Expat Mortgage Cooling-Off Period in the Netherlands (3-Day Rule Explained)
Buying a house in the Netherlands is exciting – but it also comes with important legal safeguards. One of the most valuable protections for expats is the Dutch mortgage cooling-off period, which allows buyers to cancel a home purchase without reason and without cost.
At Expat Mortgage Platform, we make sure expats fully understand their rights, obligations, and cancellation options before signing anything.
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Cancellation Clauses When Buying a House in the Netherlands
After you agree on the purchase price, the next step is signing a preliminary purchase agreement. This contract includes not only the price and transfer date, but also cancellation clauses (ontbindende voorwaarden).
These clauses protect you if something important does not go as planned.
Common cancellation clauses include:
- Financing clauses – if you cannot obtain a mortgage within the agreed timeframe (usually 5 – 6 weeks)
- Structural inspection clause – if serious defects are found during a building survey
- NHG clause – if you are unable to obtain the National Mortgage Guarantee
These clauses must be explicitly included in the contract. We help expats ensure the right protections are in place before signing.
What Is the 3-Day Cooling-Off Period?
In addition to contractual clauses, Dutch law provides buyers with a statutory cooling-off period.
This means:
- You may cancel the purchase within three working days
- You do not need to give a reason
- There are no penalties or costs
Even if everything seemed perfect at first, this rule protects you if you change your mind – for example, if you realise the property is not suitable after all.
When Does the Cooling-Off Period Start?
The cooling-off period begins:
- Just after midnight on the day after you receive the signed purchase agreement
Important details:
- Only working days count
- Weekends and official public holidays are excluded
To cancel safely, you must notify the seller before the cooling-off period expires.
Best practice:
- Send a written notice by email
- Inform both the seller and the seller’s real estate agent
- Keep information (email receipt, message confirmation, or WhatsApp with read confirmation)
Cooling-Off Period Timeline
This table shows when the cooling-off period ends:
| Signed purchase agreement received by the buyer: | Cooling-off period ends 23.59 on: | Effective number of full days: |
|---|---|---|
| Monday | Thursday | 3 |
| Tuesday | Friday | 3 |
| Wednesday | Monday | 5 |
| Thursday | Monday | 4 |
| Friday | Tuesday | 4 |
| Saturday | Tuesday | 3 |
| Sunday | Wednesday | 3 |
Good to know:
If a public holiday falls within this period, the deadline is automatically extended.
Does the Seller Also Have a Cooling-Off Period?
No. The cooling-off period applies to the buyer, unless the contract explicitly states otherwise.
Once the seller signs the agreement, they are legally bound to sell – while the buyer still has the legal right to withdraw within the cooling-off period.
Can I Use the Cooling-Off Period More Than Once?
Good to know:
If you cancel during the cooling-off period, and then decide within six months to buy the same property after all, you are not entitled to a second cooling-off period for that property.
This rule prevents repeated cancellations on the same house.
Cooling-Off Period vs Cancellation Clauses
It’s important to understand the difference:
Cooling-off period
- Fixed by law
- Always available to buyers
- Lasts 3 working days
- No reason required
Cancellation clauses
- Contractual
- Time-limited (often weeks)
- Require proof (e.g. mortgage rejection, inspection report)
Both protections work together to reduce your financial risk.
How Can Expat Mortgage Platform Help?
We protect expats throughout the buying process by:
- Reviewing purchase agreements
- Advising on cancellation clauses
- Coordinating with mortgage lenders and agents
- Explaining Dutch legal rules in clear English
Our role is to make sure you never sign something you don’t fully understand.
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