancies have different rules. This guide does not present an unverified 2027 percentage as final. Identify the sector, then check the official annual maximum, the contract clause, the timing and any procedural requirements. A statutory ceiling does not itself create a contractual right to increase rent by that full amount.
Students, migrant workers and short stay
The expansion of temporary contracts for all students was removed from the final WWS decree and is being dealt with separately at legislative level. The plans concerning suitable tenancy agreements, migrant-worker housing and a 30-day short-stay limit must likewise be distinguished from the enacted WWS rules. A policy announcement is not enough to validate a temporary contract. Check enactment, commencement, eligibility and transitional provisions before signing a new model agreement.
Lodging and energy performance fees
The proposed lodging reforms have their own legislative route. Do not assume that a proposed five-year arrangement or additional termination ground is already available. On 16 October 2026, the government also announced a proposal to lower maximum energy performance fees (EPV), with 1 January 2027 as the intended start. That announcement concerned referral to the Council of State, not a final fee entitlement. EPV is distinct from basic rent and ordinary service charges.
A practical checklist for tenants
Keep the full contract, amendments, payment records, annual statements, points calculation and any notice. Note when each document arrived. Ask the landlord to identify the legal basis for a new charge or term. Do not stop paying everything because one item is disputed. If a summons or deadline is involved, send the complete document promptly; requesting advice or negotiating does not suspend it.
A practical checklist for landlords
Separate older and new contracts in your administration. Check permitted service-charge categories, supporting invoices and allocation keys. Update models for rules that actually apply on the intended signing date. Distinguish enacted WWS changes from separate contract proposals, and do not use an expected annual rent-increase percentage as if it were final. Record any voluntary adoption of the new service-charge regime for existing tenants.
Huurcommissie or court?
The right route depends on what you want: assessment of rent or service charges, repayment, repair, termination or prevention of eviction. Tribunal competence can depend on the tenancy and subject. A deposit recovery claim and an eviction dispute do not automatically follow the same route as a points assessment. Have the procedural question checked before filing.
Frequently asked questions
Does the service-charge reform automatically rewrite my old contract?
No. The new decree and regulation apply to contracts concluded from 1 January 2027; adopting them for older contracts requires the appropriate agreement.
Are the three main WWS changes still proposals?
No. They were enacted in the decree published on 18 September 2026, with commencement on 1 January 2027.
Can my landlord immediately charge the new WWS maximum?
Not automatically. The agreed rent, annual increase rules and applicable procedure still need to be assessed.
Discuss your tenancy issue
Send the agreement, correspondence and any approaching deadline. We assess the appropriate route and agree the scope and costs before further work. Subsidised legal aid may be available; a personal contribution and external costs can remain. Contacting us does not suspend a legal deadline.
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