Rent increase
Rent increases
Rent allowance levy
Making a complaint
Reasons to complain
Processing by the rent committee
Rent reduction
Rent increase
The rent is subject to increase each year. At DUWO, the increased basic rent amount becomes effective on 1 July. The Ministry of Housing, Spatial Planning and the Environment (VROM) determines the maximum percentage increase. The actual percentage increase can vary between complex or residence with the price-quality ratio of the residence being the deciding factor. The rent increase will of course never exceed the limit determined by the Minister of Housing, Spatial Planning and the Environment. DUWO consults the residents’ committees regarding the average rent increase prior to taking action.
You will receive written notice of the percentage rent increase that will apply to your residence at least two months before the increase takes effect. The service costs will also be adjusted.
The rent for the majority of DUWO accommodation will be increased by 1.2% as of 1 July. However, some residences will be subject to a lower rent increase and others will not be subject to any increase at all (for example, if the residences are soon to be renovated or demolished). Residents will be informed of the rent increase before 1 May, and the price increase will come into effect on 1 July. DUWO will provide additional information in the ‘rent information leaflet’ regarding the rent increase as well as other information including the possibility of applying for rent allowance.
Read the rent information leaflet here
In addition to the rent, service costs will also be adjusted as of 1 July. Service costs include the costs for services provided by DUWO (such as internet access and cleaning communal areas), services provided by third parties (such as gas and electricity) and local taxes (sewerage charges and waste materials levy). Unfortunately, DUWO has little influence on most of these costs. However, that is not to say we don’t do our best: we have previously been successful in agreeing discounts for large-scale purchases and we encourage tenants to save energy, thereby also lowering costs. The precise amount by which the service costs will be raised is announced at a slightly later date, but certainly before 1 July.
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Rent allowance levy
Tenants also have to pay towards the costs of the rent allowance as this is no longer paid for solely by the government (i.e. taxpayers). DUWO passes these costs on to residents in independent accommodation who pay far less rent than the maximum rent permitted for their residence. They may be subject to an additional rent increase, although this will never exceed 3.2%.
Unlike residents living in a single room, residents in independent accommodation can be eligible for rent allowance. Tenants who receive rent allowance are compensated for the additional rent increase by an increase in their rent allowance.
Making a complaint against the rent increase
If you have an objection to the rent increase proposed by DUWO, you should inform DUWO in writing before 1 July. Making a complaint is only purposeful if the proposed rent amount is higher than the reasonable maximum, as defined in the applicable regulations. If DUWO disagrees with your complaint, they can request the Rent Committee to make a judgement. Your complaint form will then be submitted to the Rent Committee, together with DUWO’s explanation of their position.
Reasons to complain
Your objection to the rent increase must be fully justified. Complaints regarding severely deficient maintenance should be submitted separately to the Rent Committee – they are not valid reasons for rejecting the rent increase.
However, there are a number of valid reasons for submitting a complaint against a rent increase. For example:
• the rent is already higher than the maximum amount of rent that may be charged according to the points system, or it will become higher than the maximum amount as a result of the proposed rent increase
• the percentage of the rent increase exceeds the permitted limit
• you received the rent increase proposal too late or you are missing important (obligatory) information
• this will be the second rent increase within a year
There are, however, a number of exceptions to the last reason. For example, if your residence has been improved or renovated, you may be subject to an interim rent increase and the rent increase as of 1 July will still stand. The letter can also introduce a rent increase as of 1 July if you have moved house. Finally, you may also be subject to a 1 July rent increase if you have received a ‘deferred rent increase’ in the past year. In other words: if the period following a rent increase is longer than one year, the period until the next rent increase may be shorter than one year.
Processing by the Rent Committee
The ideal situation is obviously that you reach an agreement with DUWO regarding the rent. If this is not possible, DUWO will submit your complaint form to the Rent Committee including an explanation of DUWO’s position.
If your complaint concerns the point value of your residence or the maximum permitted rent amount, a Rent Committee official will visit your residence to view the property and determine the points value. You will receive a copy of the report. The Rent Committee will then hold a session in which you and DUWO will be given the opportunity to explain your positions once again.
The Rent Committee will deliver their judgement about a month after the session. This judgement will state whether you will be required to pay the entire rent increase, part of it or none of it at all. The Rent Committee will also provide a clear explanation of its position on the matter.
If you or DUWO disagree with the Rent Committee’s judgement, the case can be referred to the local court judge for re-examination.
The address of the Rent Committee is:
De Huurcommissie
Postbus 16495
2500 BL Den Haag
Rent reduction
Lack of maintenance is not a valid reason for submitting a written objection. However, in the case of severe maintenance deficiencies that have not been dealt with despite DUWO being previously notified, you have the right to submit a rent reduction proposal to DUWO. Should DUWO reject this proposal, you have the right to request a judgement from the Rent Committee.