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Time to check the numbers

Does the rent fit the home?

Three steps towards clarity. Look up the WOZ value and energy label, enter the home’s details and see what the points mean.

The home

Start with an advert

Paste a link or the advert text. You review what we found first.

This link is fetched through OpenSein. Advert behind a login? Paste the text instead.
We read this text in your browser. We do not store it on the server.

First, the right type of home

Three steps. No moving box full of paperwork. Have your advert or rental contract handy and fill in what you know.

With your own entrance, without sharing these facilities with other homes.
A house with no other homes above or below it is a single-family home.
We use the 2026 table. Older contracts also need their applicable rental regime checked.
Exclude service charges, energy, water and furniture. This amount is optional.
Copy the name from the advert. No address, email or telephone number.
Living room and bedrooms combined. This count does not automatically add heating points.

Rooms with shared facilities use a different points system. Use the Huurcommissie room check instead.

Open the room check ↗
Find the WOZ value and energy label

An address helps you look things up. It is not sent to OpenSein.

Look up WOZ for free ↗ Look up energy label ↗

The official registers open in a new tab. Search by postcode and house number and choose the correct unit. Your answers stay here.

The WOZ portal also shows the year of construction. An advert is a useful starting point, but the registers are the source.

Measure and look up

Measure if you can. An estimate is a start.
Living room, bedrooms, kitchen and bathroom. Exclude hallways, landings, separate toilets and storage rooms.
For example storage, a utility room or separate toilet. Enter 0 if there are none. Include a private garage here.
How to count the square metres

Measure inside the walls at a height of 1.50 metres. Add up the areas in each group. The check rounds the group totals. Hallways and landings receive no floor-area points.

A storage room counts from 2 m². Attics without fixed stairs, unusual ceilings and shared spaces have extra rules. Mark these under special circumstances.

Count a heated open kitchen separately too. A portable electric heater does not count.
None? Enter 0. These receive at most 4 points.
Enter 0 without qualifying fixed cooling or a low overheating risk on the detailed energy certificate. At most 2 points.
The energy label

A quick lookup beats a guess. A poor label counts too, sometimes as negative points.

Check for free at EP-Online ↗
Only an agreed EPV counts here. An advance payment for gas, electricity or service charges is not an EPV. Check your tenancy agreement.

With an EPV, we use fixed energy points: 32 for a house, 28 for a flat. Your energy label does not add points on top.

Copy the number, for example 1.35. The register must state that the index is valid for WWS.
Check the assessment and expiry dates. A label for the whole building or an expired label is not enough.
Use the original year of construction. Renovation does not automatically make the home younger.
WOZ without the number puzzle Open the free WOZ portal ↗

Find the home and copy both the value and the valuation reference date. For a 2026 assessment this is usually 1 January 2025.

265000, 265,000 and € 265,000.00 all work. Use this home’s value, not the value of the whole building.

No value available? Leave it blank. We do not invent a WOZ value. Appraisals, new builds and homes under construction need additional rules.

Facilities

Kitchen and built-in appliances

Count only fixed features provided by the landlord. Additions you paid for yourself do not count unless the landlord reimbursed you.

Water supply and drainage, a cooking connection, at least 1 metre of worktop, two fitted cupboards at least 50 cm wide and waterproof wall finish.
Measure along the middle. Include the sink and hob.
Beyond the two basic cupboards. Only modules at least 60 cm wide and high. No extra cupboards? Enter 0.

Combination microwave? Tick both oven and microwave. Freestanding appliances do not count. A small freezer compartment is not a separate freezer. Extra kitchen points are capped at the worktop points.

Bathroom and toilets
A hand-held shower over the bath is not a separate shower. In 2026, a bath and separate shower in the same room count for 7 points. More than one bathroom? Mark this under special circumstances.
Enter the number. Blank counts as 0 after your confirmation below.
Enter the number. Blank counts as 0 after your confirmation below.
Enter the number. Blank counts as 0 after your confirmation below.
Enter the number. Blank counts as 0 after your confirmation below.
Enter the number. Blank counts as 0 after your confirmation below.
Enter the number. Blank counts as 0 after your confirmation below.

A double washbasin is at least 70 cm wide and has two taps. Outside the bathroom, at most one single or double washbasin counts per room. Multiple bathrooms or unusual situations? Mark these under special circumstances.

Waterproof floor and walls, sufficient height, a basin with mixer and mirror, and a bath or shower with hot and cold water.
Enter the number. Blank counts as 0 after your confirmation below.
Outdoor space
Garden, balcony, roof terrace or private driveway. A French balcony does not count.
Addresses, not residents. Only a qualifying space with access and usage rights counts.

Negative points apply only if there is no outdoor space at all. Private and shared outdoor space together count for at most 15 points.

Video intercom and special circumstances
You can see and speak to the visitor and open the building entrance door from inside your home. A camera or smart doorbell alone is not enough.

Some homes need more than this short check. We show what still needs an official assessment.

Include a private garage under other spaces and a private outdoor parking space under outdoor space.
Care home, adapted home, new build/major renovation in 2015–2022, new-build supplement, multiple kitchens or bathrooms, non-standard attic, or a valuation instead of a WOZ assessment.

Your result

A check, not a rent ruling

This is an estimate for self-contained homes using the 2026 rules and amounts. Special circumstances, measuring errors and your contract can change the outcome. Do not reduce your rent based on this check alone.

Ask your landlord for the points assessment and compare. The official rent check is free. Huurcommissie proceedings may have fees and deadlines.

Full official check ↗ Calculation rules and exceptions ↗ 2026 rent table ↗

Also under: I can sign

Is this rent allowed

Before you sign: the points decide whether this is free sector and what the rent may be. Too high tends to show up only afterwards.

Rent check

Your ID, masked

Only now do you hand over a copy: citizen service number crossed out and "copy for rental application" written across it. A landlord may not ask for your number and you don't have to give it.

What they may ask

Two things at the key handover

Sign the inspection report and record the meter readings, with photos. You cannot catch up on those two later and they decide your deposit.

The list with deadlines

Alerts off

One button and it stops. No notice period, we are not a gym. Days you have left you may give to someone still searching.

Switch your alerts off