More tenants are turning to the Huurcommissie (rent tribunal), with the number of online rent price checks doubling last year and a record number of complaints about poorly maintained homes.

In particular, the English-language rent check tool on the tribunal’s website was completed more than 13,300 times in the first four months of this year, compared with just 3,313 in 2024 as a whole.

The Huurcommissie launched an English language version of its tool last summer and since then the number of English search terms, including  ‘rent’, ‘rent check’ and ‘rent increase’, have also soared, the agency told Dutch News.

Many internationals are unaware of their rights as tenants and can easily be taken advantage of by landlords who jack up rents to illegal levels, demand extra fees, use short-stay contracts or overcharge for shared housing.

As part of efforts to increase awareness, Amsterdam council’s tenant rights team  hired its first stand at the I am Expat fair at the Beurs van Berlage in March, to inform internationals that they have the same tenancy rights as Dutch citizens.

Awarding points

The point system, used to determine how much rent a property is worth and whether it is rent-controlled or not, was the focus of 2,500 rent tribunal cases in total last year.

Tenants were ruled to have been over-charged in 1,600 cases, with an average rent cut of €400. The biggest rent cut ordered by the tribunal was €3,100 per month.

The Huurcommissie handled more than 18,500 formal cases in 2024. More than 5,800 tenants filed complaints about maintenance problems including mould, leaks and draughts, the highest number to date.

Tribunal chairman Pieter Heerma said last month the agency will continue to strengthen cooperation with councils, the courts and organisations representing both tenants and landlords. “It’s important that we keep collecting signals and exchanging knowledge,” he said.

The tribunal only has powers to make rulings for properties which are subject to rent controls, which means with an official rent of below €1,180, or 186 points.