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  • Writer's pictureRebecca Richardson - Mortgage Consultant

Can I Change My Job Prior To Buying A Home?

Securing a mortgage is a significant milestone on the path to homeownership. However, if you've recently changed jobs or are contemplating a career move, you might be wondering how it affects your chances of mortgage approval. Let's dive deep into this topic, providing you with expert guidance to navigate this situation successfully.

The Importance of Communication

One of the first steps in the process is to maintain open and timely communication with your lender. If you anticipate changing jobs during your mortgage application, it's crucial to inform your lender as soon as possible. Even if you've already received loan approval, remember that many lenders conduct a final employment and income verification before closing. Keeping them in the loop is essential.

Assessing the Impact of Your Job Change

Not all job changes are created equal in the eyes of mortgage lenders. Let's break down how different scenarios can affect your mortgage approval:

  • Positive Impact: If your new job offers equal or higher income, and you can provide a solid income history, your mortgage application may remain on track.

  • Negative Impact: On the flip side, certain job changes can raise red flags. These include shifting from a salaried position to one based on commissions or bonuses, becoming self-employed, switching to a different industry, or frequently changing jobs within a short timeframe.

Documenting Your Changes

Prepare to provide comprehensive documentation to support your mortgage application. This may include:

  • An offer letter from your new employer, detailing your position, salary, and start date.

  • A title change letter (if applicable).

  • Your most recent pay stub from your current job.

  • Written or verbal verification of employment (VOE) from your new employer.

The Significance of Job Stability

Lenders place a premium on job stability when assessing mortgage applications. If you're contemplating a career change, it may be advisable to wait until after closing to avoid potential obstacles in the approval process.

Understanding the Two-Year Work History Rule

Standard mortgage applications typically request a two-year work history. If you've been in your current job for at least two years, your mortgage application is less likely to be affected. However, if your job change occurs within this timeframe, your lender will scrutinize factors such as how you are paid and job stability.

Relocating for a Job

If a job change involves relocating to a new area, it's essential to speak with a lender before your move. Options include renting temporarily or purchasing a new home using the details of your new job. Timing is critical, as lenders confirm employment both during the loan application process and just before closing.

Post-Closing Considerations

Once you've successfully closed on your new home, making job changes typically won't jeopardize your mortgage. At this stage, lenders are primarily concerned with your ability to make timely monthly payments.

In Conclusion

In the journey toward homeownership, job changes are a common occurrence. While they can introduce complexity into the mortgage application process, with careful planning, open communication, and proper documentation, you can still achieve your homeownership dreams.

Remember, every situation is unique, and seeking guidance from a mortgage expert is invaluable. They can provide tailored advice based on your specific circumstances, ensuring that your path to homeownership remains smooth and well-informed.

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