Two years of employment isn’t always needed to get a mortgage
“Can I get a mortgage if I just started a new job?” is a question many people ask, and the answer can vary.
While mortgage lenders often prefer applicants to have two years of job history, it’s not a strict requirement for everyone. The specific employment criteria you’ll need to meet can differ depending on both the lender and the type of mortgage you’re interested in.
There are plenty of scenarios where a two-year job history isn’t realistic. Fortunately, lenders understand this. And they have rules to help applicants just starting a new job.Verify your home buying eligibility. Start here
In this article (Skip to…)
- Work history requirements
- Get a loan with a new job
- Get a loan without 2 year history
- Loan requirements
- Mortgage without a job
- Qualifying on unemployment
- Income requirements
How long do you have to be employed to buy a house?
As a rule of thumb, lenders require two years of employment to qualify for a home loan.
Your job history is just one of several criteria underwriters will check when you buy a home or refinance an existing mortgage. Your credit score, debt-to-income ratio, and down payment size matter a lot, too.
A career change or shorter job history can become obstacles to homeownership. But it’s an obstacle you should be able to clear, especially if your loan application is in good shape otherwise.
Verify your home buying eligibility. Start here
Can I get a mortgage if I just started a new job?
Yes, you may be able to get a mortgage if you’ve just started a new job. But your ability to do so will depend on a number of factors. Chief among them is the industry that you’re working in.
It’s typical for lenders to consider your last two years of employment. But that doesn’t always mean you must have been in the same job for the past two years.
Generally, lenders will accept a two-year history of consistent work in the same line of work, if not at the same exact job.
- Example: if you were a staff accountant in the software industry, and changed jobs to be a staff accountant in the medical field, that would be considered an acceptable lateral move by a lender
Then, there are the unconventional but acceptable histories:
- Example: Suppose you spent the last four years completing an accounting degree and worked a couple of temporary accounting jobs during the summer. Upon graduation, you got a full-time accounting position. The fact that you’d been working full-time for only one year probably won’t hurt your mortgage loan approval chances. In fact, if you’re working in the same field you studied, your education itself might count as a two-year job history
However, a long job history won’t help if you’ve jumped around between many different jobs and industries:
- Example: You have a 10-year employment history. But you spent a year as an accountant, switched to bartending for a couple of years, then to marketing, and now you’re a personal trainer with six months in the business. All these career changes may raise a red flag for a lender. They may require a letter of explanation
In general, your lender wants to ensure that your household income is stable, and will be ongoing for at least three years.
How to get a mortgage if you just started a new job
If you’ve just started a new job and want to apply for a mortgage, there are a few things you can do to improve your chances of approval:Check your home buying eligibility. Start here
- Shop around for lenders. Not all lenders have the same requirements for new job applicants, so it’s important to shop around and find a lender that is willing to work with you
- Build up your savings. A healthy savings account can show lenders that you have a cushion to fall back on if your income fluctuates. Additionally, having savings can help cover the down payment and closing costs associated with buying a home
- Check your credit score. A good credit score can improve your chances of approval for a mortgage. Check your credit report and take steps to improve your score, such as paying down debt and making on-time payments
- Provide additional documentation. Lenders may require additional documentation to verify your income and employment stability, such as a job offer letter or employment contract. Be prepared to provide this documentation when you apply for a mortgage
- Consider a co-signer. If you’re having difficulty getting approved for a mortgage on your own, you may want to consider having a co-signer with a stable income and good credit to help you qualify
Overall, it’s important to be upfront with your lender about your job history and to provide any additional documentation they may need to assess your financial stability. Working with a mortgage specialist or financial advisor can also help you navigate the process and find the best mortgage option for your individual circumstances.
How to get a mortgage without two year’s job history
When you apply for a mortgage, the lender wants to know that you can and will repay your new home loan. This is why mortgage companies check your credit history and income. Your credit rating represents your willingness to repay. Your income shows your ability to repay.Verify your home buying eligibility. Start here
Lenders understand that someone who has worked for less than two years might still be perfectly willing and able to repay a mortgage.
That’s why there are workarounds to the two-year employment rule for qualified applicants:
- You can get a mortgage even if you’re just starting your career. You don’t always need decades of work experience to get mortgage approval. Sometimes, a lender will approve you on the strength of a job offer alone. Especially for high-earning positions like physicians and lawyers
- If you’re in-between jobs, you might still get approved for a mortgage. Lenders can approve home loans based on an offer letter for people between jobs or starting at a new company when they move. Having at least one payslip helps, too
- You don’t need two years of conventional employment to get a mortgage. Many lenders will consider alternative income information for self-employed, contractors, or gig workers
You can get a mortgage if you just started a new job. But the trick is finding a lender willing to work with you.
What to do when changing jobs while buying a house
Changing jobs while buying a house might not be ideal timing, but it doesn’t necessarily spell disaster for your mortgage application. There are several steps you can take to reassure your lender and improve your chances of loan approval.
Get a letter from your new employer
Firstly, an employment letter from your new employer can go a long way. This letter should outline your start date, the role you’ll be taking on, and your salary. This basic information can often satisfy a lender’s initial concerns about your job change.
You may need a Verification of Employment
However, some lenders might want more than just a letter; they may request a Verification of Employment (VOE). This is a more formal process that could involve either a phone call or written confirmation from your new employer, sometimes even stating that they expect your employment to be ongoing.
Provide pay stubs from the new job
If you’ve already started your new job by the time you’re deep into the mortgage process, providing a recent pay stub can offer additional proof of stable employment and income. This can be especially helpful if your new job comes with a pay increase, as it shows you’re in an even better position to handle your mortgage payments.
Regardless of job changes, maintaining a strong credit score and a low debt-to-income ratio will always work in your favor when applying for a mortgage. These factors help paint you as a low-risk borrower, which can be particularly reassuring to lenders if you’re in the midst of a career transition.
Job history requirements by mortgage loan type
Each mortgage loan program has its own requirements when it comes to employment history. If you’re on the edge of qualifying based on your job history, it’s worth looking into different kinds of mortgages to see which one suits you best.Verify your home buying eligibility. Start here
The following is a breakdown of how long you must be at a job to qualify for each major loan type.
|Loan Type||Job History Requirement|
|Conventional||Two years of related history. Need to be at current job for six months if applicant has employment gaps|
|FHA loan||Two years of related history. Need to be at current job for six months if applicant has employment gaps|
|VA loan||Two years or relevant schooling or military service. If active military, must be more than 12 months from release date|
|USDA loan||No minimum in current position. But prove two years of work or related job history|
Conventional loan employment rules
Conventional loans are arguably the most popular type of mortgage. They generally require at least two years of employment history to qualify.
However, less than two years may be acceptable if the borrower’s profile demonstrates “positive factors” to compensate for shorter income history. Those compensating factors might include:
- Education: For instance, you have a degree or certificate in the field in which you now work. That education almost always counts as work history. New grads typically have no problems qualifying despite taking on a new role
- A letter of explanation for a job change: If you recently changed jobs and changed fields, try to tie them together with a great letter of explanation. Present a case of why this new job is just a continuation of your previous one. What skills did you build there that you are now using?
Keep in mind the above applies only to salaried, full-time work. You’ll likely need at least two years of reliable income if you mainly earn bonuses, overtime, commission, or self-employment income.
If you take on a second, part-time job for extra earnings, you’ll need a two-year history in that job for lenders to count the additional income. There are no exceptions to this rule.
FHA loan employment rules
The Federal Housing Administration insures FHA loans to help borrowers with lower credit scores get better interest rates.
The FHA is also more lenient about work history. FHA loan guidelines state that previous history in the current position is not required. However, the lender must document two years of previous employment, schooling, or military service, and explain any gaps.
If an extended gap is present, the applicant must be employed in the current job for six months, plus show a two-year work history prior to the gap.
FHA lenders want to see that:
- You are qualified for your current position
- You are likely to remain in that position or a better one in the future
Don’t worry if you have changed jobs frequently in the past two years. This is acceptable as long as each job change was an advance in your career. Write a letter explaining how each move benefitted your situation — more money, more responsibilities, a new employer with more opportunity. As with other loan types, FHA requires two years of documented overtime, bonus, and other variable income history.Verify your FHA loan eligibility. Start here
VA loan employment rules
VA loans are available only to active-duty military service members, veterans of the military, and some surviving spouses of veterans.
If you qualify for a VA loan, you could borrow with less than two years of employment. The lender documents your work history and requests proof of relevant schooling or military service.
These loans are tougher if you have less than 12 months of employment total (including all jobs). The VA lender may request the probability of continued employment from your current employer. Additionally, lenders examine past training or relevant experience. The VA requires the lender to prove an applicant has the needed skills for the current job.
For active-duty military service members, VA lenders consider the income stable if the applicant is more than 12 months from their discharge date.Verify your VA loan eligibility. Start here
USDA loan employment rules
USDA mortgages offer many benefits, such as zero down payment requirement and credit score flexibility. They are also very lenient about employment history.
According to USDA guidelines, there is no minimum length of time applicants must work in their current position before applying for the mortgage. The applicant must simply document work history for the previous two years. It’s okay if the loan applicant has moved around between jobs. However, the applicant must explain any significant gaps or career changes.
If you are a USDA applicant, you must document that you were working toward or obtained a degree via college transcripts during the gap. Or prove your military service with discharge papers. Both of these factors help satisfy your work history requirement.
While you can qualify for a USDA loan with a new job, you must prove that your current position is stable and that you can make your mortgage payment long-term. Also note that to get a USDA loan, your annual income can’t exceed 115% of your area’s median income. You’ll also need to buy a home in a qualifying rural area.
If you’re unsure whether the homes you’re considering can be financed with a USDA loan, check with your real estate agent or use USDA’s lookup tool.
Verify your USDA loan eligibility. Start here
Can you get a mortgage without a job?
To approve you for a mortgage, lenders need to know you have enough income to comfortably make the loan’s monthly payments. This can make it challenging to get a mortgage without a job.Check your home buying eligibility. Start here
Here are a few strategies worth looking into if you’re currently out of work:
- Qualify based on an offer letter for a new job: As we mentioned above, it’s possible to get a mortgage if you’re currently out of work, but starting a new position soon. Many lenders will approve you based on an offer letter and verification of employment from your future employer
- Qualify based on a partner or spouse’s employment: If you’re unemployed but buying a house with a partner or spouse, you might qualify for a mortgage based on that person’s income and credit alone
- Qualify based on your assets: If you have significant assets, you might qualify for an “asset depletion mortgage.” This type of loan assumes you’ll make payments by selling or liquidating those assets over time
- Qualify with investment income: Lenders may qualify you for a mortgage based on dividend and interest payments from investments you own. But these will need to be significant if they’re your only source of income for qualification. Learn more here
- Qualify with disability benefits: With many lenders, you can use income from a long-term disability insurance policy or Social Security Disability Insurance (SSDI) benefits. You must show the income will continue for at least three more years
- Qualify with alternative income: Other income sources that can potentially help you qualify for a mortgage include pension and Social Security income, annuity income, and alimony payments
As always, the rules vary by lender. If you’re currently unemployed, your chances of getting a mortgage will depend heavily on your unique situation.
Your best bet? Chat with a few different lenders to understand your options and what you need to do to qualify for a home loan. Also, look for a mortgage broker specializing in finding home loans for unique buyers. Their local real estate market knowledge could help you quickly identify financing options for your situation.
Can you qualify for a mortgage with unemployment income?
In most cases, unemployment income cannot be used to qualify for a mortgage. If you were laid off and just started receiving unemployment, you’ll have to wait until you start a new job — or at least have an offer letter in hand — to buy a house.Verify your home buying eligibility. Start here
The only exception to this rule is for seasonal workers who have a regular history of receiving unemployment.
- You’re a contract worker who works six months each year and earns $90,000
- You receive unemployment income for the other six months of the year
- You have maintained this same schedule and income level for at least two years
- A lender might approve you based on your regular income and unemployment income combined, using the average yearly income over the past two or more years
However, this is a rare scenario restricted to seasonal workers. In almost every other case, unemployment income will not help you qualify for a mortgage.
How much income do you need for a mortgage?
Mortgage lenders don’t just look at the length of your employment history. They evaluate your income level, too.
However, the methods most mortgage lenders use to calculate income can put some borrowers at a disadvantage. This is because not all income may be counted as qualifying income.Check your home buying eligibility. Start here
Here’s how most lenders view different types of income when it comes to mortgage qualifying:
|Type of Income||Years History Required|
|Salary||Can use the full amount immediately, with an offer letter or first pay stub|
|Bonus||Two years’ history required|
|Commission||Two years’ history required if more than 25% of income|
|Overtime||Lender will average two years’ overtime earnings|
|Hourly||Preferably, two years' average will be used if hours fluctuate|
|Second job||Two years’ history of working both jobs simultaneously|
How salary is calculated for a mortgage
When your income is an annual salary, your loan officer divides your annual gross (before tax) income by 12 to determine your monthly income.
In general, you do not need to show a two-year history. This is true for jobs that require specific training or background.
How bonuses are calculated for a mortgage
When you bring home an annual salary plus a bonus, your lender calculates your income in two parts.
First, your lender divides your annual salary by 12 to determine your monthly income. Then your lender looks at bonus income separately.
If you have received bonus income for at least two years, and the employer indicates it will continue, lenders can consider it qualifying income.
Underwriters normally divide your last two years of bonus income by 24 months to arrive at a monthly average.
However, as with any income, if lenders see it has been dropping year-over-year, they may choose to discount or even ignore this income. Underwriters usually take the worst case scenario for qualifying purposes.
How hourly income is calculated for a mortgage
Typically, lenders multiply your hourly rate by the average hours you work.
The table below shows Fannie Mae’s guide to income calculations.
|How Often Paid||How to Determine Monthly Income|
|Annually||Annual gross pay / 12 months|
|Monthly||Use monthly gross payment amount|
|Twice Monthly||Twice monthly gross pay x 2 pay periods|
|Biweekly||Biweekly pay x 26 pay periods / 12 months|
|Weekly||Weekly pay x 52 pay periods / 12 months|
|Hourly||Hourly pay x average number of hours per week x 52 weeks / 12 months|
Erratic work hours or recent job changes can harm your income calculation. Those with little work experience who also earn hourly wages can experience difficulty when applying for their first mortgage.
How overtime pay is calculated for a mortgage
When you earn wages plus overtime pay, your lender totals your prior two years of overtime pay and divides the total by 24. That’s your qualifying monthly overtime pay.
Again, if this extra pay declines over time, the lender may discount it, assuming the income won’t last three more years. And without a two-year history of overtime pay, your lender will probably not allow you to claim it on your mortgage application.Verify your home buying eligibility. Start here
How commission income is calculated (if it’s 25% or more)
When you earn at least 25% of your income from commissions, your base income is the monthly average of your last 24 months. If you have less than 24 months of commissioned income, your lender probably can’t use it for qualifying.
There are exceptions. For instance, if you work for the same company, do the same job, and earn the same or better income, a change in your pay structure from salary to fully or partially commissioned might not hurt you. However, you have to make the argument and get your employer to confirm this.
How self-employed income is calculated for a mortgage
When you are self-employed, mortgage lenders require at least two years of income verified by your tax returns. They then use a complicated form to determine your qualifying income.
Understand that lenders do not use your gross revenue (before income tax deductions) when calculating your qualifying income.
Lenders have been known to make exceptions to this rule. Specifically for recently self-employed persons who have started a business in a related field.
It’s not uncommon today for employees to continue working for the same company, switching to “consultant” status, which is self-employment but getting the same or more income. These applicants can probably skirt the two-year rule.
FAQ: Can I get a mortgage if I just started a new job?Check your home buying eligibility. Start here
Yes. If you’ve just started a new job, you may need to provide additional documentation to show that you have a stable income, such as a job offer letter, employment contract, or recent pay stubs. The lender will also consider your credit history, debt-to-income ratio, and savings to determine whether you can afford the mortgage payments.
Yes, you can get a mortgage without a job. Retirees, divorced individuals, and people with significant savings and investments are commonly approved for mortgage loans without having salaried income from an employer. Provided that you can prove to a lender that you can repay your monthly obligations, you shouldn’t have too much trouble with the mortgage application process.
You can get a mortgage with a part-time job. Lenders often count earnings from part-time employment as qualifying income for a home loan. You’ll likely need to have held the part-time job for at least two years. Furthermore, your part-time income must also be steady and reliable.
Yes, you can get a mortgage when unemployed but have a cosigner. However, your co-signer must also act as a co-borrower, which means they will be on both the mortgage and the property title as owner. If your co-signer won’t live with you, the property will also be considered your co-signer’s second home or investment property. So you’ll pay a higher interest rate on the loan.
Yes, there’s no rule that prevents changing jobs before applying for a mortgage. But your lender likely won’t approve the loan if you have a new employer in the months prior to your application. In most cases, you’ll need at least a two-year work history with the same employer to get mortgage loan approval.
You might be able to find a lender online. Particularly, if you’re a self-employed borrower looking for a bank statement loan. However, lenders often prefer to work with borrowers one-on-one when evaluating and approving outside-the-box home loan applications. So if you want to become a homeowner without two years of employment, you’ll likely have to connect with lenders directly and ask about your options.
Find out if you qualify for a home loan
You might not have a traditional, two-year employment history. But that shouldn’t stop you from getting a mortgage if you have a steady income. The key is to find a lender willing to work with you.
Many lenders are more flexible than they used to be. So begin your home buying process by comparing quotes from several lenders or reaching out to a mortgage broker. This will ensure you get the best mortgage rates for your situation.Time to make a move? Let us find the right mortgage for you