What if the mortgage rate rises before you get to the notary?

In the dynamic housing market of 2026, there is one factor that gives buyers more sleepless nights than the competition itself: the interest rate. You've found your dream home, your bid has been accepted and you're busy with the paperwork. But as you pack your moving boxes, you hear in the news that capital market interest rates are rising.

The period between signing the purchase contract and the actual moment the mortgage passes to the notary can range from a few weeks to many months. In the meantime, rising interest rates can have major consequences for your monthly payments and even the feasibility of your loan. How do you protect yourself against a rise in interest rates and what are your options if disaster strikes?

The importance of the interest offer (The interest cooling off period)

As soon as your mortgage advisor submits an application to a lender, you will receive an interest offer (also known as the rate cut or quote). This is the crucial moment when you “fix” the interest rate.

• The period of validity: Most interest offers are valid for 2 to 4 months. This means that if you go to the notary within that period, you will get the interest that is in that offer, regardless of what happens in the market afterwards.
• Renew: Have you bought a home that will only be completed in six months (e.g. new construction)? Many banks offer the option to extend the offer, sometimes against payment of a commitment fee (usually 0.25% of the principal amount per month).

The dagrente versus the quote rate

Not every bank has the same rules when interest rates rise. It's essential to understand the type of interest rate policy your chosen bank has:

• Quotation interest: You get the interest rate that is in your offer. Will interest rates rise afterwards? No problem, you'll keep your low rate. Are interest rates falling? Too bad, you are stuck at the rate in your offer.
• Dagrente (or Dalrente): This is the most beneficial option for the buyer. The bank will check the current interest rate on the day you are at the notary. Have interest rates fallen since your offer? Then you get the lower interest rate. Have interest rates risen? Then you keep the (lower) interest rate from your original offer.

What if your borrowing capacity is at risk?

Rising interest rates not only affect your monthly payments, but also how much you can borrow according to the Nibud standards. In 2026, these rules will be stricter than ever.

If the interest rate rises before you sign an interest offer, the bank may suddenly offer you a lower maximum mortgage amount.

Example: At an interest rate of 3.5%, you could borrow €400,000. If the interest rate rises to 4%, your maximum borrowing capacity may fall to €385,000. If you bought the property for €400,000, you suddenly have a gap of €15,000 that you have to fill with your own money.

This is exactly why a reservation of funding is so important. If the interest rate rises so fast that the bank refuses the loan, you can buy it free of charge thanks to this reservation.

Risk mitigation strategies

How can you anticipate an uncertain interest rate market? Here are three strategies that are commonly used in 2026:

A. Speed is your friend

Make sure that your file (pay slips, employer statement, valuation report) is complete as soon as your bid is accepted. The sooner your advisor can submit the application, the sooner you fix the current interest rate in an offer. Every day of delay with the appraiser can lead to higher interest rates if the market is troubled.

B. Opt for a longer quote period

If you know that the transfer at the notary is only five months away, do not choose a bank with a standard offer period of three months without an extension option. Instead, pay a little bit more for a bank that is willing to guarantee interest for a longer period of time.

C. The Interest Cooling-Off Period Clause

Some lenders offer a product where you only permanently fix the interest when you sign the quote, but where you already have a reservation. Discuss with your advisor whether this is wise in a rising market.

The psychology of “Missing the boat”

Many buyers panic when interest rates rise by 0.2%. Although this can save around €40 to €50 net per month on a loan of €400,000, it is rarely a reason to miss a good home. Look at the bigger picture: real estate is a long-term investment. A slightly higher interest rate is annoying, but buying a home in the right location with a good energy label often results in more value than those few tens of extra monthly payments in the long term. In addition, mortgage interest is tax deductible, easing the pain of an increase.

The “Preparing commission”: A necessary evil?

If you have to extend the validity of your interest offer, you often face a willingness fee. This feels like a waste of money, but think of it as an insurance premium. Suppose market interest rates have now risen by 1%. The bank offers you to keep your old, low interest rate if you pay a 0.25% commission. In almost all cases, this one-off commission is much cheaper than paying a 1% higher interest rate for thirty years. The preparation commission is also tax deductible.

Risk management: Rest through preparation

A rise in interest rates in the period before the transfer is a risk that you cannot completely eliminate, but you can manage effectively. By taking action immediately after accepting your bid and choosing a lender with favourable terms, such as a daily interest clause or a long offer period, you prevent fluctuations in the capital market from interfering with your plans.

The most powerful defense against rising interest rates is a proactive mortgage advisor and an administratively complete file. Make sure you are ready to fix interest rates as soon as the opportunity arises, and always include a healthy financial buffer for unforeseen market shifts.