Rental legislation 2026: New benefits for tenants

The Dutch rental market will undergo a fundamental shift in 2026. After years of rising prices and declining security, the new legislation, in particular the full implementation of the Affordable Rent Act and the review of the rent allowance system, is finally paying off for tenants. Where the free sector used to be synonymous with unlimited price increases, 2026 offers a landscape where protection, affordability and transparency are key.

For tenants in both the social and middle segments, 2026 brings a series of concrete benefits that reduce housing costs and strengthen the legal position. In this article, we review the main improvements that are in effect this year.

Expansion of rental price protection: The mid-range

The most drastic advantage in 2026 is the full regulation of the middle rent. Previously, homes with a rent above the social limit were at the mercy of market forces. In 2026, a huge group of homes (up to 186 points in the Housing Valuation System) will fall under mandatory price regulation.

This means that for new leases in 2026, the maximum rent is set by law based on the quality of the home. According to the scoring, is a home entitled to a rent of €1,100, but does the landlord ask for €1,500? Then the tenant can easily enforce a rent reduction via the Rental Commission in 2026. For many middle-income households, this means immediate savings of hundreds of euros per month. In addition, the points system (WWS) is now mandatory; landlords who do not comply risk high administrative fines from the municipality.

Revolution in housing allowance: Accessibility for all

One of the most positive changes in 2026 is the modernization of the housing allowance. The rigid “maximum rent limit” as a hard ground for exclusion has expired. This is a huge win for tenants who are forced to live in a more expensive home but have a low income.

The benefits of the new housing allowance in 2026:

• Higher rents: Tenants with a rent above €932.93 (price level 2026) can now also claim a surcharge over the part of the rent up to the social border.
• Young people from the age of 21: Where previously there was only a right to full housing allowance from the age of 23, this limit was lowered to 21 years in 2026. This is in line with the adult minimum wage and gives young people more financial breathing space.
• Linear dismantling: The calculation has been simplified. If you start earning more in 2026, you will not immediately be severely punished with a huge drop in allowance, but will gradually be phased out that makes working more rewarding.

Maximum tire rent increases

In 2026, tenants will no longer have to fear exorbitant annual price increases. The government has strictly capped the maximum rent increases for all segments.

For the year 2026, the percentages are set as follows:

• Free sector: Up to 4.4% (based on inflation + 1%)
• Middle rent: Up to 6.1% (based on the average wage trend + 1%).
• Social rent: Up to 4.1% as of July 1, 2026.

This offers tenants the much-needed predictability in their monthly payments. It is important in 2026 that the contractual percentage in your rental agreement is subordinate to this legal maximum. If your contract prescribes an 8% increase, this will automatically be capped to the legal maximum in 2026. This prevents tenants from being slowly priced out of their homes due to indexation clauses.

Enhanced position in temporary contracts

The trend of “flexible rent” definitely reversed in 2026. The Fixed Lease Contracts Act is now the norm, which means that the permanent contract is back to the standard for an indefinite period. In 2026, temporary two-year contracts will only be allowed for very specific target groups, such as students or people in an emergency situation.

For the tenant, this means an enormous increase in housing security. You no longer have to look for a new home every two years and you can take root in your neighborhood with peace of mind. In addition, the so-called 'short-stay' construction was further restricted in 2026. Short-term contracts may only be really short (maximum 30 days), so that landlords can no longer circumvent rent protection by offering regular occupancy as a “short stay”.

Modernization of service costs: Transparency is an asset

Service costs have long been a “black box” for tenants, but in 2026, the new legislation will put an end to unclear bills. The distinction between different types of service costs has been simplified and the penalties for not providing a proper financial statement have been increased.

In 2026, the Rent Committee received the authority to review the full advance payment of service costs, including the energy component. In addition, the threshold for collective action has been lowered. Tenants in a complex can now go to the Rent Committee together much more easily to challenge a cleaning bill that is too high or unclear caretaker costs. This transparency forces landlords to use fairer rates and prevents service costs from being used as a “hidden rent increase”.

Sustainability as a law: Lower energy bills

In 2026, the quality of the home, including the energy label, will be directly linked to the rent via the WWS. A poor energy label (E, F or G) will lead to a significant deduction in points in 2026, resulting in a lower maximum rental price.

This gives landlords a direct financial incentive to become more sustainable. For you as a tenant, this is a double advantage: either the landlord insulates the home (which leads to a lower energy bill), or you pay a lower basic rent to compensate for the lack of comfort. In 2026, an energy-efficient home will no longer be a luxury, but a right that is anchored in the pricing of the home.

The 2026 rental legislation marks a new era where the tenant is no longer the weakest link. With the right knowledge of these new instruments, you can increase your living pleasure and reduce your costs structurally.