If you’ve got a job and can afford a home loan, why won’t the banks help you?

With overtime, probation, contractors and agency workers with multiple part time jobs, it isn’t hard to see that most people don’t fit the banks normal rules.

Luckily, modern home loan lenders are beginning to understand that these days not everyone has a 9-5 job and not everyone can prove their income as easily as they’d like to. You can still get a home loan!

Got an unusual job and banks wont help?
Talk to our experts to get a free assessment.

Our popular articles on unusual employment loans

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Casual Workers

We’ll find a lender that understands your situation.

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On Probation

Will I be eligible for all types of loans?

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Contractors

Does it matter what type of contract work I do?

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Agency Workers

How will the banks assess my income?

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Maternity Leave

Can I get approved if I’m currently pregnant?

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Centrelink Income

Which benefits are accepted?

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Self-employed

We’ll find a lender that understands your situation.

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Discounts for professionals

Discover how much you could save!

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Discounts for doctors

Get special interest rates and waived LMI!


How can I get approval?

The secret to getting a lender to accept your income as true and correct is to apply with a lender that views your situation in a favourable light.

Providing the best possible combination of documents will also help to ensure that they assess you as earning a strong income.

For example, if your payslips show a low income because you’ve done no overtime in the last few weeks, provide your group certificate and a letter from your employer instead!

We’re experts in getting loans approved for people with unusual employment!

With our expertise, we can help you compare the loans offered by those lenders and get back to you with two or three loans with the most competitive interest rates and fees!

Call us on 1300 889 743 or complete our free assessment form today!


What types of employment can we help with?

  • : Learn which lenders and loans are available to you when you have just started a new job.
  • : Find out the reasons why lenders don’t like contract employees and how to find a lender that offer contractor mortgages.
  • : Not all lenders read tax returns in the same way. Did you know some can use BAS statements or even just let you tell them what your income is?
  • : Just because you are technically casual it doesn’t mean that your income isn’t secure! You can get a home loan if your job is secure.
  • : As much as a third or even half of the income of nurses, police officers and shift workers comes from overtime or other bonuses. Loans are available from lenders that will take your full income into consideration.
  • : These days, agencies employ a significant part of the workforce. Most banks haven’t caught up with the times and still decline anyone employed through an agency. Of course not all lenders are the same!
  • : We know which lenders will include your bonus income as part of your annual income.
  • : If you’re in the medical industry, you may be eligible for great discounts and a waived Lenders Mortgage Insurance (LMI).
  • : Other professionals and high net worth individuals like dentists, vets, accountants, lawyers and mining engineers may also qualify for heavily reduced interest rates. You can save thousands with some lenders!
  • : Are you an investor who earns income through your rental property? Make it count towards a mortgage!
  • : Those working in sales roles may be paid on a commission basis. Find out which lenders will accept commission income.

We can also help in a variety of other situations and with a variety of other income types.

Please give us a call on 1300 889 743 or complete our free assessment form for more information.


Do you earn unusual income?

Non-traditional or irregular income goes hand-in-hand with unusual employment depending on the industry that you work in.

This is particularly true of government jobs or sales professionals where you may receive bonus income or incentives.

We know banks that will consider the following types of bonuses or incentives when assessing your income.

The more the bank considers, the greater your borrowing power:


Why do banks care about my employment?

People commonly ask us why their employment situation matters.

If the banks have the house as security, surely this is enough to protect against any loss they incur.

What most people don’t know is that selling property is a last resort.

Most banks don’t want to ruin their reputation by engaging in irresponsible lending practices and lending to those who can’t fulfil their financial obligations.

Banks care about their brand (more than they do about you!) and as such, they need certainty that the loan will be repaid, and this is evidenced through the documentation you provide them with, in terms of your income and employment.


What do I need to provide?

Australian lenders need to have documents evidencing the income that you have put on the application form.

They meet this requirement by asking for:

If you feel that you may not have sufficient documentation to apply for a loan, please call us on 1300 889 743 or complete our free assessment form today. Our mortgage brokers will assist you in getting approval.


How do banks assess your employment?

When you submit a home loan application, the bank will give your loan a credit score based on the overall risk that you pose.

Your employment and income stability forms a major part of this score.

Here’s what they take into account:

  • The length of time in your current job.
  • The length of time in your industry (study is included).
  • The tendency of people in your industry to default on loans (e.g. doctors are a low risk while builders are a high risk).
  • Your employment status (full time, part time, casual, contract etc).
  • The stability of your income (casual, overtime, bonuses, commission etc).
  • Your reliance on any unstable income.

In addition to the above list, there are some other more complex factors that are specific to each lender.

We recommend that you complete our free assessment form or call us on 1300 889 743 to discuss your employment situation if you believe you may have trouble getting a loan based on your employment.


Job stability is important!

You may be earning high amounts but your employment situation may be subject to change.

If this sounds like you, the banks may be hesitant to lend.

This is because banks need to be able to determine where your income is coming from.

If your employment is full-time, banks know that your income source is secure so they are more likely to lend to you.

There’s a big risk in lending to people who can’t support a loan especially if you’re borrowing over 80% of the purchase price.

We know which banks will approve you based on your current employment situation.

Please complete our free assessment form or call us on 1300 889 743 and we can help you get approval!


How do banks calculate your income

One of the major problems faced by people who have an unusual employment situation is how the banks work out their income when it fluctuates on a weekly basis.

As a general rule, banks will use the most conservative method of assessing your income.

For example, if you provided two recent payslips and your group certificate and they show two different incomes then they will use the lower of the two.

Unfortunately, this means they often don’t use your actual income!

In particular, people who receive overtime income, work on a casual basis or who have received a pay rise in the last year tend to be assessed at a lower income than they are actually earning.


How can we help?

Our mortgage brokers are experts in the banks’ employment policies and in the methods they use to assess your income.

We can select the lender that is best suited to you and then present the right documents to that lender to get approval.

Best of all we usually deal with the major lenders and so you don’t have to pay a higher interest rate!

Speak to us today on 1300 889 743 or complete our free assessment form and let us help you apply for a home loan!

  • Jayden

    I work in an adult film industry and have my own production house as well. I have good income of approx 90k per annum, and I currently live in apartment in Rockdale. I want to purchase a home on my own, am I eligible for a home loan from major banks?

  • Hi Jayden,

    If you have two years tax returns to verify your income, most lenders, including the major banks will consider your application as standard. However, if these are not readily available you might have to apply for a low doc loan, usually with second tier or specialist lenders.

  • Leo

    I’m an optometrist in Sydney & I want to buy a home for myself. Since I don’t have much time for research, can someone explain me how much can I borrow?

  • Hi Leo, you can borrow up to 95% of the property value plus LMI, which is generally charged for all loans above 80%. The good news is that there are lenders who can provide a no LMI home loan for up to 90% of the property value since you’re an optometrist. Please call us on 1300 889 743 to speak with one of our doctor home loan specialists to find the right lender for your situation.

  • Pritchard

    I have been a nurse for over 5 years now and I’m doing pretty well especially through all my overtime income. Can I qualify for doctor home loan discounts such as getting a no LMI home loan at 90% LVR?

  • Hey Pritchard,

    Unfortunately, you can’t qualify for doctor home loan discounts, however, you can still qualify for waived LMI if you’re borrowing no more than 85% LVR with a max loan size of $1.5 million. You must also have a clean credit history, strong income of over $150k a year and stable employment. You can learn more on the nurse home loans page:
    https://www.homeloanexperts.com.au/unusual-employment-loans/nurse-home-loans/

  • eli

    Hi, I’ve been working as a freelancer for a while. How much will I be able to borrow?

  • Freelancers who can prove that they have a strong income and that their debts are all being paid on time can borrow up to 90% of the property value. If you can meet stricter qualifying criteria, you may be able to borrow even up to 95%. However, if you have a guarantor then you can go 100% while avoiding a deposit as well as LMI.

    Please check out the freelancer mortgages page to learn more:
    https://www.homeloanexperts.com.au/unusual-employment-loans/freelancer-mortgage/

  • Jimi

    Is it possible to get a home loan while still on a part 9 agreement? I’m almost done with this and doing stable and well now. I can provide docs to prove this.

  • Hey Jimi,

    Unfortunately, if you haven’t finished paying off your Part IX debt agreement then you can’t qualify for a home loan. Once you’re done with it, you’ll need around 16% of the purchase price as a deposit to qualify. A larger deposit may qualify you for standard bank interest rates. Please call 1300 889 743 to discuss this directly with a bad credit specialist and find out what options are available.

  • K White

    I’ve recently moved back to Adelaide after 12 years in London and now I’m hoping to buy a home. I had a financial services business in London which I sold last year, and I have a property in London which I get rental income from. I have money in the bank and can put a fairly sizeable deposit down for a property here but keep meeting stumbling blocks; the major one is that I have to be working before I can get a mortgage. Can anyone out in the HomeLoan universe help me with this?

    PS – my wife is currently seeking employment and will that help?

  • Hi
    Under Australian law (NCCP act) a lender must prove that a borrower can afford the monthly payments. So unfortunately no you’d need to get job(s) and prove an income that is sufficient to cover your living expenses and the new loan. I know this can be frustrating as no doubt with your experience that you’d be a great person to hire and could find a role easily if you needed money. But of course we cannot break legislation and the legislation is there to protect people so overall it’s a good thing.

    My suggestion is to wait until you’ve found jobs and then apply. While on probation some of our lenders will still accept your application https://www.homeloanexperts.com.au/unusual-employment-loans/on-probation-home-loans/

    P.s. Well done on building and selling a business. That’s an incredible achievement and you should be really proud.

  • jaggu

    After working for 4 years I’ve quit my mnc job in July’16 and in June’17 I’am going to join govt. job. so I have interrupted income for 1 year can I get home loan? My 2016 form 16 will show less than Rs.1 lakh income, will that debar me from getting the loan?

  • Sardina

    I need to get a mortgage to buy a $2.5 mil property. I’m Aussie and I’ve been self employed (freelancing) for 10 months – I do consulting and was previously PAYG. I earn around $180k a year. My wife is applying for a spouse visa and holds a temporary visa right now. She earns AUD $300k working for a German company in Europe. Can you help us get the loan?

  • Yes, we can help you. We may need to confirm if you’re contracting to a sole source. This can help us with finding lenders that can consider your income under their contractor policy. Lenders can be a bit difficult when it comes to using a foreign citizen’s income when they are living overseas but as she’s earning in Australian Dollars and residing here, it should be okay though you may need to show a marriage certificate. Our mortgage brokers understand how lenders’ policies work and which lenders can be more flexible when considering short term self employed applicants. Please call 1300 889 743 to discuss it in detail with a home loan specialist.

  • Backsdale

    Hello,
    I’m Australian but moved to Russia to work in IT. I stayed there for 6 years and am back. My wife is on a 309 visa and is working but I don’t need her income to meet bank requirements. I have a 1.5 year ABN running my own IT consultancy and $100k on tax returns. I need to borrow at least 80% to buy a $450k house.

  • Hi there,
    Our brokers have helped out quite a few people such as yourself in securing a home loan here in Australia. We know which lenders can likely approve and which banks may approve as an exception. Also, if you can include her income as well then it will add strength to the deal and give you a better chance of geting approval. Please call 1300 889 743 to discuss your situation and loan needs in detail with one of our IT consultant home loan specialists who also understand 309 visa home loan policies.

  • Charles

    The house I want to buy is a standard house in a regional centre in NSW and credit and income verification aren’t a problem. The thing is, I’ve only been working for 6 months now and am on probation. My partner is working casually but looking to transition into another role. We have $100k in savings but I still want to borrow at least 80%. May I please be advised if this is okay.

  • Hi Charles
    Both your employment will likely be considered an issue and will make the lenders offer a more conservative deal. Because your wife is working casually and looking to transition roles, her income will be considered shakey and so you can actually consider purchasing the property as an investment instead – this way, you can have the lender consider rental income as well. Please call 1300 889 743 if you’d like to talk things through directly with one of our expert mortgage brokers, or simple enquire online:
    https://www.homeloanexperts.com.au/free-quote

  • Laura

    Hello,
    My husband and I are planning to move to Highland Park QLD from Sydney. He’s the main income earner but has been redundant twice and we’re moving for a fresh start – he’s starting a new job next week. We’ve been paying rent regulary for 19 years now. Can you please help with securing a home loan?

  • Yes, we may be able to help you guys. We have a few lenders in mind already though the deal can be made stronger if you can wait, get your job and save for 3 months. Please call 1300 889 743 and speak with a new job home loan specialist.

  • demi29

    My partner works in the masseuse and establishment line of work. He earns well and has been working for over 2 years. I do freelance stuff but pay and level of work is not consistent all year round. Please help us with a home loan because we haven’t had any luck ourselves.

  • Sure, demi. We’ll first need to do a full assessment of your situation and find out your loan needs in order to come up with a list of lenders that can help. We’ll then assist you in applying and also in strengthening your application if required. Our mortgage brokers are experts in lender credit policies and we’ve helped many clients in similar situations. Please call 1300 889 743 to discuss everything in detail with one of our experts. Alternatively, you can enquire online and we’ll contact you instead:
    https://www.homeloanexperts.com.au/free-quote

  • CS

    Hi, I worked with (removed) and got into a legal disagreement with them. The legal fees of everything was so high that it got me to fail making 2 payments on a personal loan and it was noted on my credit file. Now that the case is closing down (I’ll get out on top from the looks of things), I’m getting a handle of all expenses and finances are okay. Can you look into my situation and see if I can get a home loan to buy owner occupied property?

  • Yes, our mortgage brokers can do a full assessment of your situation and find out whether or not you can qualify for a home loan. We can also help you make your application stronger so you can get a better deal on your mortgage. Please call our office on 1300 889 743 and speak with one of our credit specialists or simply fill in our free online assessment form and we’ll contact you instead:
    https://www.homeloanexperts.com.au/free-quote/

  • terraaustralis

    Hi, I’m looking to buy my first home in Sydney. I work full-time earning $60K a year on a graduate income (scope for this to increase quickly after a few years), however even though I am technically a “permanent full-timer” I am paid by the hour without paid sick/holiday leave etc. i.e. paid as though I am a casual. My HECS debt is $30K. I will buy with my boyfriend who is permanent on $65K base (plus plenty of overtime). We will have $100K saved by the time we are ready to buy. Will my employment status affect my ability to apply for a home loan so long as I can prove my income with all the documentation?

  • Hi
    Yes we can help with this. You’d be assessed as a permanent casual https://www.homeloanexperts.com.au/unusual-employment-loans/casual-employment-home-loans/ and we have lenders that can use your full income. If you like you can meet with one of our brokers in Rhodes (Sydney) and they can assess your situation so that you know what to do now to make sure you can qualify with every bank when you are ready to buy. If you’d like to do this then give us a call on 1300 889 743.

    Good luck!

  • CC

    Hi, hoping you can help! I work full time on an $80k salary and my partner is a sole trader with increasing earnings each year latest is around $60k with around $100k deposit with her steady savings history. My salary goes on bills so I don’t have the savings history- Do we need a low doc loan or regular?

  • Hi CC,
    We’d need to see your partners tax returns to work out what you can qualify for. Please give us a call on 1300 889 743 today and one of our mortgage brokers can give you the list of documents we need to do the full assessment.