Can I increase my mortgage in the Netherlands?

This blog article is written by Toni, our mortgage advisor at OHAO, and answers the most common questions about increasing your mortgage in the Netherlands.

If you own a home in the Netherlands, increasing your mortgage can be a simple way to access extra funds or invest in your property. You might want to renovate, make your home more energy-efficient, or tidy up your finances by rolling other debts into your mortgage.

By increasing your mortgage, you are essentially using your home equity. But how does it actually work? What should you pay attention to?

What are the reasons to increase your mortgage?

Most people increase their mortgage to use the value built up in their home. In the Netherlands, homeowners usually increase their mortgage for:

• Renovations such as a new kitchen, bathroom, extension, or structural improvements. This is often done by increasing your mortgage for renovation.

• Sustainable upgrades like insulation, solar panels, heat pumps, or energy-saving windows, often linked to creating an energy efficient home in the Netherlands.

• Debt consolidation, which means rolling other loans into your mortgage to get a lower interest rate

• Other goals, like getting ready to buy a second home, buying a car, or any other expense you can think of.

Banks want to see that you use the extra money in a way that improves or at least keeps your finances stable.

How much can you borrow when increasing your mortgage?

When increasing your mortgage, mortgage lenders focus on two main pillars:

• Your income and work situation.

• The value of your property.

It is very important that you can afford to increase your mortgage; that’s why these two pillars are taken into consideration.

Mortgage increase and loan-to-value requirements

Usually, your total mortgage cannot be more than 100% of your home’s market value. This is known as the loan-to-value (LTV) limit in the Netherlands.

If you plan to make your home more energy-efficient, you might be able to borrow up to 106% of your home’s value.

This is only allowed if you use the extra money for approved energy-saving upgrades, and your income is high enough for the bigger mortgage.

The higher limit is there to encourage you to invest in making your home more eco-friendly, but it only applies to upgrades that are officially recognised.

Mortgage increase and income assessment

If you plan to increase your mortgage, your mortgage lender looks at:

• Your current salary or business income

• Your employment type (permanent, temporary, self-employed)

• Job stability and contract duration

• Existing loans and monthly obligations.

If your income goes up and down or your situation changes, the bank may ask for more paperwork or use stricter rules to decide what you can borrow. This is especially relevant if you have non-traditional or complex income.

What if your situation has changed?

If your job, income, or residence status has changed since your original mortgage, the lender will reassess your risk profile.

Examples:

• A new job may require a new contract or an employer's statement

• A probation period can limit borrowing capacity

• A change in residence permit may affect eligibility

It helps to be open with your bank. They prefer clear information and no surprises.

What documents do you need to provide when increasing your mortgage?

To assess a mortgage increase, lenders usually ask for specific mortgage application documents, such as:

• Recent salary slips or income statements

• Employer declaration or contracts

• Latest mortgage details

• A property valuation report (taxatierapport)

• Quotes or invoices for renovations or sustainability upgrades

• Proof of existing loans (if consolidating debt)

If you have these documents ready, the process usually goes faster.

Can you consolidate consumer loans?

Yes, consolidating consumer loans into your mortgage is often possible, provided:

• Your property has enough equity

• Your income supports the new mortgage amount.

This is a form of additional mortgage borrowing and can lower your monthly payments because mortgage interest rates are usually lower. Remember, your debt will be spread out over a longer period, so you might pay more interest overall. It can be a good solution, but it is important to think it through first.

A special case: a higher registered mortgage amount at the notary

Some homeowners already have a mortgage registered for a higher maximum amount than they currently use.

If that's the case:

• You may not need to visit a notary again

• Costs are usually lower because you do not need to pay notary's fee.

• The process is faster, since the legal registration already exists.

If the higher amount you want to borrow is still within what is registered in the Kadaster and you have no payment problems, the bank can increase your mortgage 'onderhands' without a new notarial deed.

You still need approval, income checks, and documents, but the process is much simpler from an administrative point of view.

Costs you should keep in mind

Even though borrowing may be possible up to 100% (or 106% for sustainability), additional costs are usually paid out of pocket, such as:

• Appraisal (valuation) costs.

• Advisory or handling fees.

• Notary costs (if re-registration is needed).

Some of these costs may be tax deductible mortgage fees, so it’s smart to think about this early on.

Where to start?

• Plan a call with our mortgage advisor to review your income, property value, available equity, and goals.

• Start the mortgage application by collecting and submitting the required documents.

• The lender assesses your income, risk profile, and how you plan to use the funds.

• You receive the new mortgage terms and sign the offer. Once accepted, the mortgage is finalised—with or without a notary—and the funds are released.

Increasing your mortgage in the Netherlands can be a good way to manage your finances, as long as you use it carefully. Whether you want to improve your home, make it more energy-efficient, or tidy up your debts, it’s important to know the rules, how they affect your money, and what they mean for your future.