Can my landlord raise the rent twice a year?

No. In almost all cases a landlord can raise the rent at most once every 12 months. The only exceptions are after a home improvement you agreed to, or when more than 12 months have passed since the last increase. A second increase inside the same 12-month window is not allowed, and you can object to it.

What if I never got a letter about the increase?

For a regulated (social) home or a room, the landlord must send you a written proposal at least two months before the increase takes effect. No letter, or a letter that arrives too late, means the increase does not meet the legal requirements — that is a valid ground to object, and the huurcommissie can strike it down. Mid-rent and free-sector contracts with an indexation clause do not need a separate letter.

Does the cap apply to my free-sector contract?

Yes. Free-sector rent increases are capped at 4.4% in 2026, and the cap law runs until at least 1 May 2029, so free-sector tenants are protected for the next few years. If your contract has an indexation clause, the lower of the clause and the 4.4% legal maximum applies.

What about service costs?

Service costs (servicekosten) for things like utilities, cleaning or shared furniture are separate from the bare rent and are not covered by these percentage caps. They must reflect the landlord's actual costs. We cover how to check and challenge service costs in a separate guide.

Where do I complain about a rent increase?

The huurcommissie is the national rent tribunal that rules on rent increases, points scores and service costs. The tenant fee is €25, refunded if you win. Start by objecting in writing to your landlord. In Amsterdam, !WOON gives free tenant advice in English and can help you prepare your case.

Maximum Rent Increase in the Netherlands in 2026

How much your landlord can legally raise your rent in 2026 depends on which segment your home is in, and there are three caps. Regulated (social) homes can go up by a maximum of 4.1% from 1 July 2026. Mid-rent homes (middenhuur) can rise by at most 6.1% at any point during 2026. Free-sector homes are capped at 4.4% for the year. If your increase is higher than the cap that applies to you, it is very likely not allowed — and you can object. The figures come from the government's December 2025 announcement.

Which cap applies to you

Two things decide your cap: your contract date and your home's points score, which sets your segment.

Social / regulated — 143 points or fewer. Cap 4.1% from 1 July 2026. If the bare rent (kale huur, the rent without service costs) is below €350/month, the landlord can instead raise it by a flat €25/month, so the cheapest rents are not frozen in percentage terms.
Mid-rent (middenhuur) — 144–186 points, on a contract signed on or after 1 July 2024. Cap 6.1% during 2026. It is higher because the formula is CAO wage growth (5.1%) plus one percentage point.
Free sector — 187+ points. Cap 4.4% during 2026.
Rooms (onzelfstandige woonruimte) — max 4.1% from 1 July 2026, with no income-dependent increase.

The 2026 segment boundaries by monthly rent are: up to €932.93 is social territory, mid-rent runs to €1,228.07, and anything above that is free sector. Not sure which segment you are in? Check in 60 seconds with our rent-check tool.

The rules landlords must follow

Whatever your segment, a few rules always apply:

Once per 12 months. A landlord can raise the rent at most once every 12 months. The exceptions are after a home improvement, or if more than 12 months have passed since the last increase.
Written notice, two months ahead (social and rooms). For regulated homes and rooms, the landlord must send a written proposal at least two months before the increase takes effect. A late or missing letter is itself a ground to object.
Indexation clauses (mid-rent and free sector). Many of these contracts raise the rent automatically each year through an indexation clause — no separate letter needed. If the clause would push the increase above the legal cap, the lower of the two applies. A clause reading "inflation + 3%" cannot beat the 4.4% free-sector limit in 2026.
Income-dependent increases (social only). For regulated homes, a landlord can ask for more if your household income is high: up to €50/month extra for higher-middle incomes (single €59,504–€70,149; multi-person €68,858–€93,531), and up to €100/month for high incomes (single above €70,149; multi above €93,531). Even then, the rent can never rise above the maximum for your home's points.

If your increase is above the maximum

Your route depends on your segment, and the deadlines are strict.

Social / regulated. Object in writing to your landlord before the increase's effective date. Then the ball is in the landlord's court: they must ask the huurcommissie (the national rent tribunal) to test the increase within six weeks of the proposed effective date. If they do not, the increase simply lapses and your old rent stands.
Mid-rent and free sector. You take the initiative: you can go to the huurcommissie yourself up to four months after the increase took effect.

Either way, the tenant fee is €25, refunded if you win. The government's page on objecting to a rent increase sets out both routes. If you are still hunting for a place, our honest guide to finding a flat in Amsterdam covers the rest.