--- title: "WOZ and property valuation in Amsterdam: the 6-week clock matters" description: "Looking for a WOZ valuer in Amsterdam? Learn how the annual WOZ date, the 6-week objection period and a market valuation fit together." url: "https://taxateuramsterdam.pro/en/woz-value-amsterdam/" locale: "en" author: "Teun Peerenboom" publishedDate: "2026-08-29T00:00:00.000Z" updatedDate: "2026-09-16T00:00:00.000Z" categories: "WOZ" tags: "WOZ, WOZ value, objection, property valuation" --- # WOZ and property valuation in Amsterdam: the 6-week clock matters Looking for a WOZ valuer in Amsterdam? Learn how the annual WOZ date, the 6-week objection period and a market valuation fit together. ## TL;DR: Check the WOZ date, value and deadline Read the assessment date, reference date, value concept and property description first. Use the municipal report and sale-price context to check the WOZ. Use the City of Amsterdam objection process for a correction, and commission a separate market valuation only when another decision needs one. ## Have you received an Amsterdam WOZ assessment? If an Amsterdam WOZ assessment has arrived, you need to know which date, value definition and deadline apply before deciding what to do. Check the municipal information first, then use a separate market valuation only when another decision calls for it. When requests look similar, separate them by [valuation purposes](/en/compare/), intended recipient and valuation date. A sound [valuation report](/en/report/) keeps the property, purpose, valuation date and recipient visible, so you can test whether the conclusion fits your decision. Before you set the brief, define the [market value in property valuation](/en/subject/) so the purpose and valuation date share one meaning. ## Begin with the annual WOZ frame The municipality assesses the WOZ value every year. The [WOZ reference-date rule](https://www.government.nl/themes/taxes-benefits-and-allowances/valuation-of-immovable-property/how-can-i-check-the-woz-value-is-correct) sets the reference date at **1 January of the previous year**. The date is part of the definition: the WOZ is a municipal assessment for that reference point, while a market valuation is a separate professional opinion for a valuation request such as finance, purchase, sale or division. The municipality remains responsible for the WOZ decision. A private valuer can explain valuation terms or prepare a separate report. That report does not change the municipal objection deadline. ## Expanded explanation: WOZ and market value WOZ and market value can both appear as euro amounts while answering different valuation questions. WOZ supports municipal taxation from an annual reference date. Market value supports a defined professional question about a property, purpose and date. A nearby sale can help you understand the evidence, yet it remains another transaction with its own condition and terms. [Kadaster WOZ information](https://www.kadaster.nl/situaties/woning/woz-waarde) points to public WOZ information and to the municipality for questions about municipal property data. Keep the assessment, municipal valuation report and the date printed on the combined assessment together.
Timeline showing 6 weeks for a normal WOZ objection, 5 years for the late Amsterdam window and a 20 percent value-decrease condition
### 6 weeks, 5 years and 20% in context **6 weeks:** the City of Amsterdam states the normal objection period starts from the date on the combined assessment. **Up to 5 years:** the city describes a late request window after that date. **20%:** the late adjustment condition the city states is a decrease of at least 20%. These figures belong to different parts of the process. They do not form one general extension of the normal period. For an assessment dated after 20 November, the City of Amsterdam says a decision follows within 12 weeks. Record the assessment date before collecting comparisons. If the normal period is running, do not wait for a private report before checking the municipal submission method. ## Attributes to check on the assessment Compare the assessment with your own documents: - address and property type; - floor area and construction year; - apartment, parcel or ownership description; - leasehold or other legal information where shown; - the assessment date and WOZ reference date; - the valuation report or comparable information supplied by the municipality. Separate a factual data issue from a disagreement with the value conclusion. An incorrect floor area is a property-description question. A different view of the value needs evidence connected to the municipal reference date. State which question you are raising so the municipality can address it. ### Three questions before an objection 1. Is a property field wrong or incomplete? 2. Does the evidence relate to the correct reference date? 3. Are you asking for a municipal correction or a private market valuation for another decision? [Government WOZ-checking information](https://www.government.nl/themes/taxes-benefits-and-allowances/valuation-of-immovable-property/how-can-i-check-the-woz-value-is-correct) says the valuation report and public sale prices can help a resident check the result. A sale of a nearby home does not automatically establish the WOZ of your property. ## Usage and practical check: choose the next action Use the assessment date to count the normal 6-week period. For the submission method and required information, the [Amsterdam WOZ objection procedure](https://www.amsterdam.nl/en/municipal-taxes/appeal-your-woz-value/) sets the current process. A tax adviser or legal adviser can help with tax consequences or a contested case. ### When a separate market valuation fits Ask for a private market valuation when a lender, buyer, seller, co-owner, estate process or other recipient needs a market-value opinion for a defined date. State the purpose and recipient. Keep the WOZ as municipal context and make the two value concepts visible in the application. The [NRVT professional WOZ valuation rules](https://www.nrvt.nl/voor-register-taxateurs/regelgeving/praktijkhandreiking-woz/11) provide context for objectivity and independence. A report should state its valuation brief and evidence so the number's purpose remains clear. ### Common timing mistakes - Counting six weeks from the day you opened the letter instead of the date on the assessment. - Treating the 5-year late window as a general second chance. - Applying the 20% condition to the ordinary objection period. - Waiting for a private market valuation while the municipal period runs. - Using a nearby sale without checking its date, condition and transaction context. If the issue is unclear, write down the assessment date, the factual field or value question, the evidence and the person who can answer it. This makes the next contact more precise. ## Related terms and comparison ### Is WOZ the same as a property valuation? No. WOZ is a municipal assessment with an annual reference date. A private property valuation is a professional opinion for a named purpose and valuation date. ### Is a WOZ objection the same as a valuation question? No. An objection asks the municipality to reconsider its decision through the official process. A private valuation brief creates a report for another decision or recipient. ### What does 1 January of the previous year mean? It means the municipality uses that date as the WOZ reference point for the annual assessment. Read the current assessment and official explanation for the applicable year. ### Can I use a private report to change the WOZ? Send the municipality the evidence required by its objection process. A private report can help explain a separate market-value question, yet it does not extend the municipal deadline or guarantee a change. ### What if six weeks have passed? The City of Amsterdam publishes the current late-request conditions; check its official criteria for the applicable case. The city describes a window up to 5 years and a value-decrease condition of at least 20% for the stated late adjustment situation. ### When should I contact a valuer? Contact a valuer when another party needs a market-value opinion, or when you need help understanding a separate valuation question. Contact the municipality for the WOZ decision and objection process. If you still have a question about the property, purpose or date, [contact Taxateur Amsterdam](/en/contact/) with the question and without personal attachments.