Buying House Checklist - The Ultimate Guide

Buying a home in the Netherlands is an incredibly exciting step, but for expatriates, the process can feel overwhelming. The terminology, the legal requirements, and the sheer volume of paperwork often seem designed to confuse.

Do not worry! We have compiled the definitive buying house checklist specifically for expats. This guide ensures you cover every essential step, from initial budgeting to signing the final transfer deed. Let us get started!

Table of Contents

Part I: Setting the Financial Stage

Before you even browse Funda, you must establish a solid financial baseline. Understanding your budget is the crucial first item on your buying house checklist.

1. Determine Your Maximum Mortgage Capacity

First and foremost, you need to know how much you can borrow. While online calculators offer preliminary estimates, a personalized session with a qualified advisor is mandatory.

Seek Advice: Schedule an appointment with an independent mortgage advisor. They assess your specific situation, factoring in your income, residency status, and current debts.
Calculate Costs: Currently, you can generally finance up to 100% of the home’s value. However, transfer taxes (overdrachtsbelasting), notary fees, and advisory costs must be covered by your own savings. Calculate these “Costs for the Buyer” (Kosten Koper, K.K.) immediately.

2. Prepare Your Own Funds

Once you know your total required investment, make sure those funds are readily available. These savings will cover the costs that cannot be included in your mortgage.

Part II: The Search and Due Diligence

Now that your finances are clear, the real search begins. However, do not let excitement override careful inspection.

3. Comprehensive Property Viewing

When viewing a property, scrutinize everything—from the attic down to the crawl space. While the general aesthetics matter, focus on the structural state and the neighborhood.

Assess the Area: Drive through the neighborhood during rush hour. Is parking sufficient? Are schools, shops, and public transport easily accessible?
Inspect the Exterior: Check the roof, masonry, window frames, and paintwork. What is the sun’s orientation for the garden or balcony?
Focus on Condition: Look for signs of dampness, cracks, or leaks in ceilings and walls. Furthermore, check the insulation, the state of the heating system, and the energy label (A-G).

4. Understand Your Inspection Obligations

In the Netherlands, as a buyer, you have an “obligation to investigate” (onderzoeksplicht). This means you are expected to look for obvious flaws. The seller, conversely, has a “duty to inform” (mededelingsplicht) about known issues.

5. Arrange a Structural Survey (Bouwkundige Keuring)

For many properties, especially older ones, scheduling an independent structural survey is highly advisable. This generates a report detailing necessary short-term and long-term repairs.

Crucial Tip: You should include the satisfactory results of this survey as a contingency clause in your provisional contract. This ensures you can withdraw without penalty if major hidden defects are discovered.

Part III: The Offer and Provisional Contract

You found the perfect place! It is now time to negotiate and formalize the agreement.

6. Strategy and Negotiation

Your bid should encompass more than just the price. You are negotiating the handover date, items included (roerende zaken), and the essential contingencies.

Set Contingencies: Always include the financing contingency (voorbehoud van financiering) and, as mentioned, the structural survey contingency. These are your safety nets.
The List of Items: Clarify exactly which fixtures and fittings are included in the sale (e.g., kitchen appliances, curtains, flooring). Use the official ‘List of Items’ to prevent later misunderstandings.

7. Signing the Provisional Sales Contract

Once your offer is accepted, the seller’s agent drafts the provisional sales contract (voorlopig koopcontract). This document is legally binding, subject only to the agreed-upon contingencies.

The Cooling-Off Period: After both parties sign, you have a mandatory three-day cooling-off period (bedenktijd). Use this time to confirm your decision. If you withdraw after this period (and without valid reliance on a contingency), you typically forfeit 10% of the purchase price.

8. The Security Deposit (Waarborgsom)

Following the cooling-off period, you must secure 10% of the purchase price. You have two common options:

Storting: Transfer the 10% deposit into the notary’s third-party account.
Bank Guarantee: Arrange a bank guarantee, where a financial institution guarantees the amount to the seller if the deal falls through because of you.

Part IV: Securing the Mortgage and Transfer

With the contract signed, the focus shifts entirely to financing and legal transfer. This is a critical period that requires diligence.

9. Mortgage Application and Valuation

The bank or lender requires a professional valuation to confirm the property’s market value.

Valuation Report: Quickly arrange a certified appraiser (taxateur). This report is necessary for your lender to approve the final loan amount.
Gather Documents: Work closely with your mortgage advisor. Promptly gather all necessary documents, which may include pay slips, employer statements, bank statements, and tax returns. Remember, the hypotheek application process can take a few weeks!

10. Selecting Your Notary

The notary plays a vital role in the official transfer. They are responsible for the legal transfer deed (akte van levering) and the mortgage deed (hypotheekakte).

Choose Wisely: Shop around for a notary. They set the date for the final transfer and handle all financial settlement.

11. Insurance Essentials

Lenders/Banks often mandate certain insurance policies before closing. Therefore, review these requirements well in advance.

Mandatory (Often Lender-Required):
- Building Insurance (Opstalverzekering): Covers damage to the structure itself (e.g., fire, storm).
- Life Insurance (Overlijdensrisicoverzekering): This pays out a fixed sum upon death, often required if you have a partner or dependents.
Recommended (For Peace of Mind):
- Home Contents Insurance (Inboedelverzekering): Covers your belongings inside the house.
- Liability Insurance (Aansprakelijkheidsverzekering): Covers damage you accidentally cause to others or their property.

Part V: Finalizing the Deal and Moving In

The finishing line is in sight!

12. Pre-Transfer Inspection

Just before the official signing at the notary’s office, you must perform a final walk-through of the property. This essential step confirms that the house is in the agreed-upon condition and that all included items are present.

13. Signing the Deeds

At the notary’s office, you will sign two key documents: the mortgage deed and the transfer deed. Once the transfer deed is signed and registered with the Land Registry (Kadaster), you officially become the homeowner. You will receive the keys immediately afterward. Congratulations!

Part VI: Post-Purchase Setup Checklist

The legal process is done, but the administrative work continues.

14. Setting Up Utilities and Services

Do not wait until moving day to organize services.

Arrange Connections: Easily register gas, water, electricity, internet, and television services online weeks before the move.
Meter Readings: On the day of transfer, note the exact meter readings at both your old and new homes and provide these promptly to the utility companies.

15. Managing Your Address Changes

Expats often have complex address changes involving multiple international entities. Begin tracking who sends you mail one to two months prior to moving.

Notify Authorities: You must register your new address with the local municipality (gemeente) where you will live, ideally within five days of moving.
Other Essential Notifications: Inform your bank, employer, telecom provider, insurers (health, life, car), and doctors.

16. Planning Renovations and Decor

If you plan significant changes (like insulation, a new kitchen, or remodeling), order materials and schedule contractors as early as possible. Lead times for items like flooring and bespoke kitchen units can be surprisingly long in the Netherlands.

Conclusion: Use This Buying House Checklist for Success

Purchasing Dutch real estate as an expat requires methodical planning and a clear understanding of local procedures. By following this comprehensive buying house checklist, you eliminate common risks and navigate the journey efficiently.

The path from ‘searching’ to ‘signing’ is demanding, but the reward—your very own home in the Netherlands—makes it all worthwhile. Remember, preparation is key to a smooth, stress-free transfer.