1. The rules for renting out an apartment in 2025
In 2025, landlords must provide a point-based rental score, offer an indefinite rental contract, and stay within newly imposed rental price limits. There are also stricter rules on maintenance, rent increases, and energy labels.
The government regularly updates housing regulations to make the rental market fairer and more transparent. These are the three most important changes for 2025:
1.1 Affordable rent act
The Affordable Rent Act adjusts the rent liberalisation threshold, bringing more apartments under the social housing segment. If a landlord charges too much rent, the municipality is required to enforce compliance. Mid-range rentals now fall under stricter rent control.
Key changes under the Affordable Rent Act:
- New rental price limits per January 1, 2025 for social rent, mid-range rent, and free-market rent.
- Mid-range rent: €900.07 to €1,184.82 (144–186 points).
Social rent: up to €900.07 (up to 143 points).
- Free market: €1,184.82+ (187 points or more).
- The new rules for mid-range rent apply only to contracts signed after July 1, 2024.
- Older contracts signed before that date remain in the free sector, even if they now qualify as mid-range.
1.2 Fixed rental contracts act
Starting July 1, 2024, temporary rental contracts (max. two years) will only be allowed for specific groups, such as students, young adults, PhD candidates, large families, seniors, or other groups with demonstrable need for temporary housing.
What does this mean for existing contracts?
Contracts signed before July 1, 2024 remain valid until the agreed end date. If renewed after this date, they automatically become indefinite.
What if a landlord wants to terminate the contract?
New rules apply for termination. Landlords can no longer evict tenants easily. The grounds for “urgent personal use” have been expanded—landlords may reclaim the property under strict conditions, such as needing it for their own use.
For full details, visit Rijksoverheid.nl.
1.3 Maximum rent increases in 2025
There are clear limits on how much rent can be increased in 2025, depending on the type of apartment:
- Free-market rentals: max increase of 4.1% (linked to the lower of inflation or wage development).
Applies to independent units such as apartments and studios.
This cap will remain until May 1, 2029.
- Mid-range rentals: max increase of 7.7% (linked to collective wage growth + 1%).
Applies to apartments between €900.07 and €1,184.82.
- Social housing: max increase of 5% (from July 1, 2025).
For rentals under the liberalisation threshold (€900.07).
For rents below €350, the increase is capped at €25.
Use the WWS (Housing Valuation System) to determine whether your apartment falls under social, mid-range, or free-market rent.
2. Landlord rights and responsibilities in 2025
If you plan to rent out an apartment in 2025, it’s essential to understand both your rights and responsibilities.
2.1 Landlord obligations
- Maintain the apartment properly and address defects promptly.
- Provide a valid energy label—required by law.
- Ensure the rental contract complies with legal standards, including terms for rent, deposit, and termination.
- Note: from 2025, the security deposit may not exceed two months' rent.
2.2 Landlord rights
- Expect timely rent payments from tenants.
- Annual rent increases are allowed within legal limits.
- Under specific conditions (e.g. personal use or structural payment issues), you may terminate a contract.
3. Tenant rights and responsibilities
As a landlord, you should also be aware of what your tenants are entitled to and responsible for.
3.1 Tenant responsibilities
- Pay rent on time.
- Treat the property respectfully and avoid causing nuisance.
- Handle minor maintenance (e.g. cleaning, lightbulbs, unblocking drains).
3.2 Tenant rights
- Tenants benefit from rent protection—contracts cannot be terminated without legal cause.
- Service costs may only be charged if reasonable and provable.
- You are required to fix defects that could affect the tenant’s quality of life.
4. Renting out an apartment: owned vs rented properties
You can rent out both owned and rented apartments, but the rules differ.
4.1 Renting out an owned apartment
- First, get permission from your mortgage provider—many banks don’t allow renting with a standard mortgage.
- You may need a rental mortgage or use the Vacancy Act for temporary leases, which requires a municipal permit.
- Restrictions may also apply from your homeowners’ association (VvE).
- Tax implications: rental income usually falls under Box 3 (wealth tax). Unlike private residence use, mortgage interest is not deductible.
Tip: read this blog if you're renting out a home without a mortgage.
4.2 Subletting a rented apartment
- Subletting typically requires written permission from your landlord.
- In most contracts, subletting is prohibited or comes with strict conditions.
- It is not allowed to sublet social housing. Unauthorized subletting may lead to termination of your contract and penalties.
- Since you’re not the property owner, you cannot claim tax deductions or benefits.
5. Sector-specific rental rules
5.1 Private rental market
- Landlords can set their own rent in the free sector but must comply with the Good Landlordship Act—misleading, discriminatory, or unreasonable terms are prohibited.
- More flexibility for temporary contracts (e.g. mid-range or Vacancy Act leases).
- Energy label required for private apartments.
- Tenants don’t qualify for rent subsidies in the free sector.
5.2 Social housing
- Rent must stay below the liberalisation threshold (€900.07 in 2025).
- Tenants must register with housing associations and meet income criteria.
- Strict limits apply to rent increases.
- Stronger rent protection—terminating contracts is more difficult for landlords.
5.3 Housing associations
- Manage social housing and use standard selection criteria.
- Prioritise groups like first-time renters, seniors, and low-income households.
- Responsible for maintenance.
- Tenants pay lower rents and may be eligible for housing benefits.
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