Rent Points System in Zoetermeer: How Does It Work?
The rent points system helps determine the maximum rent price for social housing in the Netherlands, including in Zoetermeer. Points are awarded based on property characteristics such as size and location, ensuring rents remain regulated and affordable for local tenants. This system protects Zoetermeer residents from excessive rents in our growing city.
What is the rent points system?
The rent points system regulates rents in the social sector through an objective points-based assessment of a property's value. In the Netherlands, and specifically in Zoetermeer, it applies to homes below the liberalisation threshold of €808.06 gross per month in 2024 (excluding service charges). Properties with a limited points score fall under regulated rent, where landlords cannot arbitrarily increase the price. The maximum rent is calculated by multiplying the number of points by a fixed factor, guaranteeing fairness and affordability for tenants in neighbourhoods like Rokkeveen or Seghwaert.
This system promotes transparency and prevents inequality. It is enshrined in national legislation and overseen by the Huurcommissie. As a supplement to our guide on the rent price check, we explain how it works for you as a Zoetermeer resident, with tips for local advice via Het Juridisch Loket Zoetermeer.
Legal basis of the rent points system
The rent points system is based on the Housing Act, particularly Article 10 and following. The detailed rules are set out in the Decree on the Valuation of Rental Dwellings 1993 (Bpw) and the Decree on Rent Prices under the Housing Act. The liberalisation threshold is determined annually by the Minister of the Interior and Kingdom Relations, and it also impacts the local rental market in Zoetermeer.
Under Article 10 of the Housing Act, the bare rent may not exceed the product of the points and the point value (e.g., €5.82 per point in 2024). Properties with more than approximately 142 points enter the unregulated sector. In disputes, you can approach the Huurcommissie, and for local support, the Zoetermeer District Court or Het Juridisch Loket Zoetermeer. The Rent Act (Article 14 et seq.) governs procedures. Recent changes under the Good Landlordship Act (2023) strengthen tenant rights, with a stricter limit of €763.47 for housing association properties in 2024 – relevant for affordable options in Zoetermeer.
Definition and operation of the points system
In the points system, each property receives points for objective characteristics, including local factors such as proximity to amenities in Zoetermeer. The total score sets the upper limit for the rent, taking into account both the property itself and its surroundings, such as the green areas around Stadionplein.
The calculation steps are:
- Award points: Based on formulas from the Bpw, adjusted to local WOZ values via the Municipality of Zoetermeer.
- Calculate total score: Sum of all categories.
- Determine rent price: Points multiplied by the point value for the maximum bare rent.
- Check liberalisation: Above approx. 142 points? Then unregulated sector.
Factors are categorised for clarity. Here is an overview in table form, with examples relevant to Zoetermeer:
| Factor | Description | Points Example |
|---|---|---|
| Living area | In m², including extras for extensions | 1 point per m², up to 100 m² = 100 points |
| WOZ value | Based on local valuation by the Municipality of Zoetermeer | 0.35 points per €1,000 WOZ value |
| Energy label | For insulation and sustainability, important in energy-efficient Zoetermeer | Label A: +10 points; Label G: -20 points |
| Number of rooms and amenities | Kitchen, bathroom, lift in flats such as in Drijschoor | Kitchen: 10 points; Lift: 5 points per floor |
| Monument status | For historic heritage in Zoetermeer | +15 points |
Thus, the system adapts to local conditions: a property near Zoetermeer's city centre scores higher due to WOZ value but remains regulated below the threshold.
Practical examples of the points system
Consider a 60 m² apartment in Zoetermeer with a WOZ value of €350,000 (typical for the Randstad), energy label B, separate kitchen, bathroom and lift. Calculation:
- Living area: 60 points.
- WOZ: 0.35 × 350 = 122.5 points.
- Energy label B: +5 points.
- Amenities: 10 (kitchen) + 10 (bathroom) + 5 (lift) = 25 points.
- Total: 212.5 points → Unregulated sector, rent not regulated.
Another case: A compact 50 m² house in a quiet neighbourhood like Buytenwegh, WOZ €250,000, label C, without lift.
- Living area: 50 points.
- WOZ: 0.35 × 250 = 87.5 points.
- Energy label C: 0 points.
- Amenities: 15 points (basic).
- Total: 152.5 points → Regulated, max. rent ≈ 152.5 × €5.82 = €887 (but checked against liberalisation threshold).
Rights and obligations under the points system
As a tenant in Zoetermeer, you are entitled to rent that matches the property's points score. Have your tenancy agreement reviewed by the Huurcommissie (fees €25-€300) if the price seems too high – you can demand a rent reduction and repayment. Local assistance is available at Het Juridisch Loket Zoetermeer or the Zoetermeer District Court for disputes.
Your obligation is timely payment and proper maintenance of the property. Landlords must comply with the rules, supported by the Municipality of Zoetermeer for inspections and advice.
Bij online aankopen heb je 14 dagen retourrecht zonder opgaaf van reden, tenzij de wettelijke uitzonderingen gelden. Goederen moeten minimaal 2 jaar meewerken. Defecten die binnen 6 maanden ontstaan worden verondersteld al aanwezig te zijn. Ja, je kunt wettelijke rente eisen (momenteel ongeveer 8% per jaar) over het openstaande bedrag. Je kunt klacht indienen bij de consumentenbond, de overheid of naar de rechter gaan. Een kredietovereenkomst regelt hoe je geld leent, wat de rente is, en hoe je dit terugbetaalt.Veelgestelde vragen
Wat is mijn retourrecht?
Hoe lang geldt de wettelijke garantie?
Kan ik rente eisen over schulden?
Wat kan ik doen tegen oneerlijke handelspraktijken?
Wat is een kredietovereenkomst?