Kenaikan sewa ing Walanda: apa sing bisa ditagih dening sing duwe omah lan apa sing bisa ditindakake dening penyewa

Almost every Dutch tenancy sees the rent go up once a year. What the landlord may ask, and whether the increase is valid at all, depends on which of three segments the property sits in, on what the contract says, and on whether the landlord observed a short but strict set of formalities. This article sets out which segment your tenancy falls into, how the annual maximum is calculated, what a valid increase proposal must contain, and how you challenge one.

Telung bagean, telung aturan

Wiwit Undhang-undhang Sewa Terjangkau ( Wet betaalbare huur ) ditrapake tanggal 1 Juli 2024, sewa omah Walanda dipérang dadi telung bagean. Sing endi sing ditrapake ditemtokake saka jumlah poin sing dicetak omah miturut sistem penilaian omah ( woningwaarderingsstelsel ), dudu saka apa sing diarani kontrak dening para pihak.

• Segmen sosial sing diatur – pita titik paling endhek. Sewa ora kena ngluwihi maksimal sing diasilake poin, lan kenaikan taunan diwatesi dening persentase sing ditetepake saben taun dening menteri.
• Segmen pasar menengah (sewa pasar menengah) – the middle point band. This segment was regulated for the first time by the Affordable Rent Act and has its own maximum rent and its own capped annual increase.
• Sektor bebas (sektor swasta, diliberalisasi) – the top point band. There is no maximum rent, but a statutory cap on the annual increase has applied since 2021 and remains in force.

Wates titik lan ambang sewa diindeks saben taun, saengga omah bisa ngganti segmen nalika kontrak anyar ditandatangani. Segmen kasebut tetep ing awal sewa lan ora owah ing tengah kontrak amarga ambang sewa obah.

Kepiye cara ngetung maksimal taunan

Maksimum pasar menengah bisa luwih dhuwur tinimbang sing sektor bebas, sing ngagetne wong nanging dudu kesalahan. Formulane beda-beda: plafon pasar menengah kaiket karo pembangunan upah kolektif ditambah siji poin persentase, dene plafon sing diatur lan sektor bebas njupuk endi wae saka pembangunan rega lan pembangunan upah sing luwih murah, maneh ditambah siji poin persentase. Ing taun nalika upah ngluwihi rega, angka pasar menengah luwih dhuwur saka loro kasebut. Dasar hukum yaiku pasal 7:248 BW, sing digawe ing pasal 10 Uhw ( Uitvoeringswet huurprijzen woonruimte ).

The percentages themselves are recalculated every year and are deliberately not reproduced here, because a figure quoted in an article is out of date within months. The minister fixes them, and the Huurcommissie and rijksoverheid.nl publish them: they are the only sources worth relying on. Note the different calendars: in the regulated segment the new maximum applies to increases taking effect from 1 July, while in the mid-market and free sectors it runs with the calendar year. An increase proposed under last year’s percentage for a date in the new period is excessive, and the excess is recoverable.

Syarat formal saka proposal kenaikan sewa

Ing segmen pasar sing diatur lan menengah, kenaikan kasebut ora kedadeyan kanthi otomatis. Sing duwe omah kudu nggawe proposal tertulis ( voorstel tot huurverhoging ) miturut pasal 7:252 BW, lan formalitas luwih penting tinimbang sing diarepake dening umume sing duwe omah.

• Periode kabar. Proposal kasebut kudu tekan penyewa paling ora rong sasi sadurunge tanggal efektif sing diusulake. Kanggo kenaikan tanggal 1 Juli, proposal kasebut kudu dikirim paling lambat tanggal 30 April.
• Wangun tulisan. Email umume ditampa, yen kuitansi bisa dituduhake.
• Isi. Pasal 7:252 BW nemtokake apa sing kudu kasebut ing proposal: sewa sing lagi ditindakake, owah-owahan sing diusulake, sewa anyar sing diasilake lan tanggal wiwit ditrapake. Yen sing duwe omah gumantung marang kenaikan sing gumantung karo penghasilan, laporan penghasilan saka panguwasa pajak kudu dilampirake. Proposal sing ora kalebu salah sawijining rincian kasebut dianggep cacat.
• Saben rolas sasi sepisan. Ing periode rolas sasi pisanan sawisé sewa diwiwiti, sewa bisa ditambah paling akèh sapisan, lan sawisé iku mung ing pungkasan saben periode rolas sasi sabanjuré (pasal 7:250 BW). Ing ngendi kenaikan kasebut gumantung marang klausa kontraktual, interval rolas sasi sing padha ditrapake, lan klausa sing ngasilaké luwih saka siji kenaikan sajrone rolas sasi ora sah (pasal 7:251 BW). Ana pangecualian sempit ing ngendi diskon sewa sementara diilangi kanthi bertahap (pasal 7:252c BW).

Akibat saka proposal sing cacat iku prasaja lan, kanggo sing duwe omah, larang: kenaikan kasebut ora ditrapake. Iki ora dikurangi, didandani utawa ditundha miturut hukum. Sewa tetep ana ing panggonane, lan sing duwe omah kudu miwiti maneh kanthi proposal anyar sing tundhuk lan periode kabar rong sasi anyar - ing praktik asring ngentekake setaun indeksasi. Penyewa sing wis mbayar bisa nuntut maneh selisih kasebut.

How you object, and when

Rute kasebut gumantung saka segmen kasebut, lan rong rute kasebut makarya ing arah sing ngelawan.

Proposal sing diatur lan pasar menengah miturut pasal 7:252 BW

You write to the landlord, before the proposed effective date, saying that you object and why. Nothing further is then required of you. If the landlord wants to press ahead, it is the tuan tanah sing kudu takon marang Huurcommissie kanggo mutusake, sajrone nem minggu saka tanggal efektif sing diusulake (pasal 7:253 BW). Yen wektu kasebut liwati, kenaikan kasebut ora bakal ditrapake - siji-sijine perkara sing paling migunani sing bisa dingerteni dening penyewa sing mbantah.

Indeksasi miturut klausul kontraktual (pasar menengah lan sektor bebas)

Where the increase flows from an indexation clause rather than an art. 7:252 BW proposal, you apply directly to the Huurcommissie, within four months of the date the increase took effect (art. 7:248 BW). Missing that four-month window is fatal to the challenge, so diarise it. The Huurcommissie will cap the increase at the statutory maximum if the clause produced more.

Klausul indeksasi: sektor bebas lan masalah istilah sing ora adil

Ing sektor pasar menengah lan bebas ora ana hak hukum kanggo kenaikan tahunan. Kabeh gumantung saka kontrak. Yen sewa ora ngemot klausul kenaikan sewa babar pisan, sing duwe omah ora kena nambah sewa saben taun - titik. Yen ngemot klausul sing nyetel persentase ing ngisor wates hukum, angka kontraktual sing ngatur. Yen nyetel persentase ing ndhuwur wates, wates kasebut sing ngatur.

Ing ndhuwur lapisan undang-undang kasebut ana hukum konsumen Eropa, lan ing kene akeh dhuwit sing dipertaruhake. Sewa omah karo individu pribadi minangka kontrak konsumen, mula aturan syarat sing ora adil ditrapake lan pengadilan kudu nguji klausul kenaikan sewa saka mosi dhewe.

The leading authority is the Hoge Raad’s ruling of 29 November 2024, ECLI:NL:HR:2024:1780 (confirmed this session against the published decision). It concerned the common free-sector formula of “CPI indexation plus a surcharge”. The court held, in summary:

• Unsur indeksasi lan unsur biaya tambahan ditaksir dhewe, sanajan katon ing ukara kontraktual siji. Tujuane beda-beda: siji kanggo ngimbangi depresiasi mata uang, sijine kanggo kenaikan biaya ngluwihi inflasi.
• Klausul sing nyedhiyakake indeksasi IHK dhewe ora ora adil.
• Klausul sing nambahake biaya tambahan tetep nganti 3% ing ndhuwur indeksasi CPI yaiku ora unfair in principle: the financial consequences are foreseeable, the landlord has a legitimate interest, and the tenant can terminate.
• Yen ana klausul biaya tambahan is found unfair, it must be disapplied ing sakabehe. The court may not reduce it to an acceptable 3%. The tenant is put back in the position they would have been in without the clause and can reclaim the overpaid increases.

The consequence for landlords using an “indexation plus up to 5%” or “plus up to 7%” formula is severe. The surcharge is not trimmed; it disappears for the whole life of the tenancy, and past surcharges become repayable. For a portfolio landlord with a standard template the exposure is cumulative across every unit. A landlord relying on a surcharge clause, and a tenant claiming back what was paid under one, should both check where the case law stands before committing to a position.

Ana rong poin sing penting. Putusan kasebut ana hubungane karo klausa , dudu babagan wates ndhuwur: sanajan klausa sing adil ora bisa menehi luwih saka wates ndhuwur sing ditrapake kanggo taun kasebut. Lan klausa sing ora adil ora bisa diatasi kanthi menehi rega sing luwih murah tinimbang sing diidinake; nanging ukarane sing diuji.

Kenaikan sewa sawise renovasi utawa perbaikan

An increase after works is a different matter from the annual increase and is not subject to the annual percentage cap. The distinction that decides most disputes is between dandan lan pangopènanOwah-owahan fisik utawa tambahan sing nambah kesenengan omah - peralatan sing wis dipasang, perlengkapan kamar mandi anyar, insulasi, lan langkah-langkah energi liyane - bisa mbenerake kenaikan. Panggantos lan ndandani ora bisa, amarga njaga properti supaya tetep apik iku sing wis dibayar sewa.

Yen sing duwe omah pengin merenovasi omah sing dienggoni, pasal 7:220 BW mbutuhake proposal sing cukup : paket tertulis sing njlentrehake proyek, gangguan, kompensasi, lan usulan sewa anyar. Penyewa sing nolak proposal sing cukup bisa dipeksa; penyewa sing ngadhepi proposal sing ora cukup ora bisa.

Menawa para pihak ora bisa sarujuk babagan akibat sewa, salah siji saka pihak kasebut bisa njaluk Komisi Huur kanggo mutusake apa kenaikan sing diusulake iku cukup, sajrone telung sasi sawise rampunging pakaryan. Komisi Huur ngirim penyidik, mriksa manawa pakaryan kasebut pancen minangka perbaikan, lan nguji kenaikan kasebut marang biaya sing sejatine ditanggung. Rute iki ana ing segmen pasar sing diatur lan menengah (pasal 7:255 BW) lan ing sektor bebas (pasal 7:255a BW), sanajan ing sektor bebas ora ana wates poin kanggo asil sing kudu diukur.

Peningkatan tambahan sing gumantung marang penghasilan

Mung ing segmen sosial sing diatur, sing duwe omah bisa ngusulake kenaikan sing luwih dhuwur kanggo rumah tangga sing ngluwihi tingkat penghasilan tartamtu (pasal 7:252a BW), sing dituduhake minangka jumlah euro tetep saben wulan tinimbang persentase.

• Ana rong pita penghasilan ing ndhuwur ambang batas biasa, saben pita nduweni jumlah tetep saben wulan dhewe tinimbang persentase.
• Watesan penghasilan, jumlah saben wulan, lan taun referensi ditetepake saben taun lan diterbitake dening Huurcommissie; penilaian kasebut digawe adhedhasar penghasilan rumah tangga saka taun pajak sadurunge, dudu taun saiki.
• Penghasilan anak penduduk sing durung tekan umur 23 taun ora diitung ing ngendi penghasilan total anak kasebut (verzamelinkomen) tetep ana ing ngisor watesan sing wis diterbitake.
• Klompok penyewa sing lara kronis lan cacat sing wis ditemtokake dibebasake.

Sing duwe omah kudu njaluk indikasi penghasilan saka Belastingdienst lan nglampirake karo proposal. Yen ora digatekake, proposal kasebut bakal cacat, kanthi akibat sing biasane yaiku kenaikan kasebut gagal. Kenaikan maksimal ora bisa ditumpuk: sing duwe omah njupuk persentase biasa utawa jumlah sing gumantung karo penghasilan, ora loro-lorone. Amarga ambang batas lan jumlah owah saben taun, priksa tabel sing diterbitake dening Huurcommissie kanggo taun nalika kenaikan kasebut bakal ditrapake.

Penurunan sewa: gambar pangilon, lan asring gerakan sing luwih kuwat

Tenants tend to think defensively about the annual increase when the better question is whether the rent was ever lawful. In the regulated and mid-market segments the rent may not exceed the maximum the dwelling’s points produce. If it does, you should not merely resist the increase but propose a abang.

The procedure under art. 7:254 BW mirrors the increase procedure. You send a written proposal stating the current bare rent, the proposed lower rent, the reduction and the effective date, which cannot fall earlier than two full calendar months after the proposal is sent. If the landlord refuses or does not respond, you ask the Huurcommissie to rule, and must do so within six weeks of the proposed reduction date. You keep paying the existing rent until the decision comes through.

Yen poin nuduhake biaya sing berlebihan sing substansial, rute iki regane luwih saka persentase indeksasi, lan bisa digabungake karo klaim cacat. Nglakokake pamriksan poin kudu dadi langkah pertama nalika penyewa sing diatur utawa pasar menengah mangu-mangu babagan sewane.

Apa sing ora bisa ditindakake dening juragan tanah

• Tambah luwih saka sapisan sajrone rolas sasi. Peningkatan kapindho sajrone periode rolas sasi sing padha ora sah (pasal 7:251 BW), apa wae sing kasebut ing kontrak.
• Tambah sajrone jangka waktu tetep tanpa basis kontraktual. Ing sektor pasar menengah lan bebas, ora ana klausul indeksasi tegese ora ana kenaikan tahunan sajrone kabeh periode.
• Tambah amarga ora gelem nganyari. Kontrak sewa omah Walanda kanggo wektu sing ora ditemtokake ora kadaluwarsa lan ora bisa "diperpanjang" kanthi syarat anyar miturut pilihan sing duwe omah. Menehi pilihan marang penyewa antarane sewa sing luwih dhuwur lan ninggalake dudu cara sing sah kanggo nambah sewa: mungkasi kontrak sewa mbutuhake alasan hukum lan, yen penyewa ora setuju, prentah pengadilan.
• Mulihake paningkatan liwat biaya layanan. Nambahake biaya sewa menyang biaya layanan utawa rega kabeh-ing-lebu ora bakal tahan nalika ditliti.
• Lalekno bantahan. Ing segmen pasar sing diatur lan menengah, sing duwe omah ora bisa nolak keberatan kanthi sepihak; siji-sijine cara yaiku Huurcommissie, sajrone nem minggu.

Ing ringkesan

• Your tenancy sits in one of three segments – regulated, mid-market or free sector – and the segment fixes both the annual increase ceiling and, outside the free sector, the maximum rent itself.
• A rent increase proposal under art. 7:252 BW is only valid if it is in writing, reaches you at least two months before the effective date, and states the current rent, the new rent, the change and the date; a missing item makes the whole proposal defective and the increase does not take effect.
• Object before the effective date and the burden shifts to the landlord, who must then apply to the Huurcommissie within six weeks; miss that window and the proposed increase simply falls away.
• A free-sector indexation clause with a surcharge above 3% is vulnerable under EU unfair-terms law following the Hoge Raad’s ruling of 29 November 2024 (ECLI:NL:HR:2024:1780): if a surcharge clause is found unfair, it is struck out in full, not reduced to 3%.
• If your rent already exceeds the points maximum, a reduction request under art. 7:254 BW is usually worth more than resisting the next increase.

Ora yakin karo kahananmu? Critakake babagan kahananmu. Kita bakal ngandhani pilihanmu sajrone sedina kerja.

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