Mortgages
Remortgaging or increasing your mortgage, with independent advice
If you want to remortgage, switch to rate averaging (rentemiddeling) or increase your mortgage, I calculate what it really gains you after the early repayment penalty (boeterente) and costs. I compare your current terms with the offers of all Dutch lenders and check the tax consequences. If remortgaging gains you nothing, I will tell you so. I work independently and have more than 20 years of experience.
Who it's for
Your fixed-rate period is ending
At the end of the fixed-rate period you can switch without a penalty. I compare your bank's renewal offer with the rest of the market.
You are paying a high interest rate
Your rate is well above current rates. I calculate whether remortgaging or rate averaging outweighs the early repayment penalty.
You want to renovate or improve energy efficiency
You want to borrow extra for a renovation or energy-saving measures. I check whether increasing the mortgage with your own bank or remortgaging is the better route.
Your home has gone up in value
Your debt is lower relative to the value of your home. With many lenders, that means you pay a lower risk surcharge on your interest rate.
Your situation has changed
After a divorce, with a change in income or after becoming self-employed, your mortgage may no longer fit. I look at what needs to change.
What I arrange for you
Requesting and checking the penalty
I request the early repayment fee from your current lender and check the calculation. It may not exceed the bank's actual financial loss.
Running the full numbers
I weigh the penalty, notary, valuation and advice costs against the interest saving over the new fixed-rate period. That shows you after how many months remortgaging pays for itself.
Comparing rate averaging
I compare your bank's rate averaging offer with remortgaging to another lender. With rate averaging, you pay the penalty through a surcharge on the new rate.
Arranging an increase
If you want to borrow more, I calculate what the bank allows based on your income and the test rate (toetsrente). I also show which part of the interest is deductible.
Protecting your tax position
I check how your current mortgage is structured for tax purposes, for example with an interest-only part from before 2013. That way you do not lose any rights when you remortgage.
What to watch out for
- The penalty is capped
- The fee for early repayment may not exceed the lender's actual financial loss. Banks usually calculate this using the net present value of the interest they miss out on. Since 1 July 2019, the same cap has also applied to rate averaging.
- Penalty-free moments
- Almost every bank lets you repay 10% of the mortgage penalty-free each year. At the end of the fixed-rate period you pay no penalty, and if you buy a new home, you can often remortgage penalty-free.
- Rate averaging
- With rate averaging you do not pay the penalty in one go, but through a surcharge on the new rate. The present value of those surcharges may not exceed the bank's loss. No notary is needed.
- Mortgages from before 2013
- If you remortgage a mortgage from before 1 January 2013 without increasing it, you keep your mortgage interest relief (hypotheekrenteaftrek), including on interest-only parts. To be deductible, an increase must be repaid on an annuity or linear basis within 30 years and be used for your own home.
- Test rate when borrowing more
- If you choose a fixed-rate period shorter than ten years, the lender assesses your borrowing capacity using a test rate set every quarter by the AFM (the Dutch financial markets regulator). As a result, you can borrow less than your actual rate would suggest.
- The penalty is deductible
- An early repayment penalty on the mortgage for your own home is deductible as a financing cost. A lower rate after remortgaging does mean you deduct less interest.
How it works
- 1
Mapping your current mortgage
You send me your mortgage statement and the latest annual statement. I map out the rate, term, loan parts and tax structure.
- 2
Penalty and alternatives
I request the penalty and the rate averaging offer and compare them with new quotes.
- 3
Advice
You receive a calculation showing the net monthly saving and the payback period. Then you decide.
- 4
Application and valuation
If you choose to remortgage or borrow more, I apply for the mortgage and arrange the valuation.
- 5
Notary
At the notary the new mortgage deed is signed and the new lender pays off the old loan.
Frequently asked questions
When does remortgaging pay off?
Remortgaging pays off if the interest saving over the new fixed-rate period is higher than the early repayment penalty plus the costs of advice, notary and valuation. The bigger the gap between your rate and current rates, and the longer your fixed-rate period still runs, the higher the penalty as well. That is why I always calculate both sides before you decide.
How is the early repayment penalty calculated?
Most banks use the net present value method. They compare your contract rate with a reference rate for the remaining fixed-rate period and calculate the interest they miss out on each month. That amount is discounted to today's value. The part you may repay penalty-free, often 10% a year, is deducted first. The penalty may not exceed the bank's actual loss.
What is rate averaging (rentemiddeling)?
Rate averaging is an arrangement in which you switch to a lower rate with your current lender without paying the penalty in one go. The penalty is built into the rate for the new fixed-rate period as a surcharge. You do not need a notary. Banks decide for themselves how to calculate the surcharge, as long as its present value does not exceed their financial loss.
Can I increase my mortgage for a renovation?
Yes, if your income allows for the higher payments and the value of your home leaves enough room. If you use the money for your own home, the interest is deductible provided you repay the extra amount on an annuity or linear basis within 30 years. A new 30-year term starts for the increase. I compare increasing with your own bank with remortgaging to another lender.
Do I keep my mortgage interest relief if I remortgage?
Yes, as long as you do not increase the amount. For a mortgage from before 1 January 2013, the relief stays the same, including on interest-only parts, until the 30-year relief period has ended. For mortgages from before 2001, that period runs from 1 January 2001. A mortgage from after 2013 must be repaid within 30 years, and that term continues when you remortgage. A lower rate does mean less relief.
Can I remortgage without a penalty?
Yes, at the end of your fixed-rate period you pay no penalty. In the meantime, almost every bank lets you repay 10% a year penalty-free, and if you buy a new home, remortgaging is often penalty-free. The exact rules are in your mortgage terms and conditions. I ask your current bank for the exact penalty, so you know what you can save.
Further reading (in Dutch)
Mortgages
Hypotheekstrategie 2026: waarom de laagste rente niet alles is
Hypotheek kiezen in 2026? Waarom voorwaarden zwaarder wegen dan rente, wat maximaal lenen kost, welke kosten u vergeet en 7 vragen voordat u tekent.
7 min read, in Dutch
Mortgages
Overwaarde benutten: zo maakt u de overwaarde op uw huis vrij
Overwaarde op uw huis benutten? Hoe u het berekent, hoeveel u kunt opnemen, wanneer de rente aftrekbaar is en hoe u er een beleggingspand mee financiert.
6 min read, in Dutch
Would you like to know whether remortgaging pays off?
Book a free introductory call and have your mortgage statement to hand. I will calculate what remortgaging, rate averaging or borrowing more gains you after all costs.