Been rejected for a mortgage by a Dutch bank? You are not alone. Learn why banks say no and how an independent advisor can still help you get approved.
You found a home you love. You did your research, gathered your documents, and submitted your mortgage application full of hope. Then the email arrives: rejected. Your mortgage application has been denied.
If this has happened to you, take a deep breath. You are not alone, and more importantly, a rejection from one bank does not mean your dream of buying a home in the Netherlands is over. Far from it.
At Financial Consultancy Holland, we specialize in exactly these situations. Many of our clients come to us after being turned down by a bank, and we help them find a path to approval. Let us explain why banks reject mortgage applications, what makes your case complex, and what you can still do about it.
Dutch banks follow strict lending criteria. That is not a bad thing in itself. The hypotheekregels Nederland (Dutch mortgage regulations) exist to protect both you and the lender. But these rules can also be rigid, and banks tend to apply them in the most conservative way possible.
Here are some of the most common reasons banks turn people down.
If you work as a ZZP-er (freelancer) or run your own business, banks typically want to see at least three years of stable income history. If your income fluctuates, or if you have only been self-employed for a year or two, many banks will simply say no. They see risk where an experienced hypotheekadviseur sees potential.
Even if you earn a solid salary, a temporary contract can be a dealbreaker for some banks. Without a vast contract (permanent employment), traditional lenders may consider your income too uncertain, especially if your employer has not provided an intention to extend or convert your contract.
The Dutch mortgage system was designed primarily for Dutch residents with straightforward Dutch employment. If you are an expat, you may face additional hurdles. Income earned abroad, employment with an international company, a limited Dutch credit history, or even the 30 percent ruling can all create complications that banks do not always know how to handle. Finding a hypotheek voor expats requires specialized knowledge that not every bank has.
A BKR registration (the Dutch credit registry) can seriously impact your chances. Even a small historical debt that has since been paid off can trigger an automatic rejection at many banks. The system does not always reflect your current financial reality.
Perhaps you have multiple income sources. Maybe you recently went through a divorce and your financial picture has changed. Or you are buying a property that does not fit neatly into the bank standard categories, like a home that needs significant renovation or a mixed-use property. Banks prefer cookie-cutter applications. If yours does not fit the mold, it often gets rejected.
Here is something important that many people do not realize: when a bank says no, it is not a universal verdict. It is one institution applying its own internal policies to your situation. Another lender might look at the exact same file and say yes.
This is where independent hypotheekadvies (mortgage advice) makes all the difference.
When you walk into a bank, they can only offer you their own mortgage products and apply their own acceptance criteria. If your situation does not fit their model, they have no alternative to offer you. They simply decline.
An onafhankelijk hypotheekadviseur (independent mortgage advisor) works with dozens of lenders, including banks, insurance companies, and pension funds. Each of these lenders has different criteria, different risk appetites, and different ways of evaluating complex cases. What one lender rejects, another may accept.
At Financial Consultancy Holland, we work with a broad network of lending partners. Over the years, we have built deep knowledge of which lenders are more flexible with self-employed applicants, which ones understand expat situations, and which ones take a more nuanced approach to BKR registrations or non-standard income.
This is not about bending the rules. It is about finding the right lender whose policies genuinely fit your situation.
We use the word complex not to scare you, but to describe situations that fall outside the standard checklist most banks use. In our experience, complex cases include situations like these.
Whether you are a freelance developer, a restaurant owner, or a consultant with your own BV, your income structure is different from a salaried employee. We know how to present your financials in the strongest possible way and match you with lenders who genuinely understand entrepreneurial income.
If you are trying to buy your eerste huis kopen (first home) in the Netherlands as an expat, the process can feel overwhelming. We speak your language, literally and figuratively. We understand the challenges of foreign income documentation, the impact of the 30 percent ruling on borrowing capacity, and the specific lenders who welcome international clients.
A past BKR registration does not automatically disqualify you from getting a mortgage. Some lenders differentiate between types of registrations and look at your current financial health rather than just your history. We help you understand your BKR status and find lenders willing to look beyond it.
After a divorce, your financial situation often changes dramatically. You may need to buy out your former partner or apply for a new mortgage on a single income. These transitions require careful calculation and the right lender. We guide clients through this process regularly.
Want to buy a fixer-upper, a home with commercial space on the ground floor, or a property on leasehold land? These property types can trigger automatic rejections at standard banks. We know which lenders are open to non-standard properties and how to structure the application properly.
When you come to us after a bank rejection, we do not just resubmit the same application somewhere else and hope for the best. We take a structured, strategic approach.
First, we want to understand exactly why the bank said no. Sometimes the reason is clear, sometimes it is buried in the fine print. Understanding the specific objection helps us determine the best path forward.
We look at your income, savings, debts, employment situation, and future plans. Often, there are strengths in your file that the bank overlooked or did not weigh properly. We make sure those strengths are front and center.
Based on our analysis, we identify lenders whose acceptance criteria align with your profile. We know their policies inside and out, so we can present your application in the way that gives you the best chance of approval.
From document preparation to final approval, we handle the communication with the lender and keep you informed every step of the way. No surprises, no confusion, just clear guidance.
If your mortgage application has been rejected by a bank, here are the key things to keep in mind. A bank rejection is not a final answer. It reflects one lender policy, not your actual eligibility. Different lenders have different criteria, and an independent advisor has access to all of them. Complex situations like self-employment, expat status, BKR history, or non-standard properties require specialized knowledge. An onafhankelijk hypotheekadviseur can often find solutions where banks cannot. Acting quickly matters, especially if you have already found a property.
We understand how discouraging a mortgage rejection can feel. You have worked hard, saved up, and found a place you want to call home. Being told no can feel deeply personal.
But here is the truth: in many cases, a rejection simply means you walked into the wrong door first. The Dutch mortgage market has far more options than most people realize, and the right hypotheekadvies can open doors you did not even know existed.
At Financial Consultancy Holland, we have helped many clients in exactly your situation. People who were told no by their bank and went on to successfully buy their home with the right lender and the right guidance.
If you have been rejected, or if you suspect your situation might be considered complex, reach out to us. We will take a honest look at your file and tell you what is realistically possible. No pressure, no false promises, just clear, independent advice you can trust.
