Cooling-Off period: What it is and why It matters when buying a home

What is the cooling-off period?

Introduced in 2003, the cooling-off period was designed to give homebuyers a chance to pause and reflect before fully committing to a property purchase.

Was it truly love at first sight, or a rushed decision made under pressure in an overheated housing market? These three extra days give you time to reflect, ask additional questions, or arrange further checks and to review any resolutive conditions, such as financing or a building inspection. This period also gives you extra time to assess your financial situation while applying for a mortgage in the Netherlands.

In today’s fast-moving housing market, it’s common to visit a property only once before making an offer. The cooling-off period often gives you the opportunity to schedule a second viewing — helping you confirm that this really is the home for you.

Important to know: It’s a legal right

The cooling-off period is defined in Dutch civil law (Burgerlijk Wetboek), which means it’s a legal right. It must always be included in a purchase agreement — and can never be removed.

This right only applies to private homebuyers, not to businesses or property investors. The law assumes private buyers have less experience than sellers or estate agents and need extra legal protection.

When does the cooling-off period start?

The three-day cooling-off period begins the day after you, as the buyer, receive a fully signed copy of the purchase agreement. So, in reality, you often already have a bit more time to think things through — since some time usually passes before you sign the contract.

Here’s an example to clarify:

• April 22, 2025: Buyer and seller sign the purchase agreement
• April 22, 2025: You also receive a copy of the signed agreement
• Cooling-off period starts: Tuesday, April 23
• The three days are: April 23, 24, and 25
• That means you can cancel the agreement until 11:59 p.m. on Thursday, April 25, without giving a reason

If the three-day period includes a weekend or a public holiday, the end date is automatically extended to the next business day. This rule also applies to recognized holidays like Christmas.

Want to Cancel During the Cooling-Off Period?

If you decide not to proceed with the purchase, you can cancel without giving a reason and without losing your deposit. But there’s one key rule: you must submit your cancellation within the cooling-off period.

• Always make sure your cancellation is received on time
• Request written confirmation from the seller or selling agent
• Use email with a read receipt or registered mail
• Call to double-check that your message was received and will be processed

Ask the selling agent to send you written confirmation that your cancellation has been received and that the purchase agreement has been officially canceled.

Not to be confused with the mortgage cooling-off period

The three-day cooling-off period only applies to the purchase of the home. It is not the same as the cooling-off period related to a mortgage agreement.

If you’re unsure whether cancelling is the right decision, or how this period affects your financing, a mortgage advisor can help you assess your situation and next steps.

For expats, the Dutch home-buying process often comes with additional uncertainty, especially around legal timelines and documentation. If you’re buying a home from abroad or are unfamiliar with Dutch regulations, our Mortgages for Expats service can guide you through each step of the process.