How much of your home equity can cou access?

Do you own a home that has significantly increased in value? If so, you have home equity.
But how much of that equity can you actually access? And what can you use the funds for? In this blog, we explain it in a clear and simple way, and answer common questions like: Can I access equity without a notary? and how does it work if I want to use equity for a renovation, a second home, or my retirement? 

What Is Home Equity and how much can you access? 

Home equity is the difference between the market value of your home and your remaining mortgage balance. For example, if your home is worth €375,000 and your remaining mortgage is €230,000, you have €145,000 in equity. 

But that doesn’t mean you can just withdraw the full amount. 

If your income, your home’s value, and your lender’s terms are favorable, you can often access a large portion of your equity,  usually by increasing your current mortgage. In most cases, this ranges between 60% and 90% of your total equity. 

If your income has decreased — for example, because you’ve retired — there are still special solutions available, such as a senior mortgage or equity release mortgage, which allow you to unlock your home’s value even if you don’t meet standard income requirements. 

Accessing equity without moving

Many people assume you can only use your equity if you sell your home, but that’s not the case. You can tap into your equity while continuing to live in your home. For example: 

• Renovations: Want to update your kitchen or install solar panels? Use your equity to finance improvements. 
• Supplement your retirement income: Withdraw funds to boost your pension. 
• Debt consolidation: Pay off high-interest debts, such as personal loans. 
• Gifting: Use your equity to help your children or grandchildren buy their first or next home. 
• Major purchases: Planning to buy a camper, boat, or take a long trip? If your mortgage allows, using equity for a dream purchase may be more attractive than leaving it locked in your property. 
• Second home in the Netherlands: Thinking of buying a vacation home or investing in a second property? That’s also possible using your equity. 

Can I access equity without a notary? 

In some cases, yes, if you increase your existing mortgage with your current lender and the original mortgage registration is still sufficient. In that case, there’s no need for a new mortgage deed, which saves time and notary fees. 

In other cases, a notary is required, for example, if you take out a second mortgage or switch to a different lender. The notary will then draw up a new mortgage deed. Fortunately, notary fees and other costs can often be financed from your equity, so you don’t need to pay them out of pocket. 

How does it work in practice? 

There are several ways to access your home equity: 

1. Increasing Your Existing Mortgage (Without a Notary)
   This is called an “under-the-table” mortgage increase. It allows you to borrow more without going to the notary, saving time and money. This is only possible if, when your original mortgage was registered, extra borrowing capacity was included in the deed. You borrow within the limits already agreed upon with your current lender.Your lender will still assess whether your income can support the higher monthly payments.
2. Taking Out a Second Mortgage
   A second mortgage is a separate loan on top of your existing mortgage (usually with the same lender). Your home equity serves as collateral. This type of loan is often used for large expenses like home renovations, buying a second home, or supplementing your pension.Because it’s a new mortgage, you’ll usually need to go to the notary to sign a new mortgage deed. The lender will also reassess your financial situation — including your income and your home’s current value — to determine how much you can borrow.
3. Equity Release (Senior or Lifetime Mortgage)
   This is a special type of mortgage that’s particularly suited to older homeowners. You don’t have to sell your home, but you can still unlock some of its value.Lenders are often less strict about income, making this option ideal for retirees or those with a reduced income. In many cases, you don’t make monthly payments — the interest is added to the loan balance. Repayment typically happens when the home is sold or after death.This makes it a low-stress way to access equity — no need to move or make major lifestyle changes. 

Summary 

You can usually access between 60% and 90% of your home’s equity, depending on your situation. This can be a smart solution for financing renovations, supplementing your retirement, buying a second home, or giving a gift. Whether you need a notary depends on the method you choose. 

A mortgage advisor can help you calculate how much equity you can access and which option fits your situation best, now and in the future.