Counting Income from a Job that Hasn’t Started Yet

 In Common Questions, Qualifying for a Mortgage

Sometimes, potential homebuyers need to count income from a job that hasn’t started yet, or a raise that hasn’t gone into effect yet, in order to qualify for a mortgage. Can this be done?

Here’s what you need to know about qualifying for a mortgage based on income you aren’t receiving yet.

Conditions

We can count income from a job that hasn’t started yet if you have an offer letter from your future employer, and the letter indicates the following:

  • It must be non-contingent, meaning there is nothing in the offer letter that you might not be able to satisfy (licensing, certifications, education, etc.)
  • The letter needs to be signed by the employer, and you need to accept and sign the offer
  • The terms of the offer must be clearly identified, including the position, the type and rate of pay, and the start date

Restrictions

In addition, the following restrictions apply:

  • The employer cannot be a family member or other party to the real estate transaction
  • We can only count your base, fixed-rate income (no commissions, bonuses, overtime, etc.)
  • The property you are buying must be a primary residence (a house you are going to live in), and it has to be a one-unit property
  • The employment start date must be within 90 days of the note date (the date you close on the loan)
  • You must have enough money left over after the closing to cover 6 months of your total housing payment.  These reserves do not have to be in a checking or savings account – they can be in a retirement or investment account as well.

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