WWS Points API
For retrieving the wws points of a property, usefull for the rental price of it.
Last updated
For retrieving the wws points of a property, usefull for the rental price of it.
Last updated
The Woningwaarderingsstelsel (WWS), or Dutch Housing Valuation System, is an essential framework used in the Netherlands to determine the maximum permissible rent for social housing based on a point system. Each rental property is assessed by various criteria including its size, energy efficiency, amenities, and location. The total living area significantly impacts the score, with larger properties receiving more points. Energy efficiency is another critical factor, where features such as double glazing, insulation, and sustainable heating solutions enhance a property’s score. Additionally, the presence of quality amenities such as private kitchens, bathrooms, and outdoor spaces also contribute to the overall points tally.
This points system ensures fairness and transparency in the rental market, protecting tenants from excessive rents while providing criteria that landlords must adhere to when setting rental prices. The WWS system is regularly updated to align with current housing market conditions and living standards, thereby reflecting the true value and quality of housing. Utilizing the WWS points API, users can easily calculate the points for any given rental property in the Netherlands, helping landlords to set appropriate rents and tenants to verify the fairness of their rental charges. This API serves as a crucial tool for anyone involved in the Dutch rental market, ensuring compliance with national housing regulations and promoting equitable housing practices.
A non-independent dwelling is a living space that does not meet the definition of independent living space, as explained below.
In explaining the concept of independent living space, article 7:234 BW is followed. This means that the home must have its own lockable entrance door and that the tenant can live in the space without being dependent on essential facilities outside the home. The following essential facilities must be present in any case:
one room;
cooking facilities; that is to say a kitchen sink, water supply and drainage and at least one connection point for cooking on gas or electricity
washing facilities, including a shower cubicle in a room or en suite;
a private toilet.
In addition to the above conditions, an independent dwelling is considered to be occupied by a maximum of two persons or by three or more persons who maintain a sustainable joint household. A sustainable joint household generally exists if there is a couple with a relationship or a family. In this case, there is certainly no question of room rental and an independent dwelling is therefore rented out. In addition, it may occur that – even if tenants do not form a family or have no emotional relationship – there is still a sustainable joint household. However, this will only be the case in exceptional cases, such as in the case of a sustainable (for example religious) residential group. The elaboration of the concept of 'sustainable joint household' is based on case law in administrative law.
According to settled case law of the Administrative Jurisdiction Division of the Council of State, a sustainable joint household exists when one intends to form a household permanently and for an indefinite period. In addition, the requirements set in private law for a sustainable household are relevant. Under private law, the sustainability of that household is determined by objective factors such as the duration of the cohabitation and by subjective factors such as the intention of the parties involved (Supreme Court 10 March 2006, NJ 2006/419 (Hooft/Rochdale)) and furthermore by all the circumstances of the case in mutual connection (Supreme Court 17 January 2014, ECLI:NL:HR:2014:93, NJ 2014/249). In the diverse, because casuistic, case law, it is considered important what intentions the parties had for the future, to what extent these were effectuated and what mutual exchange (joint purchases, settlement of expenses, mutual care, social intercourse) took place (Supreme Court 22 January 1993, NJ 1993/549 (Van Schellen/Dijkstra)). If the household had no long-term prospects, it would not be sustainable either.
If a living space does not meet these conditions , it is considered a dependent living space and the housing valuation system for dependent living space applies. Examples of dependent homes are student rooms. Students who rent a home with other students, which has its own entrance door and is equipped with essential facilities, are also in principle not considered a sustainable joint household. The rented rooms are then considered dependent living spaces and the valuation of the (dependent) living space in question is done on the basis of this policy book.
Exception for hospital rental
An exception applies to the letting of a hostess. If a main tenant wants to let part of the living space to a subtenant as a hostess, an exception applies under certain conditions to the main rule that there is a non-independent living space if a living space is occupied by more than two people who do not share a permanent household. The main tenant can therefore, under certain conditions, pay a rent according to the WWS independent living space to the main landlord. The rent that the (hostess) subtenant pays to the (hostess) landlord is, according to the WWS, non-independent living space. The conditions set are as follows:
The (permanent shared) household of the main tenant (the landlady) must have lived in the rental property independently for at least two years.
The (host) subtenant concerns a maximum of one (permanent shared) household.
The (landlady) subtenant may only have a rental agreement with the main tenant (the landlady) of the property (not with the main landlord/owner of the property).
