Legal cooling-off period when buying a house

When you buy a house, you receive a three-day reflection period as a consumer before the purchase becomes final. During this period, you can cancel the purchase as a buyer without giving any reason. Below you can read everything you need to know about the legal reflection period.

Go directly to:

• What is the legal reflection period?
• For whom does the legal reflection period apply?
• For what type of properties does the reflection period apply?
• How long is the legal reflection period?
• How does cancellation work within the legal reflection period?
• When does the purchase contract become final?

What is the legal reflection period?

The legal reflection period when buying a house is the period in which you, as a buyer, have the opportunity to withdraw from the purchase. Without giving any reason and without financial consequences. This reflection period usually applies for a period of three days after signing the purchase contract. Sometimes there may be a longer period, more on that below.

Why was the legal reflection period introduced?

Buyers are often under time pressure during the purchase process, especially in today's overheated housing market. This creates the risk of making hasty decisions, while buying a house is a major financial decision. That's why the reflection period for consumer buyers is legally established in the Netherlands. It gives them the chance to - after signing the purchase contract - think carefully about their choice and to seek professional advice if needed. During this period, for example, you can have a structural inspection carried out or conduct research on the value of the property. It provides you as a buyer with extra protection before you are definitively 'stuck' with the purchase of a property.

For whom does the legal reflection period apply?

The legal reflection period only applies to buyers. As a seller, you are bound to the purchase after signing the purchase agreement. The reflection period is only legally established for consumers, in other words: a buyer who is not acting in the course of their business or profession.

For what type of properties does the reflection period apply?

The legal reflection period does apply to the purchase of:

• Houses
• Vacation homes

The legal reflection period does not apply to the purchase of:

• Unbuilt land
• Houseboats
• Caravans
• Lease purchase
• A house at a public auction before a notary

Consult the website of the National Government for the most up-to-date information.

How long is the legal reflection period?

The three-day reflection period begins the day after the buyer has received the purchase contract.

An example: On Monday, you receive the purchase contract. The reflection period then starts the next day, Tuesday. The legal reflection period then ends on Thursday.

Longer reflection period due to the Term Limits Act

The three days can actually become more days because the Term Limits Act applies. This law outlines how weekends and holidays are handled.

Good to know:

• At least two of the three days of the reflection period must be a workday. These may not be Saturdays, Sundays, or official holidays.
• If the reflection period ends on a Saturday, Sunday, or official holiday, it does not expire until the next day that is not a Saturday, Sunday, or official holiday.
• On the last day, the reflection period ends at 11:59 PM.

Examples of the length of the legal reflection period:

Agreeing on a longer reflection period

The buyer and seller may agree that a longer reflection period applies. Both parties must agree and the agreement must be included in the purchase contract. It is not possible to agree on a shorter reflection period.

How does cancellation work within the legal reflection period?

Do you want to withdraw from the purchase within the three-day reflection period? The best way to cancel the purchase is by notifying the seller in writing. That way, you have your cancellation immediately in black and white. You can do this by sending an email or a registered letter.

Note: If you send your cancellation by post, it must have arrived with the seller on time - within the reflection period! It's often quicker to send an email.

If you have already made a deposit, you are entitled to a refund after cancellation.

When does the purchase contract become final?

After signing the purchase contract, it is referred to as a 'preliminary purchase contract'. The signing makes the contract immediately binding, but the buyer still has the option to terminate the purchase agreement through the legal reflection period and any resolutive conditions. If the applicable reflection period has expired and there are no resolutive conditions (anymore), the purchase contract becomes final.

Read more about selling a house:

• Selling a house: everything you need to know
• Purchase agreement
• Can you still withdraw an accepted offer on a house?

Frequently asked questions about the statutory reflection period when buying a house

• How long is the reflection period?

  The statutory reflection period is 3 days, counted from the day after signing the purchase contract.

• Does the reflection period apply to both the buyer and the seller?

  No. The reflection period only applies to the buyer. Also, the buyer must be a consumer (not a buyer in the exercise of a profession or business).

• For the purchase of what does the statutory reflection period apply?

  The statutory reflection period does apply to:

  • Homes
  • Holiday homes

  The statutory reflection period does not apply to:

  • Undeveloped land
  • Houseboats
  • Mobile homes
  • Hire purchase
  • A house at a public auction before a notary