Dependent and independent mortgage advisors
Dependent or independent mortgage advisor? The difference is the range of lenders they compare. Learn which suits you and what each costs in 2026.
The key difference between a dependent and an independent mortgage advisor in the Netherlands is the range of lenders they can compare: a dependent advisor works for one bank (or a small panel), while an independent advisor compares mortgages across the whole market. That difference shapes the advice you get, what it costs, and how well the mortgage fits your situation. Below we explain both, so you can decide which suits you.
What both types have in common
Both kinds of advisor take time to understand your situation, discuss your needs, and work out what you can afford. The difference lies entirely in the choice of products and services they can put in front of you.
An independent advisor is not tied to any single lender. They can draw on the products of all the lenders they work with, and from that wide range they look for the mortgage that best matches your needs and borrowing capacity. A dependent advisor, by contrast, recommends from a much smaller shelf.
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Dependent Mortgage Advisors
Dependent mortgage advisors work for a specific mortgage provider or a limited number of providers. They have an exclusive arrangement or an employment contract with these providers. Their primary role is to offer mortgage advice and facilitate the mortgage products with the products offered by their affiliated providers. Dependent advisors can typically offer mortgages only from the specific provider(s) they work for, which may limit the range of options available to borrowers.
Independent Mortgage Advisors
Independent mortgage advisors, on the other hand, are not tied to any specific mortgage provider. They work on behalf of their clients and have access to a wide range of mortgage products and lenders in the market. Independent advisors have the flexibility to compare and recommend mortgages from multiple providers based on the borrower's specific needs and circumstances. They provide unbiased advice and aim to find the most suitable mortgage options available in the market, considering factors such as interest rates, terms, conditions, and eligibility criteria.
Differences between independent and dependent advisors
Independent and dependent mortgage advisors may vary in their advisory keys. For example, the type of advice, convenience, familiarity, and transparency. Here we will describe these differences between the two types of mortgage advisors.
Advice fees compared
There can be a difference in the advice fee each type charges. An independent advisor typically charges somewhat more than a tied bank advisor; independent advice usually falls in the range of €2,500–€3,500 (up to around €4,500 for complex cases), with hourly rates of €110–€175. Because of the commission ban (provisieverbod), advice on a consumer mortgage is always paid directly by you, so neither type is "secretly" funded by the lender.
At first glance the higher fee looks like a downside, but it's rarely where you should economise. A sharper interest rate found by comparing the whole market can save you far more than the few hundred euros of difference in the advice fee, and the advice fee itself is tax-deductible for an owner-occupied home. See our full cost overview for the 2026 figures.
Selling or advising
The dependent mortgage advisor works for a bank, and a bank has its own mortgages. As a result, the bank's mortgage advisor includes their own bank's mortgage offerings. The advisor may discuss other bank offerings, but in practice, there are 50+ mortgage lenders in the Netherlands offering a wide range of mortgages. However, the dependent advisor is focused on selling the mortgage of their own bank.
An independent advisor doesn't face that constraint. Because they aren't tied to a specific bank or product, they can advise impartially on the best mortgage for you, weighing your personal wishes and what's realistically possible across the whole market. A tied advisor isn't necessarily a poor advisor, but their advice is limited by the products they're allowed to offer.
Convenience, familiarity and trust or unfamiliarity
Many people start their mortgage search at their own bank, and that's understandable: you already know the service, you've probably banked there for years, and you may hold savings, insurance or other products with them. Familiarity feels safe. The trade-off is that your own bank can only offer its own mortgages, so you never see what the rest of the market would offer. An independent advisor gives you that comparison without the loss of personal contact, and the rapport you build is with someone working purely in your interest.
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Frequently asked questions
Usually, yes. The fee difference versus a tied advisor is typically a few hundred euros, while comparing the whole market can save you considerably more over the life of the mortgage through a sharper rate or better terms. The advice fee is also tax-deductible for an owner-occupied home.
Independent advice typically costs €2,500–€3,500 (up to about €4,500 for complex cases), or €110–€175 per hour. There's no hidden lender commission because of the commission ban. See our cost overview.
They can give competent advice within their own product range, which may be fine if their mortgage happens to suit you. The limitation is that they can't compare against the 50+ other lenders in the Dutch market, so you won't know whether a better fit exists elsewhere.
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