Amsterdamse Aanpak Volkshuisvesting (AAV) – Amsterdam Housing Policy and Action Plan Overview
The Amsterdamse Aanpak Volkshuisvesting (AAV) is the official policy framework and action plan adopted by the Municipality of Amsterdam on July 19, 2023. It functions as the city's housing vision (woonvisie) under the legal requirements of the Dutch Woningwet (Housing Act). The document outlines the strategic choices and concrete measures intended to address the current housing crisis and shapes the desired housing landscape for Amsterdam toward the year 2040. It serves as the basis for agreements between the municipality and housing corporations, specifically the Amsterdamse Federatie van Woningcorporaties (AFWC), and integrates the mandatory Woonzorgvisie (Housing and Care Vision).
The scope of the AAV encompasses the entire housing market, including new construction, the existing housing stock, and all price segments. It defines seven primary goals: increasing the supply of homes, improving affordability, housing those in greatest need, ensuring fitting housing for life stages, maintaining sustainable and high-quality stock, strengthening the legal position of residents, and fostering resilient neighborhoods. The framework is formally linked to the Omgevingsvisie Amsterdam 2050 and the city's Woningbouwplan, establishing clear thresholds for social and middle-segment housing, rent regulation through the Woningwaarderingsstelsel (WWS), and energy efficiency targets through a large-scale insulation offensive.
This document provides the operational basis for the 2023–2027 period, with an evaluation scheduled for 2027. It details financial commitments, regional cooperation within the Metropoolregio Amsterdam (MRA), and specific enforcement strategies for the Huisvestingswet and the Wet goed verhuurderschap (Good Landlordship Act).
New Construction and Housing Supply Targets
Amsterdam has set a long-term ambition to add 7,500 homes annually to the housing stock. This includes a mix of permanent structures and temporary housing solutions to alleviate immediate pressure on the market.
- New Build Ambition: 7,500 homes per year to be added through 2040.
- Flexwoningen: Realization of 2,500 to 3,000 temporary housing units with a maximum duration of fifteen years.
- 40-40-20 Rule: A standard distribution for new developments consisting of 40% social housing, 40% middle-segment rent or owner-occupied, and 20% free-sector housing.
- Stedelijke vernieuwing 2.0: Focus on densification and the redevelopment of poor-quality housing stock with a return guarantee for current residents.
Affordability and Rental Market Regulation
The AAV introduces measures to protect low and middle-income households from excessive housing costs. This is achieved through stricter regulation of rent levels and the protection of the existing social housing stock.
- Social Housing Protection: A policy of 'No sale, unless' (Geen verkoop, tenzij) for corporation-owned social housing to prevent further depletion of affordable stock.
- Middle-Rent Regulation: Implementation of the Wet betaalbare huur, targeting homes with up to 186 points in the WWS to ensure rent does not exceed approximately €1,123 per month.
- Opkoopbescherming: Protection against 'buy-to-let' for homes with a WOZ value up to €533,000, ensuring they remain available for owner-occupancy.
- Leegstandsverordening: Intensified enforcement against residential properties left vacant for longer than six months.
Sustainability and Energy Efficiency
A core priority is the large-scale insulation of the existing housing stock to combat energy poverty and meet climate goals. The municipality oversees the quality of homes and enforces maintenance standards.
- Isolatieoffensief: Priority given to isolating homes with poor energy labels (E, F, and G).
- Corporation Targets: Goal to eliminate all E, F, and G labels from housing corporation stock by 2028.
- Warm Amsterdam: Plans to make 110,000 additional existing homes gas-free by 2035.
- Woningkwaliteit: Targeted enforcement on moisture, mold, and lead piping in both private and social sectors.
Housing for Vulnerable Groups and Care
The integrated Woonzorgvisie addresses the specific needs of the elderly, homeless, and those requiring care. The municipality promotes housing forms that combine living with on-site support.
- Woonzorgcirkels: Development of at least six 'housing-care circles' where elderly and vulnerable residents live near essential care services.
- Housing First: Prioritizing independent living for homeless individuals with intensive ambulatory guidance.
- PHKG Program: Continued cooperation under the Programma Huisvesting Kwetsbare Groepen for housing those in transition from care facilities.
- Van Groot naar Beter: Incentives for elderly residents to move from large family homes to more suitable, smaller apartments.
Frequently Asked Questions
What is the new housing production target for Amsterdam?
The city aims to build 7,500 new homes per year as part of its long-term ambition for 2040.
What is the 40-40-20 rule in Amsterdam housing?
It is a distribution requirement for new housing projects: 40% social housing, 40% middle-segment (rent or sale), and 20% free-sector housing.
How does Amsterdam regulate middle-market rents?
Under the Wet betaalbare huur, the city uses the Woningwaarderingsstelsel (WWS) to cap rents for homes up to 186 points, currently estimated at approximately €1,123 per month.
What is the maximum allowed vacancy for a home in Amsterdam?
According to the Leegstandsverordening, homes should not be left vacant for longer than six months without notification and valid reasoning.
When must housing corporations remove poor energy labels?
Housing corporations in Amsterdam are expected to have eliminated all E, F, and G energy labels from their stock by the year 2028.
What is the WOZ threshold for buy-to-let protection?
The opkoopbescherming (purchase protection) currently applies to homes with a WOZ value up to €533,000 to prevent investors from renting them out.
What help is available for tenants facing illegal landlord behavior?
Residents can contact the !WOON foundation for support, and the city enforces the Wet goed verhuurderschap to stop intimidation, discrimination, and excessive service costs.
