Waarborgsom 101: Understanding the 10% Deposit and Its 4–6 Week Deadline
Buying a home is exciting, but once your offer is accepted, the process quickly becomes more technical. One of the first financial milestones is the waarborgsom: the 10% deposit that buyers must arrange after signing the purchase agreement. If you are unsure what it is, where it goes, or why the 4–6 week deadline matters, this guide will help.
At Spijker Makelaardij, buyers receive guidance from the viewing stage through negotiations, contract review, required checks, and preparation for the final transfer at the notary. In this article, you will learn what the waarborgsom is, when it must be paid, how it fits into the wider purchase timeline, and what practical steps can help you stay on schedule.
What is a waarborgsom?
A waarborgsom is a security deposit that a buyer lodges when purchasing a home. In practice, it amounts to 10% of the agreed purchase price.
Its purpose is straightforward: it provides financial security within the transaction after the purchase agreement has been signed. The amount is held until completion and then settled as part of the transfer.
Quick answer
How much is the waarborgsom?
The standard amount is 10% of the agreed purchase price.
When must it be paid?
It must reach the notary’s client account by the deadline stated in the purchase agreement, typically 4–6 weeks after signing.
Who holds it?
The notary holds the deposit in the notary’s dedicated third-party funds account.
Why the 10% deposit matters
The waarborgsom is one of the key checkpoints between signing the contract and completing the transfer. It confirms that the buyer is progressing through the transaction and meeting an important financial obligation on time.
For many buyers, this is also the moment when the purchase process starts to feel very real. You are no longer only discussing price and conditions; you are preparing for legal completion and the practical steps that come with it.
Because this stage sits between contract signing and the transfer date, good planning matters. That is one reason buyers benefit from clear guidance throughout the purchase process.
When is the 10% deposit due?
The 4–6 week deadline is a common timeframe, but the exact due date is not universal. The controlling date is the deadline written into the purchase agreement.
That means buyers should always check their contract carefully and work backward from that date.
In simple terms
- You sign the purchase agreement.
- The agreement includes a deadline for the waarborgsom or bank guarantee.
- In many cases, that deadline falls around 4–6 weeks later.
- The deposit must be received by the notary’s client account by that deadline.
This period gives buyers time to organize the necessary financial and administrative steps before the transfer.
Where does the deposit go?
The deposit is not held by Spijker Makelaardij. In Dutch residential property transactions, Spijker Makelaardij does not operate its own escrow or third-party client funds account.
Instead, the money is securely held by the notary through the notary’s dedicated third-party funds account.
This is an important distinction because it clarifies the flow of funds in the transaction:
| Question | Answer |
|---|---|
| Who pays the waarborgsom? | The buyer |
| How much is it? | 10% of the agreed purchase price |
| Who receives it? | The notary |
| Where is it held? | The notary’s client/third-party funds account |
| What happens at transfer? | It is deducted from the balance payable at transfer of ownership |
What happens to the deposit at completion?
The notary keeps the waarborgsom until completion. At the transfer of ownership, the deposit is deducted from the amount still payable.
In other words, it is not a separate extra purchase cost on top of the agreed price. It forms part of the financial settlement at the moment ownership is transferred.
That makes it important to understand the difference between:
- the purchase price,
- the waarborgsom as part of that price settlement, and
- the additional buyer’s costs connected to the transaction.
Is a bank guarantee possible instead of paying the deposit?
Yes. Instead of transferring the deposit itself, the buyer may arrange a bank guarantee for the same amount.
The purchase agreement sets the relevant deadline, and the same timing generally applies: the bank guarantee must also be in place by the date stated in the contract.
For buyers, the key point is simple: whether you choose the deposit itself or a bank guarantee, this requirement should be arranged early enough to avoid last-minute pressure.
How the waarborgsom fits into the full buying timeline
There is no fixed end-to-end timeline for every purchase. Each transaction is unique. Once an offer is accepted, the buyer and seller agree on a transfer date in the purchase agreement.
That date is typically set several weeks to a few months later, depending on factors such as:
- financing,
- technical inspections, and
- the preferred completion dates of both parties.
Within that broader timeline, the waarborgsom is one of the early milestones. A typical sequence looks like this:
- Viewings and property assessment
- Bidding strategy and negotiations
- Offer accepted
- Purchase agreement signed
- Deposit or bank guarantee arranged within the contractual deadline, often 4–6 weeks after signing
- Required checks and practical preparation
- Final inspection
- Transfer at the notary
This is one reason purchase guidance matters. At Spijker Makelaardij, support covers property assessment, bidding strategy, negotiations, contractual documentation, and coordination through to the final transfer at the notary.
What other costs should buyers plan for?
The waarborgsom is only one part of the broader financial picture. Buyers should also budget for the usual additional expenses associated with purchasing a home.
Spijker Makelaardij can provide an itemised overview of typical extra costs, including:
- transfer tax,
- notary fees,
- Land Registry fees,
- mortgage advice and financing costs,
- valuation fees, and
- the cost of a technical building inspection.
The exact amounts depend on the property and the buyer’s situation. For exact calculations and specific tax or financing advice, buyers should consult a notary or financial adviser.
Practical budgeting tip
Do not look only at the purchase price. A realistic purchase budget should account for:
- the 10% deposit or bank guarantee requirement,
- your expected transaction costs,
- your financing timeline, and
- any documentation needed before the transfer.
How Spijker Makelaardij supports buyers through this stage
The financial and legal steps after an accepted offer can feel overwhelming, especially for first-time buyers or international buyers who are less familiar with Dutch real estate transactions.
Spijker Makelaardij takes a personal and hands-on approach. The process starts with a consultation to understand the client’s situation, goals, and expectations. From there, the strategy is tailored to the individual client, the property, and current market conditions.
Clients receive:
- clear advice,
- proactive updates,
- direct access to the team, and
- guidance through the contractual and regulatory aspects of the transaction.
Spijker Makelaardij works in accordance with applicable Dutch laws, regulations, and NVM professional standards, and guides clients through matters such as disclosure obligations, client verification, and Wwft requirements, referring to specialised professionals where necessary.
This practical guidance can be especially valuable when important deadlines are approaching, including the deadline for the waarborgsom.
Practical takeaways: how to stay on top of the 4–6 week deadline
If you are approaching the signing stage, these steps can help you stay organized.
1. Check the contract date immediately
Do not rely on estimates alone. The binding deadline is the one written into the purchase agreement.
2. Understand whether you will pay the deposit or arrange a bank guarantee
Both options cover the same 10% amount, but the practical process may differ.
3. Keep the notary’s role clear
The deposit is held by the notary, not by the estate agent.
4. Budget beyond the deposit
Also prepare for additional purchase costs such as transfer tax, notary fees, valuation fees, and inspection costs.
5. Build in time for financing and checks
The period after signing often includes financing arrangements, inspections, and other required steps. The earlier you plan, the smoother the process tends to be.
6. Ask questions early
If any part of the purchase agreement or payment process is unclear, clarify it as soon as possible. Early action reduces the risk of delays.
Related questions buyers often ask
Is the waarborgsom always 10%?
In this context, the standard amount is 10% of the agreed purchase price.
Does Spijker Makelaardij hold the deposit?
No. Deposits and advance payments are held by the notary through the notary’s dedicated third-party funds account.
Is the 4–6 week period fixed in every transaction?
No. The exact deadline is the one stated in the purchase agreement, although it is typically 4–6 weeks after signing.
Is the deposit returned separately at transfer?
The notary retains the deposit until completion and then deducts it from the balance payable at the transfer of ownership.
Why clear guidance matters in Almere
Buying a home involves more than choosing the right property. Timing, documentation, financing, legal formalities, and local market knowledge all play a role.
Spijker Makelaardij has been active in the Almere housing market for 30 years and was founded in 1996. The agency’s experienced NVM real estate agents specialise in residential sales, purchases and property valuations, with extensive knowledge of Almere, its neighbourhoods, and local market developments.
That local expertise matters when buyers need practical, well-founded advice at every stage of the process, including the financial commitments that arise after signing.
For buyers who also want a broader understanding of the transaction, it can be useful to explore related topics such as:
- the overall purchase timeline from accepted offer to notarial transfer,
- the typical additional buyer’s costs, and
- the role of property valuation and technical inspection in the buying process.
Conclusion
The waarborgsom is one of the most important early steps after signing a purchase agreement. In most cases, buyers must arrange a 10% deposit or a bank guarantee for the same amount, and it must reach the notary by the contractual deadline, typically 4–6 weeks after signing.
The deposit is held securely by the notary and later deducted from the amount payable at transfer. Understanding this process early helps buyers budget correctly, avoid unnecessary stress, and move toward completion with confidence.
If you are preparing to buy a home in Almere and want clear guidance on the purchase process, Spijker Makelaardij can help you navigate each stage — from viewings and negotiations to contract review, required checks, and the final transfer at the notary.
Would you like personal advice about buying a home, expected purchase costs, or the timeline after your offer is accepted? Contact Spijker Makelaardij for tailored guidance in Dutch or English.