The Rent is increased every year as of July 1st. You will receive notice of this before the first of May. The VROM Ministry (Ministry of Housing, Spatial Planning and the Environment.) annually determines the maximum percentage with which the rent may be increased. As of the first of July 2010 a net increase in rent of 1.2% applies.
The idea for a rent increase percentage evolved from agreements made between the Residents Organizations BoKS and SSH. The most important point is that rental increase was to be coupled to the rate of inflation. This year it is 1.2%, which is the inflation figure for 2009.
In addition, it was agreed in 2002, that in the case of a room being vacated, the rent should be given an extra increase, which is known as 'rent harmonization'. An agreement was come to with BoKS that the extra income gained from the rent increases should be spent on building 300 more student rooms.
The Points-System
The quality of accommodation is judged with the help of a points-system - also known as an 'accommodation evaluation system' - which was devised by the Vrom Ministry so that the evaluation of each living-unit could be conveyed in points. We will never ask more than whatever the maximum reasonable rent would be according to this Points System.
Every year the Government determines a maximum reasonable rent which is deemed valid for a given number of points. You can check either with us or the Huurcommissie(Rent Commission) as to what the maximum rent may be. On http://www.vrom.nl/pagina.html?id=35650 you will find information on the agreed maximum rent.
The article "Points System" will help you to check the points awarded to your accommodation.
Points System for rooms
Points system for apartments
Notice of Objection
If you do not agree with the proposed rent increase, you have the right to file a complaint. This can be done by sending the Rent Commission a Notice of Objection - instructions for which can be found in the letter announcing the rent increase. Among other things, the Rent Commission will check whether or not the rent to be paid exceeds the agreed maximum rent. Note however, that you must have a good reason to file a complaint, since generally speaking a notice of objection will only be honoured if there is a question of an infringement/breach of a tenant's basic rights due to a serious defect in the apartment. Neglected maintenance or upkeep, a low income, or a conflict with your neighbours are not grounds for an objection to a Rent Increase. A notice of objection must be sent in before July 1st 2010. Note that it is possible to formally object to the basic rent only, not to the services charges.
The Rent Commission mediates in conflicts between lessee and lessor in connection with the quality of the living-accommodation, its state of repair and proposals for rent increase or decrease.
Notice of Objection re rent increase valid from July 1st 2010, may be made if:
A notice of objection to the rent-increase may be handed in to us up to and including the 30th June. You can request a special form for this purpose from the 'Huurcommissie' ( Rent Commission) via phone number: 0800-4887243
Objection Notice Procedure
We could try to meet your objection by investigating the reason for that objection and if possible, render it unnecessary. If you abide by your objection however, we will have to put our comments on the objection notice and deliver it to the 'Huurcommissie' (Rent Commission) within 6 weeks after the first of July, thereby requesting the Huurcommissie to give judgement.
The Rent Commission will examine the arguments put forward against the proposed rent-increase in your notice of objection. Up to the time the Rent Commission passes judgement, you do not have to pay the Rent-Increase. If the judgement turns out to be unfavourable for you, you will be required to pay the accumulated Rent Increase retroactively. We therefore advise you to pay the rent increase anyway. The Rent Commission’s ruling is binding. But if either party does not agree with the Rent Commission's findings, they are entitled to appeal to the Courts within two months after receiving notice of the Commission's findings. The Court may then be requested to fix the sum to be paid as rent. An appeal against the presiding Judge's ruling is not possible.
