Specifications for independent home version 01-07-2024
The information need for each rule that is used to calculate the points based on the rules of the version 01-07-2024. This information is crucial for the correct definition of the inputs by the user.
The wws points are calculated based on a set of rules for which specific inputs should be added. Before adding the inputs, the following information needs to be read in order to apply the correct input to the api and get the correct calculation of the wws points.
1. Surface area of rooms
1.1 Requirements
In order for a room to be categorized as 'room' and not as 'other' (other space), must meet the following requirements:
The floor must be passable.
The walls must be made of "solid" material.
The space must be at least 1.50 m wide over at least 80 percent of its length (the longest side).
The room must have a surface area of at least 4 m2 .
The space must cover at least 50% of the surface area or an area of 11
m2 must have a free height of at least 2.10 m (measured from the floor to the visible ceiling (beams present under the visible ceiling are excluded from the measurement).
The room must have at least 0.5 m2 of transparent surface (window or door) adjacent to the outside air.
The room must have ventilation directly connected to the outside air.
There must be at least one power outlet and one light point.
The surface area of rooms is measured from wall to wall, at a height of 1.50 meters above the floor, including the surface area of all loose and fixed cupboards belonging to the home. This measurement height also applies if the surface area deviates from that at floor level. The surface area of a room with a (partly) sloping or lowered ceiling is that part above which the ceiling is at least 1.50 meters high.
These requirements will affect the 'type_of_room' feature of the corresponding block of the input, if the room meets the requirements then the value of the feature should be 'room'.
1.2 Included & Not included Rooms
The floor area under counters, appliances, bathtub, washbasin, toilet, shower tray, mother fireplace, central heating boiler, boiler installation is included. The area occupied by vertical alcoves, chimney ducts, ventilation ducts or stand or ground pipes is not included. The area under an open or closed fixed staircase is that part where the space between the floor and the bottom of the staircase is at least 1.50 m high.
Attic spaces are only valued as rooms if they are accessible via a fixed staircase and if the floor is accessible and the roof is boarded.
By way of exception to the above requirements, a room that serves exclusively as a kitchen and a bathroom or shower room is always considered a room.
1.3 Blocks & features in the input related to this section
Blocks:
rooms
kitchen
sanitary
toilet
Features related to this rule in the mentioned blocks:
type_of_room
surface_area
2. Surface area of other spaces
2.1 Requirements
Other areas must meet the following requirements:
The floor must be passable.
The room must have a surface area of at least 2 m2.
The space does not meet the requirements for a departure (see fixed explanation under 1) or a traffic area (including corridors, halls, landings), namely:
a space that serves to reach another space;
no space to stay permanently
The surface area is measured from wall to wall, at a height of 1.50 meters above the floor, including the surface area of all loose and fixed cupboards belonging to the home. It also includes the mother hearth, central heating boiler, and boiler installation. This excludes the surface area occupied by vertical coves, chimney ducts, ventilation ducts or standpipes or ground pipes. Of the surface area under a fixed (open or closed) staircase, that part applies where the space between the floor and the bottom of the staircase is at least 1.50 m high. The surface area occupied by a retractable or foldable staircase in the retracted position is not included. In the case of an attic, an additional condition is that the roof is boarded and that the attic space is accessible via a staircase belonging to the home. If these conditions are not met, those spaces do not count towards the home valuation.
These requirements will affect the 'type_of_room' feature of the corresponding block of the input, if the room meets the above requirements then the value of the feature should be 'other'.
2.2 Included & Not included Rooms
Other spaces, to the extent that they do not meet the requirements for a departure, include: utility rooms, storage rooms, laundry rooms, sheds, attics and cellars. Parking space that belongs exclusively to one address (private garage) is valued as other space. Shared garages with parking space(s) (shared parking spaces) are valued under section 10 and should not be included for points in this section. A toilet room is valued as other space if it meets the requirements of other space.
2.3 Blocks & features in the input related to this section
Blocks:
rooms
kitchen
sanitary
toilet
Features related to this rule in the mentioned blocks:
type_of_room
attic_without_fixed_staircase
surface_area
3. Cooling and heating
3.1 Requirements & Specifications
For each heated room, regardless of the heating method, valuation points are applied, insofar as the heating is part of the immovable property and its immovable appurtenances. Only rooms that are valued as rooms with surface points are included in this framework.
For each heated other space and traffic area, regardless of the heating method, valuation points are applied, insofar as the heating belongs to the immovable property and its immovable appurtenances.
For homes that can remain sufficiently cool without cooling or for facilities with a cooling function (provided that these facilities can also be used as heating), more points can be obtained.Whether a home can remain sufficiently cool without a cooling function must be determined using the NTA 8800 determination method and is evident from an NTA energy label in which the risk of overheating is indicated as "low". Facilities with a cooling function must belong to the immovable property and its immovable appurtenances. Mobile air conditioners are therefore excluded. These facilities must also meet the following conditions:
A cooling facility must also be able to heat. This means that a room with a cooling facility (which can also heat) is also considered a heated room and can claim the corresponding rating.
A valid NTA 8800 calculation (energy label) must be available in which the cooling function is included; an outdated label in which cooling was not yet included is therefore no longer applicable.
Central cooling systems such as reversible heat pumps, passive cooling through a ground loop or a WKO system must be equipped with underfloor cooling, low temperature radiators or radiator convectors.
Any other immovable accessory cooling system than that described above – such as a fixed air conditioner – must have a product-related energy label of at least A+ (determined according to the European Ecodesign Directive) and be able to deliver a minimum output of 100 W/m2 at an operating temperature of up to 35 degrees Celsius.
Only the rooms that are categorized as 'rooms' will get points for the cooling.
3.2 Blocks & features in the input related to this section
Blocks:
rooms
kitchen
sanitary
toilet
Features related to this rule in the mentioned blocks:
heated
cooled
open_kitchen (only in the kicthen block)
4. Energy performance
4.1 Specifications
For the application of this part of the points' assessment, energy performance is understood to mean: the energy label validly established for a home. When determining the energy performance, the fixed value for the energy-saving measure at area level that is included in NTA 8800 is used.
Where a valid energy label is missing, the energy performance rating is determined based on the energy index and if this is missing as well, then it is determined based on the year the home was built. This results in an energy performance rating based on the building standards applicable in the year of construction. The absence of an energy label therefore generally results in a lower number of points than if an energy label had been issued. After all, rating the energy performance based on the year the home was built does not take into account the fact that the energy performance of many homes improves over time due to the implementation of energy-saving measures. These improvements are expressed in an energy label.
The Rent Assessment Committee may deviate from the indicated points rating for the energy performance corresponding to a better energy label class than A++++. Such a deviation is only possible if the costs incurred to achieve this energy performance deviate significantly from what is considered normal, or if the energy performance is significantly better than what is considered normal for an energy label class A++++.
The energy labels refers to NTA 8800 energy label (issued after January 1, 2021) or NEN 7120 energy label (issued before January 1, 2021).
Energy performance compensation
For very energy-efficient homes that (partly) provide for their own energy consumption, for example through solar panels, an energy performance compensation (EPV) can be agreed upon when renting. The home will then have to meet the requirements for an EPV. In this case, the number of points based on the points system for energy performance is lower. In order to prevent an unwanted over-stimulation in cases where an energy performance compensation has been agreed upon, because the generation of energy for the tenant is also discounted in the rent, a correction factor is applied to the number of points for energy performance for these homes.
In cases where an energy performance compensation as referred to in Article 237 of Book 7 of the Civil Code has been agreed, additional points will be awarded.
If an valid energy label exists, then the user should input the corresponding value to the 'energy_label' feature and insert the value False to the 'energy_index_existence' feature.
If not, then if the energy index exists, the user should insert the value for the 'energy_index' feature and the 'energy_index_existence' feature should be given the value True.
If neither exist then the points will be calculated based on the 'build_year' feature which is mandatory, and the 'energy_index_existence' feature should be given the value false.
The 'energy_label_type' can be either an empty string or NTA 8800, or NEN 7120. If the energy performance has been determined with the applicable NTA 8800 in the period 1 January 2021 – 1 July 2024 (represanted by energy_valuation_date feature), a different valuation applies if the usable surface area is equal to or less than 40m2 .
usable_surface_area determination
The usable surface area of the home is the surface area that is determined when an energy label is issued using NTA 8800.
4.2 Blocks & features in the input related to this section
Blocks:
None
Features related to this rule:
energy_label
energy_index_existence
energy_index
energy_performance_compensation
energy_valuation_date
energy_label_type
house_type
build_year
5. Kitchen
5.1 Requirements
The kitchen installation rating is determined by the length of the countertop, whereby there must be a waterproof kitchen top. The countertop length must be measured across the middle of the top; built-in sinks and hobs are included.
The length of a worktop that is not directly connected to the countertop or of a top that is made of a different material may be included in the length.
If it is a corner countertop, the length of the countertop is determined by (see figure):
Measure the long side of the longer countertop section (see horizontal blue line).
Then balance that length with the long side of the shorter countertop section (see vertical blue line).
The length of a cooking island is determined by the length of the long side.
An extractor system involves an air exhaust with extraction to the outside of the home or based on recirculation with active carbon and grease filters. An extractor system can be either an extractor or recirculation hood above the cooking installation, as well as an extractor system integrated into the countertop. If an object has two facilities, for example a built-in combination microwave/oven or a combined fridge and freezer, both facilities in this object are assessed in accordance with the section. The external dimensions are used to measure kitchen cabinets.
5.2 Facilities in the bath or shower room
Built-in extractor system
Built-in induction hob
Built-in hob ceramic
Built-in gas hob
Built-in refrigerator
Built-in freezer
Built-in oven electric
Built-in oven gas
Built-in microwave
Built-in dishwasher
Additional cupboard space above the minimum (per 60cm width, with a minimum of 60cm height)
One-hand mixer tap
Thermostatic mixer tap
One-hand mixer tap with Boiling water function (separate or in addition to the tap)
Thermostatic mixer tap with Boiling water function (separate or in addition to the tap)
5.3 Blocks & features in the input related to this section
kitchen
Blocks:
kitchen
Features related to this rule in the mentioned blocks:
countertop_length
extractor_system
induction_hob
ceramic_hob
gas_hob
refrigerator
freezer
oven_electric
oven_gas
microwave
dishwasher
extra_cupboard_space_per_60cm
one_hand_mixer_tap
one_hand_mixer_tap_with_boiling_function
thermostatic_mixer_tap
thermostatic_mixer_tap_with_boiling_function
6. Sanitary
6.1 Specifications & Requirements
The valuation of the sanitary facilities is determined on the basis of the presence of certain facilities.
The flush toilet, placed in a designated space, is awarded with points if the toilet is located within the residential building. Toilets outside toilet rooms and bathrooms are not eligible for evaluation.
Any installation installed by the landlord for taking a shower must be counted as a shower. Baths are rated with points, regardless of the length of the bath, provided that an adult can sit in it in a normal sitting position. If a bath is also equipped with a (hand) shower, the shower set should not be counted separately. If a separate shower is installed in the bathroom in addition to the bath, more points are applied.
Washbasins are all basins for washing and rinsing that are connected to the water supply and the domestic sewer, with the exception of those above which a shower is installed. A bath, the sinks in a kitchen sink, a bidet or a lavatory do not count as a washbasin, shower or bath.
Bath or shower rooms must meet the following requirements and have:
a waterproof floor finish;
a clear height of 2.00 m over at least 50% of the surface area (measured from the floor to the visible ceiling);
a waterproof finish up to 1.50 m high for bathroom areas and 1.80 m for shower areas;
a washbasin including (two-hand) mixer tap and a mirror; and
a shower or bath with connections for hot and cold water and equipped with a hot and cold water tap or a mixer tap.
In the case of a fitted full shower separation, the 1.25 points are awarded when the shower area has an immovable accessory separation (and, for example, no shower curtain) with a waterproof finish on all sides of the shower.
6.2 Facilities in the bath or shower room (existing in the sanitary block)
Bubble function of the bath
Mounted complete separation of the shower
Towel radiator
Built-in cupboard with built-in or surface-mounted washbasin
Cupboard space (minimum width of 40 cm, and minimum height of 40 cm)
Power outlet
One-hand mixer tap
Thermostatic mixer tap
6.3 Blocks & features in the input related to this section
Blocks:
sanitary
toilet
Features related to this rule in the mentioned blocks:
Toilet block:
wall_hung_toilet
washbasin
Sanitary block:
shower_facility
toilet
wall_hung_toilet
washbasin
multi_person_washbasin
cupboard_space
power_outlet
build_in_cupboard
complete_separation_of_shower
bath_with_bubble_function
one_hand_mixer_tap
thermostatic_mixer_tap
towel_radiator
7. Housing for the disabled
7.1 Requirements
The costs spent by the landlord on interventions in or on the living space for a disabled person, should be in reasonable proportion to the quality offered. In order to include the costs spent in or on the living space for a disabled person in the points calculation, it is necessary that they concern:
customized facilities: a set of services, aids, home adaptations and other measures tailored to the needs, personal characteristics and capabilities of a person to promote self-reliance, participation or sheltered housing and care; or
home adjustments: a structural or residential intervention in or to a residential space, as referred to in Article 1.1.1, first paragraph, of the Social Support Act 2015; or
subsidized facilities or interventions under another statutory scheme.
Additional points will be awarded for these residential facilities, home adjustments or interventions if the following cumulative conditions are met:
The procedure must have taken place on or after 01-04-1994.
The intervention must be partly subsidised (and not fully).
The procedure must have been performed for a disabled person.
If the rental agreement with the disabled person has been terminated, the application of this section shall lapse, unless the new tenant is also disabled.
With this valuation, the landlord in such a case obtains a reasonable return guarantee for the capital invested by him (i.e. the costs of the interventions, reduced by the tenant's own contribution and the financial compensation from the municipality or (in the case of expensive housing facilities) any body that provides such compensation pursuant to a statutory regulation).
The term “disabled person” means a person who experiences demonstrable limitations as a result of illness or disability.
7.2 Blocks & features in the input related to this section
Features:
disability_costs
disabled_people
8. Outdoor spaces
8.1 Requirements
General:
Balconies, roof terraces and loggias meet the following requirements and only then are they eligible for assessment. Balconies, loggias and roof terraces are:
provided with a walkable finish, such as decking, tiles, etc.;
provided with a separation all around that also serves as fall protection; and
accessible via a door or sliding door.
French balconies are not considered outdoor space in this context. A French balcony is an opening in the facade with inward-opening doors, equipped with a balustrade directly against the frame or facade. French balconies are, as long as they meet the aforementioned requirements for a balcony, valued as outdoor space.
The areas for private and communal outdoor spaces are calculated separately. If there are multiple outdoor spaces that all belong to the same category, i.e. all communal or private, the areas of those outdoor spaces are added together.
Private outdoor spaces:
Private outdoor spaces are outdoor spaces belonging to the home, of which the residents of the home in question have the exclusive right of use and access under the tenancy agreement. These can include front, side or back gardens, balconies, patios or terraces. If there is a parking space within the private outdoor space, the parking space and the road to it are considered private outdoor space. Shared parking space is valued according to section 10, so they should not be included for points in this section.
Of these outdoor spaces, the entire unbuilt surface is measured, measured perpendicular to the front, rear or side facade. For balconies, measurement is taken from the inside of the balcony railing.
Common outdoor areas:
Shared outdoor areas are outdoor areas belonging to the residential building to which the residents of at least two addresses in the residential building have exclusive access and right of use under the tenancy agreement. The tenant(s) must also have access to the shared outdoor area without using rooms, other spaces or traffic areas that are exclusively available to the landlord or to (an)other tenant(s). A minimum size of 2 mx 1.5 mx 1.5 m applies (respectively height, width, depth). These outdoor areas are measured in the same way as private outdoor areas. Shared outdoor space that is intended as a parking space is valued according to section 10, so they should not be included for points in this section.
8.2 Blocks in the input related to this section
Blocks:
outdoor
Features:
surface_area
9. Common areas, other spaces and facilities
9.1 Requirements
Common areas and other spaces are interior spaces belonging to the residential building to which the residents of at least two addresses in the residential building have exclusive access and right of use under the lease agreement. The tenant(s) must also have access to the common interior space without using rooms, other spaces or traffic areas that are exclusively available to the landlord or to (an)other tenant(s).
Under rooms and other spaces, this section uses definitions and measurement methods as given under sections 1 and 2.
9.2 Blocks & features in the input related to this section
Blocks:
rooms
kitchen
sanitary
toilet
outdoor
Features:
shared_addresses
10. Shared parking space
10.1 Specifications & Requirements
In this section, only parking spaces located in a shared parking area are assessed. A shared parking area is a space that is accessible to residents of at least two addresses who have exclusive rights of use, in which there is at least one parking space (such as a shared parking garage under a residential complex or a shared outdoor parking space with one or more parking spaces). Points are awarded for a parking space if it can be qualified as an immovable accessory. This is the case in any case if the parking facility is inextricably linked to the living space (for example, if the parking space is directly connected to the living space or belongs to the address or complex, such as in the case of a shared driveway or shared garage). In that case, the parking facility is always assessed according to this section.
A parking space to which residents of one address have exclusive access and right of use under the lease agreement is assessed according to section 2 (inside, for example a garage belonging to the home) or section 8 (outside, for example a driveway belonging exclusively to the home). The space between parking spaces is considered traffic space.
If the parking space is not inextricably linked to the living space, it must be valued according to this section if the parking space is part of the rented property according to common opinion or is part of the rental agreement by virtue of the rental agreement. This is the case if it has been agreed in the rental agreement that the parking space is part of the immovable property, and if the living space and parking space are rented without being contractually separable from each other.
The parking space may not be used publicly, but must belong to a complex or address for exclusive private use by the resident(s), under the rental agreement.
A parking space is a demarcated area and has an area of at least 12 m2 where a standard passenger car fits in its entirety.
A charging station for exclusive use by residents must be intended for the electrical charging of a motorised vehicle, other than a moped, bicycle with pedal assistance or disabled vehicle.
Type
Description:
Type I
Parking space in closed parking garage belonging to the complex
Type II
Parking space outside belonging to the complex with roof
Type III
Parking space outside belonging to the complex without a roof
10.2 Blocks & features in the input related to this section
Blocks
parking
Features:
parking_type
surface_area
shared_addresses
charging_station
11. WOZ value
11.1 Specifications
Definition
For the purposes of this part of the points assessment, the WOZ value is understood to mean: the value last determined for a home on the basis of Chapter IV of the Valuation of Immovable Property Act.
If the WOZ value relates to a built property under construction as referred to in Article 17, paragraph 4, of the Valuation of Immovable Property Act, the points will be awarded on the basis of the value of the home as if construction had been completed. This will be based on the objective construction costs that, on the basis of the Implementation Decree on the instruction for the determination of the value of the Valuation of Immovable Property Act, formed the basis for the decision under that Act.
If no WOZ value is known yet, for example when new living spaces have been created and it will take a few months before the municipality issues a WOZ decision for these living spaces, 85% of the valuation value of the home can be used as an alternative to approximate the WOZ value. For this purpose, only a (hybrid) valuation report drawn up by a Registered Valuer will suffice. The landlord is responsible for drawing up this report. This valuation value only applies until a WOZ value has been established. If a WOZ value has been established, the valuation value for the purposes of this section will lapse.
In the case of temporary housing, the registered valuer will apply the object demarcation regulations and valuation regulations of Chapter III of the Valuation of Immovable Property Act, with the exception of the regulations pursuant to Article 17, paragraph 4, and Article 18, paragraphs 1 and 2, of the Valuation of Immovable Property Act. Instead of the provisions of article 18, first and second paragraph, the registered appraiser assumes the condition of the home after delivery. For this category, temporary home is understood to mean a home that may be built for a certain period of time at a temporary location (with permitted residential function or temporary deviation from the Environmental Plan). These are homes that meet the requirements that apply to new construction or that have been tested against temporary homes as defined in the Buildings Living Environment Decree (term of no more than fifteen years).
A cohort system applies to the application of the WOZ value. This means that the reference date of the WOZ value determines which figures should be used for the calculation according to this section. This is necessary because the calculation figures are indexed annually. This prevents the need to calculate with new indexed calculation figures while no new WOZ decision has been issued yet. In addition, this prevents the total points from changing due to the indexation of calculation figures. By linking this to the reference date of the issued WOZ decision, a landlord can calculate his WOZ points according to this section each year when he receives the WOZ decision. If the property does not have a deviating value development from the national average, the property will not decrease or increase in points.
11.2 Blocks & features in the input related to this section
Blocks
None
Features:
woz_value
woz_valuation_year
usable_surface_area
corop_area_amsterdam_or_utrecth
12. Special provisions
12.1 Requirements
Care home
For the purposes of this part of the points assessment, a care home is defined as: a living space located in a residential building that forms an independent dwelling, whereby the residential building and dwelling are suitable and intended for people with a physical disability, which is in any case evident from barrier-free accessibility and passability, and whereby the rental and letting agreement relating to this living space includes at least:
the presence of technical facilities in the building that enable an individual personal alarm to connect to the emergency alarm centre in both the home and the complex of which the home is part; and
the use of the common areas belonging to the residential building or its internally accessible immovable appurtenances for meals or recreation, and which are equipped for this use.
The threshold-free accessibility and passability must in any case be demonstrated by a minimum width of 1.2 m of all corridors through which residents must pass in order to reach their own home and other relevant spaces in the complex. There must also be facilities (lifts or ramps) for thresholds of 0.02 m or higher.
Other special facilities
A doorbell function with video and audio connection whereby the front door can be opened automatically from the home is understood as: a system that enables two-way communication with image and sound between the person ringing the doorbell and someone present in the living space. This must also include the possibility of opening the front door from the living space that provides access to the complex of which the home is part.
Monument
If the residential space consists of or is part of a national monument as referred to in Article 1.1 of the Heritage Act and the lease agreement for that residential space was concluded before the date of entry into force of the Affordable Rent Act additional points are awarded.
12.2 Blocks & features in the input related to this section
Blocks
None
Features:
care_home
monument
doorbell
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