Cancel residual debt through the NHG guarantee fund

If house prices fall in a bad economy, more and more people run the risk of losing out in a forced sale. In some circumstances, the mortgage may become underwater, leaving you with a significant residual debt. With many mortgage types, people have had the option to take out the mortgage under the NHG. What requirements must you meet to have the residual debt waived via the guarantee fund?

Cancel residual debt

  • Why can you incur residual debt?
  • When are you possibly entitled to it?
  • What are the four recognized causes?
  • Additional requirements to waive residual debt
  • NHG and BKR

Why can you incur residual debt?

If you buy a home, you are deeply in debt because you are taking out a mortgage loan. You can make a profit on your investment if house prices rise. This is of course different if they fall during a bad economy. Prices can fall very quickly in percentage terms and pose a major burden on equity. In five years you can pay off approximately 10% on the debt with the annuity method, but the drop in house prices can already be 5% to 8% in one year. With a few consecutive years of falling prices, the chance of a high residual debt increases rapidly. The amount already paid evaporates, as it were, like snow in the sun. If the home has to be forcibly sold, you may be left with a high debt.

When are you possibly entitled to it?

On the one hand, you must have already opted for the National Mortgage Guarantee when taking out the mortgage. It means that you pay a little more per month in percentage terms, but you can save a lot if your mortgage gets into trouble. On the other hand, in the event of payment arrears, people actively cooperate to limit the amount of the debt. It therefore requires financial cooperation to be entitled to cancellation of the remaining residual debt in the event of an unavoidable forced sale. This also applies if the monthly expenses have already been adjusted to a bearable level by the guarantee fund.

What are the four recognized causes?

In such a situation, if you took out the mortgage under the National Mortgage Guarantee (NHG), you may be entitled to cancellation of the residual debt. The forced sale must then have been directly caused by one of the following four reasons.


If you have become partially or completely incapacitated for work, you can no longer provide sufficient income. Due to unforeseen health reasons, one can no longer manage financially.


If the dismissal is due to the employer, then the employee is not to blame. Dismissal for business reasons means that you have insufficient income to cover the costs of the mortgage.

A death

The mortgage is taken out on the basis of the joint income. In the event of death, there will often be term life insurance, which covers a large part of the mortgage. However, the surviving relative’s income situation may have changed in the meantime. The death of the partner creates an untenable financial situation.

Relationship ends

Sometimes the relationship ends, meaning that neither ex-partner can continue to bear the monthly financial burden.

Additional requirements to waive residual debt

You are not allowed to sell the house on your own. The mortgage provider must have given written permission for the home to be sold with residual debt. To this end, the use of a real estate agent is necessary to achieve the most favorable sales results. The home must remain occupied continuously during the sales period, because it is the most financially sound situation given the circumstances. You may not have any financial reserves left over that could be used to pay off the residual debt. If this is met, you are in principle entitled to cancellation of the residual debt. Please note that sufficient attention is paid to permission from the mortgage provider and the use of a real estate agent. Always continue to pay the monthly costs, so that no problems arise in the event of a possible assessment regarding remission.


If the mortgage provider has approved the sale of the home at a loss, a loss declaration will be drawn up. This is submitted to the NHG, after which an assessment of the situation follows. Always ensure that the mortgage provider provides the correct information in a good manner. Because there is a residual debt, a BKR registration will follow. The NHG cooperates with a remission, which means that you are entitled to financing despite the BKR coding. Please note that the official waiver statement from the NHG has been received before a new mortgage can be applied for. It may still mean that potential problems arise if you want to take out a new loan.

read more

  • Forced sale with residual debt and debt elimination
  • The residual debt problem in forced sales
  • Mortgage repayment: how much have you paid off after so many years?
  • How far underwater is your mortgage?