Questions to ask a mortgage advisor in the Netherlands

Most buyers ask a mortgage advisor two things: what can I borrow, and what will it cost? Those questions matter, but the ones people forget are often the expensive ones: what happens if rates fall before you sign at the notary, whether you can take your mortgage with you when you move, or what happens if you leave the Netherlands.

This guide lists the questions to ask at each stage, before you apply, during the application and after your mortgage is arranged, including the questions expats most often forget.

Toni van der Flier, our mortgage advisor at OHAO, wrote this article to help expats and internationals navigate the Dutch mortgage and housing market. Do you want to discuss your own situation? Contact us.

Why the questions matter more in the Netherlands

In the Netherlands, you pay your mortgage advisor yourself. Since 2013, advisors may no longer receive mortgage commissions from lenders, as the AFM explains. The advisor works for you, but fees, independence and service still vary considerably between firms.

Many Dutch lenders work only through advisors, so your advisor choice determines which part of the market you can access. Read which Dutch mortgage lenders for expats you can approach directly.

Stage 1: Before you apply

These questions help you choose an advisor and set a realistic budget before you start viewing homes.

Do I need to prepare for the first meeting?

You don't need a full file for a first call, but the better your numbers, the more you get out of it. Have your latest payslips and employment contract to hand, know your savings balance, and list every debt and fixed obligation: student loans (including from your home country), car lease, personal loans, credit card limits and alimony.

Lenders count these against your maximum mortgage, so knowing them in advance turns a general conversation into a real budget. Read how debts affect your Dutch mortgage before the call.

Are you independent, and which lenders fit my situation?

A bank advisor (afhankelijk adviseur) can only offer that bank's mortgages. An independent advisor (onafhankelijk adviseur) compares lenders across the market.

But the number of lenders is only half the answer: an advisor may work with 40 lenders, but only some will accept your contract type, income, or residence permit. Ask how many are realistic for you.

What is the total fee, and what if my purchase falls through?

Ask for the total fee in writing, what it includes, and whether you pay anything if your purchase falls through.

At OHAO, the fee is €2,495 for first-time buyers and €2,795 for moving, new-build or refinancing. You pay when your mortgage is finalised. See what a mortgage advisor fee in the Netherlands usually covers and how it is tax-deductible.

Is the firm licensed by the AFM and registered with Kifid?

Mortgage advice is a regulated service. Check that the firm is licensed in the AFM register and affiliated with Kifid, the independent complaints institute for financial services, which you can look up in the Kifid register.

How will lenders count my income?

Being able to apply is not the same as having all your income counted. Ask these questions if they apply to you:

Questions to ask your advisor, depending on your situation. If any of these situations apply to you, read our guide to a mortgage with a temporary contract in the Netherlands, the 30% ruling and your Dutch mortgage, a mortgage with a foreign income in the Netherlands or the mortgage requirements for ZZP in the Netherlands.

Can I buy a home without my spouse or partner?

If you are not married or in a registered partnership, you can buy a home in your own name. Your partner will then not automatically become co-owner, although they may still have financial claims depending on your arrangements. A cohabitation agreement (samenlevingscontract) can set out what happens to the home, your contributions and your finances if you separate.

If you are married or in a registered partnership, your spouse or partner must generally give consent before you can take out a mortgage on the home you live in together, even if only your name is on the deed.

Can you recommend an estate agent, notary or tax advisor?

Buying a home involves more professionals than just your mortgage advisor: a buying agent (aankoopmakelaar), an appraiser, a notary and, in some cases, a tax advisor.

Ask whether the advisor can introduce you to professionals who suit your goals, and whether they receive any financial benefit from the recommendation.

OHAO's approach: we don't work with one fixed estate agent, notary, or appraiser. We have a network of professionals and recommend the ones that fit your situation and goals. You always make the final choice yourself. That way, our mortgage advice stays independent.

Stage 2: During the application

Once your offer on a home is accepted, the clock starts ticking. Your purchase agreement will usually include a financing reservation (voorbehoud van financiering), often giving you four to six weeks after signing to secure your mortgage.

Can you meet my financing deadline, and what is plan B?

Ask how quickly the advisor submits your file, how long the lender currently takes, and what happens if a lender says no.

A rejection from one lender often comes down to how that lender assesses your income, rather than whether you can afford the mortgage. Ask whether you can still approach another lender within your deadline.

Which fixed-rate period, and why for me?

The fixed-rate period (rentevaste periode) is how long your interest rate stays the same; the mortgage term is usually 30 years.

Ask why the advisor recommends a 10-, 20- or 30-year fixed-rate period for your plans, rather than simply choosing the lowest rate available today. Compare current fixed mortgage interest rates in the Netherlands before you decide.

What happens if rates change before the notary?

A rate offer is valid for a limited time. Ask how long the offer is valid, whether you will get the lower rate if interest rates fall before you sign at the notary, and whether extending the offer costs anything.

Can I get NHG, and is it worth it?

The National Mortgage Guarantee (Nationale Hypotheek Garantie, NHG) usually gives you access to a lower interest rate if your home falls below the applicable price limit: €500,000 in 2027.

Ask whether you qualify and what you save after the one-off fee.

Stage 3: After your mortgage is arranged

These are the questions few people ask before signing, yet they often matter most for expats.

What if I leave the Netherlands or want to rent out my home?

Most residential mortgages don't allow you to rent out your home without first obtaining your lender's permission. If you plan to move abroad and want to keep your property, ask your mortgage advisor to explain the conditions that may apply. It's also worth discussing alternative options, such as selling your home, so you can make an informed decision about what works best for your situation.

Can I take my mortgage with me when I move?

If you buy another home during your fixed-rate period, some lenders allow you to transfer your existing mortgage interest rate to your new property. This is known as the meeneemregeling (mortgage portability scheme). It can be particularly beneficial if your current interest rate is lower than the rates available when you move.

However, the conditions vary by lender, and you will still need to meet the mortgage eligibility requirements. Your mortgage advisor can explain whether this option is available to you and what it means for your new mortgage.

Can I make extra repayments without a penalty?

In many countries, repaying a mortgage early always incurs a fee. In the Netherlands, most lenders allow you to repay a portion of the original mortgage amount each year without a penalty, often 10%, and in some cases more.

If you repay more than that limit during your fixed-rate period, the lender may charge a penalty (boeterente). The amount depends on how far interest rates have fallen since you took out the mortgage. Selling your home or repaying the mortgage at the end of your fixed-rate period is usually penalty-free.

Ask your advisor three things:

• How much you can repay each year without a fee.

• Whether an extra repayment lowers your monthly payment or shortens the term.

• How it affects your mortgage interest deduction, because a smaller loan also means less deductible interest.

Does my rate drop when my loan-to-value drops?

As you repay your mortgage and your home increases in value, your loan-to-value ratio falls. Many lenders will then offer a lower interest rate. Ask whether the lender lowers your rate automatically or only when you request it.

Which insurance does my lender require, and which do I need?

Every Dutch lender requires buildings insurance (opstalverzekering) from the day you receive the keys, so arrange it before your appointment at the notary.

Some lenders also require life insurance (overlijdensrisicoverzekering) if you borrow a large proportion of the home's value. Even when it is not required, it can protect a partner who would otherwise be unable to pay the mortgage alone.

Contents insurance (inboedelverzekering) and payment protection insurance (woonlastenverzekering) are optional. Ask your advisor which of these your lender requires, which ones fit your household, and whether they can arrange or compare them for you.

What do I need to arrange before I move in?

On handover day, record the meter readings for gas, electricity and water.

You will need to choose your own energy supplier. Your regional water company and municipal taxes will automatically follow your new address. You also need to register your new address with the municipality (gemeente) within five days of moving.

Ask your advisor for a short checklist, or read step 10 of our step-by-step home buying journey.

Keep in mind that every situation is different. The examples in this article are for illustration purposes only. For advice tailored to your personal situation, contact our mortgage advisors at OHAO.

Frequently asked questions from expats

Is a mortgage advisor worth it in the Netherlands?

For most expats, yes: an advisor can reach lenders you cannot approach directly and knows how they treat residence permits and foreign income. Read why you might need a mortgage broker in the Netherlands.

Should I talk to a mortgage advisor before I find a house?

Yes. An orientation call before viewings gives you a realistic budget and shows which lenders fit your situation so that you can bid with confidence. At OHAO, this first call is free, and our mortgage calculator gives you a first indication beforehand.

Can I get a mortgage in the Netherlands with the 30% ruling?

Yes, the 30% ruling does not stop you from getting a mortgage. Lenders differ in how they treat the tax-free allowance in your income, so ask your advisor which lenders count it and how.