Mortgage without a permanent contract

Mortgage without a permanent contract: is it possible? 

A question we often get is whether it’s possible to get a mortgage with a temporary contract instead of a permanent employment contract. Another common question is whether it’s “better” for your mortgage lender if you do have a permanent contract. The truth is, it’s not necessary, as long as you have an intention statement (intentieverklaring) for permanent employment included with your employer’s declaration. 

So the answer is: no, you do not need a permanent contract to get a (better) mortgage what matters is whether you qualify for a mortgage based on your income situation. What’s important is that you’ve passed your probation period, meaning you must be employed for at least one month before you’re eligible for a mortgage. 

Read more about expat mortgage eligibility rules

What if your employer doesn’t offer a permanent contract? 

If your employer isn’t willing to provide a permanent contract, or doesn’t issue an intention statement, and instead offers only a fixed-term contract (or no contract renewal at all), the lender will look at your average income over the past three years. 

That said, we’ve seen many salary increases in recent years, which often means your three-year average may be lower than your current income. As a result, you might not be able to finance your dream home, even if you could afford it based on your current income. With an intention statement, this would likely have been possible. So it’s worth discussing this with your employer. 

You can still qualify, contract type matters 

You can always apply for a mortgage, but the loan amount you qualify for depends on your contract type or whether you have an intention statement. Even with a one-year contract, as long as there’s a positive intention statement, you can buy a home with confidence. 

What if you have a zero-hours or flexible contract? 

No worries, a mortgage is still possible. In this case, the lender will ask for either: 

• A prospect statement (perspectiefverklaring), or 

• The average income from the past three years 

This can give you that extra boost if, for example, your partner has a permanent contract, and you don’t. 

No employer declaration or intention statement? 

If you don’t have a permanent contract or intention statement, the lender will assess your income based on your three-year average. You can prove this using: 

• Annual income statements (jaaropgaves) 

• Or a UWV employment report (available via Mijn UWV at uwv.nl) 

This means you can still provide sufficient evidence without an employer declaration or intention statement. 

Buying your first home 

Everything mentioned above applies both to: 

• Buying your first home, and 

• Changing your existing mortgage or moving homes 

If you’re buying your first home in the Netherlands, you may also be eligible for a starter loan (starterslening), which can give you just that extra financial support to make the purchase possible. Note: this typically requires NHG (National Mortgage Guarantee).

Mortgage rules for temporary, flexible or zero-hours contracts can be complex and differ per lender. A mortgage advisor can help you find the best options based on your personal situation, even without a permanent contract.