What will change in the rental market from 1 January 2027?Everything landlords and tenants need to know
The Dutch rental market has undergone significant changes in recent years. Following the introduction of the Affordable Rent Act in July 2024 and the associated amendments to the Housing Valuation System (WWS), several important changes are once again scheduled to take effect on 1 January 2027.
In this article, we provide a clear overview of the expected developments and what they mean for both landlords and tenants.
Modernised service charges legislation comes into force
The most significant and concrete change from 1 January 2027 is the introduction of the Modernisation of Service Charges Act (Wet modernisering servicekosten).
The legislation was originally scheduled to take effect on 1 July 2026 but has been postponed to allow landlords more time to prepare for its implementation.
What will change?
Until now, there has been considerable uncertainty about which costs landlords are permitted to pass on to tenants as service charges. This uncertainty has resulted in a growing number of disputes before the Rent Tribunal (Huurcommissie).
The new legislation aims to eliminate this ambiguity by introducing an exhaustive list of allowable service charges. Only the cost items included in the new Service Charges Decree (Besluit servicekosten) may be charged to tenants.
The legislation introduces eight categories of service charges, largely reflecting the current structure. Key changes include:
Utilities with individual meters will now formally fall within the definition of service charges.
The separate categories for household waste, caretaker services and communal areas will be merged.
Service charges may only relate to actual costs incurred, plus a reasonable administration fee. Landlords are not permitted to make a profit from service charges.
The Rent Tribunal will receive additional powers to review advance payments and will also be able to handle collective applications.
Who does this apply to?
The new rules will apply to tenancy agreements entered into on or after 1 January 2027.
Existing tenancy agreements will remain subject to the current rules unless the landlord and tenant mutually agree to bring the existing contract under the new regime. This may be particularly practical in apartment complexes, as it avoids the need to maintain separate administrative systems for different tenants.
What does this mean in practice?
For landlords, it will be important to review tenancy agreements entered into from 1 January 2027 onwards.
Only charges that are both explicitly included in the tenancy agreement and listed in the Service Charges Decree may be recovered from tenants. Maintaining a clear and accurate administration will become increasingly important.
For tenants, the new legislation provides greater transparency and protection. You will know exactly what you are paying for and will be better positioned to challenge incorrect charges through the Rent Tribunal.
Evaluation of rent increase caps in the private rental sector
The legislation that limits annual rent increases in the private rental sector — linked to the lower of inflation plus 1% or collective wage growth plus 1% — remains in force until May 2029.
A formal evaluation of this legislation is scheduled for 2027. The outcome may influence the rules that apply after 2029, making it important for private-sector landlords to monitor developments closely.
Energy labels continue to play an increasingly important role
Although this is not a new measure for 2027, it is worth emphasising that energy labels have had a substantial impact on maximum rental prices through the WWS points system since 1 July 2024.
Properties with a strong energy label (A or higher) receive additional points, allowing for a higher maximum rent.
Properties with poor energy labels (E, F or G) receive penalty points, reducing the maximum permitted rent.
Landlords who invest in sustainability improvements — such as heat pumps, additional insulation or solar panels — can improve the WWS score of their property. This makes sustainability measures not only environmentally beneficial but also financially attractive.
In addition, from 29 May 2026 onwards, listed and protected heritage properties will also be required to have an energy label.
Liberalisation thresholds and rental segments will be indexed annually
As of 1 January 2026, the rental segments are defined as follows:
Social housing: Up to and including 143 points, with a maximum monthly rent of €932.93.
Mid-market rental sector (regulated): 144 to 186 points, with rents ranging from €932.93 to €1,228.07 per month.
Private rental sector: 187 points or more, with rents exceeding €1,228.07 per month.
These thresholds will be indexed again on 1 January 2027 in line with inflation. The exact figures will be published later in 2026.
Summary: key points to remember
The Modernisation of Service Charges Act will come into force on 1 January 2027.
The new legislation applies to new tenancy agreements and introduces a clear, exhaustive list of allowable service charges.
Maximum rent increase percentages for 2027 will be announced during the autumn of 2026 and will depend on inflation and collective wage developments.
The evaluation of rent increase caps in the private rental sector will take place in 2027 and may influence policy after 2029.
Energy labels remain a crucial factor in determining maximum rental prices under the WWS points system.
Questions about your rental property or letting situation?
Rental legislation is becoming increasingly complex. At Koops Makelaardij, we help both landlords and tenants stay up to date with the latest regulations and requirements.
Do you have questions about your specific situation, tenancy agreement or service charges? Feel free to contact us. We are happy to help you navigate the changing rental market.