Mortgage without a permanent contract: what are your options?
You don't have a permanent contract, but you do want to buy a home. That sounds like a problem — but it often isn't. The labour market has changed: temporary contracts, annual contracts, agency work and flexible arrangements have become entirely normal. Mortgage lenders know this too. There are more options than you might think.
Which route works for you depends on your type of contract, your income and your employer. We know the acceptance criteria of many lenders and will find the one that best suits your situation.
Discuss your situation All about the employer's statement (in Dutch)
Temporary contract: the intentieverklaring as the key
Are you directly employed by an employer but on a temporary contract? In most cases, the intentieverklaring (declaration of intent) is the solution. This is part of the werkgeversverklaring (employer's statement) on which your employer states their intention to offer you a permanent position once your temporary contract ends.
What does this mean for your mortgage?
- Declaration of intent for an indefinite period: your income counts in full. The lender treats your application as if you already have a permanent contract.
- Declaration of intent for a fixed period: your employer indicates you will receive another temporary contract. Your income will not count in full. The lender will look at your average income over the past three years.
- No declaration of intent possible: there are still alternatives. We explain these below.
Please note: a declaration of intent is not legally binding for your employer. It is an intention, not a guarantee. But for the mortgage application, that intention does count.
Don't request the statement too early — an employer's statement must not be older than three months at the time you submit it.
Annual contract or other temporary contract types
Do you have an annual contract? That is simply a temporary contract with a duration of one year. The same rules apply: with a declaration of intent for an indefinite period, your income counts in full.
Doesn't that work in your situation? Then there are two other routes:
- Average income over three years: the lender looks at your gross annual income over the past three calendar years. Note: if you earned less in the most recent year than in previous years, only that lower amount will count.
- Arbeidsmarktscan (labour market scan): for flexible workers in employment without a declaration of intent. The scan assesses your prospects on the labour market for the next five years based on your education, work experience and job profile. Score 70 points or more and you are more likely to qualify for a mortgage.
Agency worker, seconded employee or on payroll?
Do you work through a staffing agency, secondment agency or as a payroll employee? In that case, the standard declaration of intent does not apply. In these arrangements, your formal employer is the staffing or secondment agency, not the client organisation. But there are still solutions for you.
Perspectiefverklaring (prospect statement)
Have you been working continuously at the same staffing agency for more than one year, and is that agency registered with the Stichting Perspectiefverklaring (Foundation for Prospect Statements)? Then you can apply for a perspectiefverklaring. The statement is valid for six months and considers both your current income and your labour market prospects.
Labour market scan
Not entitled to a perspectiefverklaring? The labour market scan may offer a solution. It is designed for flexible workers in employment on a temporary contract without a declaration of intent. Agency workers cannot use this route.
Average income
Neither option available? The lender will calculate based on your average gross annual income over the past three years — with the most recent year's income as the maximum. The more stable your income history, the stronger your position.
Inkomensbepaling Loondienst (IBL)
Can't your employer provide an employer's statement? With some lenders you can demonstrate your income through a UWV insurance report, known as the Inkomensbepaling Loondienst (IBL). We will let you know whether this applies to your situation.
Project contract or payroll arrangement?
Do you have a project contract — a contract that ends when the project is finished? A declaration of intent is never valid in this case, because the duration of the contract is not fixed. You then have two options: calculate based on your average income over the past three years, or use the labour market scan.
With a payroll arrangement, a declaration of intent is technically possible but difficult in practice: the statement must be issued by the formal employer (the payroll company), not by the client organisation. If that doesn't work out, the same alternatives apply.
In some cases it may be smarter to explore whether you can be hired directly by the client organisation. If that results in a permanent contract without a probationary period, you can immediately use that income — provided the contract starts within six months.
What we do for you
Not every lender has the same policy for temporary contracts. Some banks apply stricter rules; others look beyond the contract and weigh up your labour market prospects. We know these differences and find the lender who best understands your situation.
- We assess which route works for your contract type: declaration of intent, prospect statement, labour market scan or average income.
- We calculate your maximum mortgage based on your income situation.
- We compare lenders with experience in flexible employment contracts.
- We guide you from application through to signing at the notary.
Frequently asked questions about getting a mortgage without a permanent contract
Can I get a mortgage without a permanent contract?
Yes, in many cases this is possible. With a temporary contract, you can use a declaration of intent to show that your employer intends to offer you a permanent contract. If that isn't possible, there are alternatives such as the labour market scan, a prospect statement (for agency workers) or calculating based on your average income over the past three years. Which route works for you depends on your contract type and employer.
What is a declaration of intent and how do I request one?
A declaration of intent (in Dutch: intentieverklaring) is part of the employer's statement. Your employer uses it to indicate their intention to offer you a permanent position once your temporary contract ends. You request it from your employer or HR department. Important: don't request it too early — an employer's statement must not be older than three months at the time you submit it to the mortgage adviser.
Does my income count in full with a temporary contract?
That depends on the declaration of intent. If your employer indicates you will receive a permanent contract after this one (intent for an indefinite period), your income counts in full. If you are due to receive another temporary contract, the lender will look at your average income over the past three years — with the most recent year's income as the maximum.
What if my employer is unwilling or unable to provide a declaration of intent?
There are alternatives. You can calculate based on your average gross annual income over the past three years. Or you can request a labour market scan, which assesses your prospects over the next five years. Score 70 points or more and you are more likely to qualify for a mortgage. We will find the lender that best fits your situation.
Can I get a mortgage as an agency worker?
Yes, but the route is different from a standard temporary contract. Agency workers are not eligible for the labour market scan, but can apply for a prospect statement (perspectiefverklaring) if they have worked continuously at the same agency for more than one year and that agency is registered with the Stichting Perspectiefverklaring. If that isn't possible, the lender will use the average income over the past three years.
Can I apply for a mortgage while still in my probationary period?
No, during the probationary period it is not possible to take out a mortgage — even with a declaration of intent. Once your probationary period is over, you can submit an application. If you have already signed a purchase agreement and are still in your probationary period, contact us immediately so we can review your options together.
How does a mortgage without a permanent contract differ from a self-employed mortgage?
With a temporary contract, you are an employee. The rules are different from those for self-employed people. As a zzp'er (self-employed person), you have no employer to provide a declaration of intent and instead use an income statement based on your annual accounts. You can find more information on our page about the self-employed mortgage (in Dutch).
No permanent contract, but still your own home
Tell us your situation and we'll give you an honest assessment of what's possible. The first consultation is always free and without obligation — online via video call or at our office in Enschede.