Points System for Rental Prices in Den Haag
The points system for rental prices regulates the maximum rent for social rental housing in the Netherlands, with particular relevance for cities like Den Haag. Points are awarded based on housing characteristics such as size, facilities, and urban location, resulting in a rent limit. This mechanism promotes affordable housing and curbs excessive costs in the social rental market, which is essential for residents of Den Haag with middle and low incomes.
What does the points system for rental prices mean for Den Haag?
In Den Haag's social rental sector, the points system serves as a standardized regulation to control rental prices. Properties with higher scores can be more expensive but remain subject to a ceiling for accessibility. This applies to rental properties below the liberalization threshold of €808.06 in 2023 (adjusted annually). The system provides transparency for housing associations and tenants in Den Haag, based on measurable factors, and helps determine if a property is regulated.
You can check with the District Court of Den Haag whether a property falls under this regime. Above 142 points (the 2023 threshold), rent for new agreements can be set more freely, while existing contracts in Den Haag often remain protected by regulation.
Legal basis of the points system
The foundation lies in the Housing Act and the Decree on Appropriate Rent (Bph). Article 1 of the Bph describes point allocation, and Article 13 of the Housing Act sets the liberalization threshold. Annually, the Minister of the Interior and Kingdom Relations updates the tables and maxima through a regulation, which is relevant for the Municipality of Den Haag in local enforcement.
According to Article 7 of the Rent Act, landlords in Den Haag must align rental prices with the points system for social properties. In case of violations, the Rent Committee can intervene (Article 19 of the Rent Act). This framework ensures objective rental prices, aligning with the mission of social housing in a bustling city like Den Haag.
How does the points system work in practice in Den Haag?
Properties in Den Haag earn points per category, leading to a maximum rent calculated via the formula: max. rent = (points × factor) + fixed amount. For 2023, the factor is €5.22 per point, helping housing associations set prices in neighborhoods like Schilderswijk or Segbroek.
Categories include:
- Living space: Points per m², with limits for compact apartments in Den Haag.
- Facilities and inventory: Bonus for features like a bathroom, kitchen, or central heating.
- Energy performance: Points for insulation and energy labels, important in older buildings in Den Haag.
- Location and heritage: Extra points for urban positions or monuments, such as in the historic center of Den Haag.
An indicative table for living space (2023):
| Living Space (m²) | Points |
|---|---|
| Up to 20 m² | 20 |
| 21-40 m² | 40 |
| 41-60 m² | 60 |
| 61-80 m² | 80 |
| 81-100 m² | 100 |
| Over 100 m² | 100 + 1 per extra m² |
For facilities: An updated kitchen in a Den Haag flat adds 10-15 points, and an elevator adds 5 points per floor, useful in high-rises around the Central Station.
Step-by-step rental price calculation
- Add up the points from all categories.
- Compare against the 142-point threshold (2023).
- Calculate max. rent: for example, 100 points × €5.22 = €522, plus service costs, as common with Den Haag housing associations.
Exceeding 142 points places the property in the free sector, but in Den Haag, housing associations often require municipal approval for increases.
Examples of the points system in Den Haag
Consider a 60 m² apartment in Den Haag with a standard kitchen and energy label C. Living space: 60 points. Kitchen: 10 points. Energy: 5 points (minimum for a moderate label). Urban location: 15 points. Total: 90 points. Max. rent: 90 × €5.22 ≈ €470 monthly, excluding additional costs – ideal for starters in areas like Binckhorst.
Another case: A row house of 100 m² in Den Haag's suburbs with an elevator, solar panels, and monumental value. Living space: 100 points. Elevator: 20 points. Energy (label A): 10 extra. Monument: 25 points. Total: 155 points. This exceeds the threshold, so it could enter the free sector, but regulation up to €808 applies to housing association properties in Den Haag.
These examples show how the system weighs local factors, but in Den Haag, location points can sometimes spark debates about affordability in the city center versus suburbs.
Rights and obligations under the points system in Den Haag
As a tenant in Den Haag, you must not pay rent above the points-based maximum. Request an assessment from the Rent Committee (cost €25-€300, income-dependent) or seek free advice from the Juridisch Loket Den Haag. Obligation: Pay on time and report changes like renovations that alter points.
As a landlord, often a local housing association, calculate points accurately and communicate openly. You may not unilaterally increase rent; violations lead to sanctions via the Housing Authority. Right: Request indexation within limits, with input from the Municipality of Den Haag.
In conflicts, the Rent Act offers options for reductions. Housing associations must respond within 6 weeks; escalate to the District Court of Den Haag if needed.
Frequently asked questions about the points system for rental prices in Den Haag
Can I calculate my rental price myself using the points system?
Yes, use the tool on rijksoverheid.nl/huurprijkberekening. For local advice in Den Haag, contact the Juridisch Loket Den Haag for help with your specific property.