As of May 1, 2022, the WOZ value will no longer count indefinitely towards the rent point count. As of that date, a maximum of 33% of the total number of points of a property is determined by the WOZ value of the property. We’ll explain this in a super simple way.
Calculating the new rent points with the WOZ CAP
Suppose a property in Amsterdam has 150 rental points and is thus well in the free sector. The property has a high WOZ value (value not relevant now).
The 150 rent points are structured as follows:
-Living space: 40 rental points
-Luxury and details: 10 rental points
-Energy label: 10 rental points
-Real estate value: 90 rental points
Total thus: 150 rental points
What you see is that the WOZ value in this example is 90 out of 150 rent points. In other words, 60% of the rent points now come from the WOZ value.
Now in this example we are going to look at the impact of the WOZ cap. Again we take the point score:
-Living space: 40 rental points
-Luxury and details: 10 rental points
-Energy label: 10 rental points
-Real estate value: 90 rental points
Total thus: 150 rental points
The 90 rental points of the WOZ value now comprise 60% of the total rental points. But these should only be a maximum of 33% of the total rent points.
This is how you calculate the new rent points with the WOZ cap:
((Total rental points) – (rental points of WOZ value)) x (100 : (100 – max. WOZ %))
So:
(150-90) x (100 : (100 – 33)) = 60 x (100 : 67) = 89.55 rental points
The house in this example which thus first fell into the free sector with 150 rent points, has now become a social rental house due to the WOZ cap. So this is because the WOZ value can be a maximum of 33% of the total number of rental points.
Does the WOZ cap apply even if the property is already rented out?
If the property was already rented to the current tenants on May 1, 2022, the WOZ cap does not apply. If the tenants leave and new tenants move in, then the WOZ cap does apply.
What are the exceptions to the WOZ cap?
The WOZ cap does not apply in the following cases:
For homes up to 40 m2 of living space in Amsterdam and Utrecht and surrounding areas that were built or transformed in 2018 through 2022;
For newly built homes built between 2015 and 2019 intended for the free sector that already have at least 110 rental points, without counting the WOZ value.
For homes that were already worth less than 144 points without the WOZ cap.