Mortgage Basics #Real Estate

Impacts of Changing Jobs While Mortgage Shopping

Impacts of Changing Jobs While Mortgage Shopping

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It’s important to pay attention to important aspects of your financial situation such as employment that can make or break your chances of qualifying for a mortgage – and help you keep your approval all the way through to closing. Because even once you’re approved for a mortgage, changes to your financial situation can prevent your mortgage from closing. That’s because lenders have specific criteria that you must meet in order to secure an approval and set their minds at ease that you’ll be able to make your payments on time.


Key Takeaways

  • Lenders want to see at least two years of consistent earnings and employment in order to prove future earnings while you’re making mortgage payments
  • Even once you’re approved for a mortgage, changes to your financial situation/employment can prevent your mortgage from closing
  • Before making any employment changes, reach out to your nesto advisor to ensure this will not endanger your mortgage approval

Can you change jobs while buying a house? 

It’s in your best interest not to switch jobs until after your mortgage closes. Even if it’s a better-paying job, you’re still likely to be on a probationary period. Although you’re able to waive the typical three-month probationary period sometimes, particularly if you’re in a senior-level position, reach out to your nesto advisor to ensure this will not endanger your approval.

What to consider when changing jobs before buying a house

Lenders want to see at least two years of consistent earnings and employment in order to prove future earnings while you’re making mortgage payments.

Switching jobs while shopping for a mortgage or even after approval – and any time before your mortgage closes – can make lenders doubt your ability to pay your mortgage.

It’s, therefore, worth considering delaying the start of your new job, self-employment or contract until after your mortgage has successfully funded. Your potential employer should understand your need to keep your employment status unchanged until after your closing date.

What you’ll need to show your lender if you’re changing jobs

If you do have to change jobs before you’ve closed on a property, the best move is to be able to prove to lenders that you’re staying in the same industry and that your earnings are on par with or better than your last position. Ensuring your new employer waives any probationary period is also recommended.

How changing jobs can hurt you when mortgage shopping

Starting a new job at any time throughout the mortgage process can impact your approval at any time before your closing date.

Changing jobs before applying for a mortgage

Be prepared that changing jobs before applying for a mortgage can prevent you from obtaining an approval or reduce the mortgage amount for which you’re approved. If you’re being promoted or will make a higher salary at a new job, this could actually increase your buying power. It’s ideal to ensure you’ve passed any probationary periods before applying for a mortgage.

TIP: If you must switch jobs at any point throughout the mortgage process, be upfront about it and be prepared to prove your ability to meet your mortgage payment obligations

Changing jobs while applying for a mortgage

It’s important to be upfront about changing jobs. If you keep it a secret, your lender can pull your approval any time before closing. Be prepared to prove to your lender that you’ll be making a consistent salary, you’re remaining in the same industry and/or that you won’t be facing a probationary period.

Changing jobs at any time throughout the mortgage approval process until your mortgage has successfully closed is not recommended. You don’t want to do anything that will reduce your buying power or make lenders doubt your ability to make your mortgage payments. It’s best to either change jobs and get past any probationary periods before applying or wait until your mortgage closes.

How to get a mortgage without two years of work history

Although lenders like to see two years of consistent work history and earnings, it’s possible to be approved for a mortgage with a shorter work history. You will, however, need to prove that you’re employed and earning a steady income.

Having other strong factors in your court such as a high credit score and a larger down payment will help make up for any work history shortfall. But keep in mind that the interest rate for which you qualify may be slightly higher in this case to make up for the increased risk associated with your shorter job history.

IMPORTANT: Lenders want to know that you’re earning a consistent salary and your future income potential is positive

Frequently Asked Questions (FAQ)

What happens if you change jobs while buying a house?

Your lender may pull your approval if switching jobs makes you look riskier. Ideally, you want to earn the same or higher salary, avoid probationary periods and stay within the same industry if you absolutely have to change jobs while you’re waiting for your home to close. Be sure to contact your nesto advisor before making any changes just to be certain it won’t impact your mortgage approval.

Can I switch jobs while buying a home?

You can switch jobs while buying a home, but this could make you look riskier in the eyes of lenders. The best way to prove your ability to pay your mortgage while changing jobs is to show a salary increase, that you’re staying within your industry and there’s no probationary period. 

How to get a mortgage without two years of work history

You’ll need to prove that you’re employed and earning a steady income in order to get a mortgage without two years of work history. Having strong credit and a large down payment will help make up for a shorter work history. But keep in mind that the interest rate for which you qualify may be slightly higher in this case to make up for the increased risk associated with your shorter job history.

What happens when changing jobs while applying for a mortgage?

It’s important to be upfront about changing jobs. If you keep it a secret, your lender can pull your approval any time before closing. Be prepared to prove to your lender that you’ll be making a consistent salary, you’re remaining in the same industry and/or that you won’t be facing a probationary period.

What happens when changing jobs before applying for a mortgage? 

Be prepared that changing jobs before applying for a mortgage can prevent you from obtaining an approval or reduce the mortgage amount for which you’re approved. If you’re being promoted or will make a higher salary at a new job, this could actually increase your buying power. It’s ideal to ensure you’ve passed any probationary periods before applying for a mortgage.

What happens when changing jobs after applying for a mortgage?

It’s important to be upfront about changing jobs. If you keep it a secret, your lender can pull your approval any time before closing. You may have to be requalified for the mortgage depending on your circumstances. Be prepared to prove to your lender that you’ll be making a consistent salary, you’re remaining in the same industry and/or that you won’t be facing a probationary period.

Can I quit my job before closing on a house?

It’s highly recommended that you don’t quit your job before your home closes. Your lender can pull your mortgage approval at any time before closing. Risky financial behaviour just as quitting your job can jeopardize your chances of closing on your home because it will make your lender doubt your ability to make your mortgage payments.


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