Buying a house is never simple, and there have been a few changes in the rules and regulations for getting a mortgage in the Netherlands over the past year or two. So I thought it would be useful to do a quick rundown of the paperwork you’ll need to collect and get ready before making an application, as well as the documents you will need to apply for and sign during the entire process.
1. Koopovereenkomst – the initial agreement
The koopovereenkomst is the formal purchase agreement signed by the buyer and seller once the terms have been agreed. As a private buyer, you normally have a statutory three-day cooling-off period, starting the day after you receive the agreement signed by both parties. Weekends and public holidays can extend this period.
2. Bouwkundig rapport – technical report
Your koopovereenkomst may include a clause making the offer subject to a technical survey, although many buyers have a survey done before they sign. The bouwkundig rapport is a survey which looks at the general state of the building, but does not include a detailed look at the foundations. The survey is not compulsory but often recommended, especially in older properties.
3. Taxatierapport – valuation report
Before agreeing to extend you a mortgage, your bank will ask for a taxatierapport, a formal report valuing the property by a licensed valuer. This is something you, as a buyer, will have to organise, usually through your mortgage advisor. A mortgage cannot exceed 100% of the value of the property, unless the extra is spent on approved energy-saving measures, in which case you can borrow up to 106%.
Since April 1, 2026, property valuers have been required to include a “foundations label” in every taxatierapport. That label runs from A (low risk) to E (high risk). If the property you want to buy has a label of D or E, banks may require more research – at your cost – before they will grant you a loan.
4. Personal information
You will have to provide a copy of your passport and your residence permit (if you are a non-EU/EEA citizen) as well as various documents relating to your income.
5. Salarisstroken and a werkgeversverklaring – pay slip and employer’s statement
Employees will have to provide a recent payslip (salarisstrook) – some lenders ask for more than one – and a statement by their employer (werkgeversverklaring), and possibly an annual income statement (jaaropgave) from the previous year. If you are on a temporary contract, your employer can also include an intentieverklaring, in which the company states that it intends to employ you permanently. Although this declaration is not legally binding, it may allow lenders to assess your income as ongoing employment income, provided the declaration meets their requirements.
6. Jaarrekening – annual accounts
If you are self-employed you will usually need to provide up to three years’ worth of annual accounts (jaarrekeningen), prepared by an accountant, and your income tax assessments (aanslagen inkomstenbelasting) for recent years. This may include freelance income earned in other countries. Your mortgage advisor will help you deal with this.
You will also be asked to provide bank statements from the last few months showing your savings – to ensure you can pay the costs associated with buying a house, such as notary fees and transfer tax (overdrachtsbelasting) – as well as details about existing debts, alimony obligations and student loans.
By the way, do start collecting all the documents relating to your job and income before you really get down to the buying process. They’ll be useful when you first meet a mortgage advisor to discuss how much you can spend.
7. Hypotheekofferte and hypotheekakte – mortgage offer and contract
Once the lender has received and assessed the required documents and approved your mortgage application, it will issue a binding mortgage offer (hypotheekofferte) for you to sign. The notary then draws up the hypotheekakte, the formal deed outlining the terms of your loan and giving your bank or mortgage provider the property as security.
8. Leveringsakte – deed of transfer
When all this has been finalised, you and the seller will make an appointment with the notary, where you will sign the leveringsakte, the formal document for the transfer of ownership of the property. You normally sign the hypotheekakte at the same appointment, as the mortgage money must be with the notary to pay the seller. Once the notary has registered both deeds with the land registry (Kadaster), the property is yours!
Need help preparing your Dutch mortgage application?
Buying a house in the Netherlands comes with plenty of paperwork, but you don’t have to navigate it alone. At FVB de Boer, we help international buyers understand the mortgage requirements, prepare the necessary documents and find a mortgage that suits their situation.
Schedule a free orientation consultation to discuss your mortgage options and the documents you will need.
