FAQ: Mortgages for Self-Employed (ZZP) Expats in the NL

Buying a House as a Freelancer or ZZP: What Do Dutch Lenders Look For?

Being your own boss is fantastic, but when it's time to apply for a mortgage in the Netherlands, it can sometimes feel like the odds are against you. Don't be discouraged! Securing a self-employed mortgage is absolutely possible, and our team uses comprehensive income verification to help secure competitive deals for self-employed professionals. Let’s look at what Dutch lenders actually care about when reviewing your application.

First off, lenders want to see financial health and stability. They generally require that your business does not have negative equity. They also prefer a consistent income stream. But don't panic if your business has had a bit of a rollercoaster year, if there are significant peaks or drops in your annual revenue, lenders will simply ask for a clear, detailed explanation of the cause.

How is my income calculated as a freelancer or ZZP’er?

Lenders typically require an Income Statement (Inkomensverklaring) prepared by an independent accountant to determine your annual income.

• External Accountants: Each firm has its own fees for this service.
• Internal Calculation: Some lenders have an internal desk to calculate this for you. This saves you the accountant's fee, but the process usually takes longer.

Why are annual accounts (jaarcijfers) so important?

Your balance sheet clearly shows your company’s equity. Lenders use your annual figures to calculate key financial indicators like the solvency ratio and liquidity ratio. This helps the bank determine if your business is financially healthy and if you can continue paying your mortgage even if the business suddenly has to settle all short-term debts.

Can I get a mortgage if I just started my business?

The standard criterion is your average income over the last three years. If you have only been in business for one year, the income for that year is often divided by three, resulting in a lower calculated income for the bank. However, some lenders allow for exceptions, and in many cases, we can still help starting entrepreneurs secure a mortgage.

Are your advisors specialized in ZZP mortgages?

Yes, our advisors specialize specifically in mortgages for self-employed professionals. In addition to being certified mortgage advisors with years of experience in entrepreneurial applications, our team members are also Certified Financing Advisors. This means we can quickly analyze annual accounts, determine cash flow, and assess mortgage feasibility. We have the expertise to explain and substantiate specific details of your business to the bank to ensure a smooth application process.

Am I eligible for NHG (National Mortgage Guarantee)?

Yes, if you meet the standard NHG criteria, you can certainly apply for a mortgage with NHG as a ZZP’er. An NHG mortgage offers several benefits, which we would be happy to discuss during a personal consultation.

Can I apply for a Starter Loan (Starterslening)?

Yes, if the municipality where you are buying a home offers a Starter Loan, you are eligible as a self-employed professional. We will review the specific municipal conditions together to see if you qualify.

Can I make an offer on a house without a financing clause?

At Mortgage Spotters, we can provide a Bidding Certificate (Biedingscertificaat). This shows sellers that your finances have been thoroughly checked, which builds trust. We can also determine if you are eligible for "Bieden met Zekerheid" (Bidding with Certainty). This functions as insurance where the insurer guarantees the mortgage application will succeed. This allows you to bid without a financing clause, making your offer highly attractive to sellers and increasing your chances of success.

Which documents do I need to provide?

To calculate your maximum mortgage, we generally need:

• Income Tax Returns (IB): Preferably for the last three years.
• Annual Accounts: Balance sheets and profit/loss statements.
• Financial Obligations: Details on alimony or existing loans. A full list of required documents can be found on our website under the "ZZP Hypotheek" section.

What are the advisory fees for a ZZP mortgage?

The costs depend on your specific situation. For example, if you are a starting entrepreneur, the advisory fees for closing a mortgage are generally lower than if you are already a homeowner.