Yes, you can usually get a mortgage with a new job. Lenders generally look for a two-year history of employment or education in a related field, not two years at the same employer. A move to a similar or better-paying role with a salary or hourly wage is usually straightforward. What complicates things is a change in how you are paid, a long gap, a probationary period, or a move into self-employment.
The situations that are usually fine
- Same line of work, new employer, salary or hourly pay. Pay stubs and a verification of employment from the new employer are often enough.
- A promotion or raise with the same employer.
- Recent graduate whose degree relates to the new job. School can count toward the two-year history.
- Returning to work after a documented gap, such as parental leave, with the right documentation.
Buying before you start: offer letters
Some programs allow you to close based on a signed, non-contingent offer letter for a job that starts shortly after closing, often within about 90 days, with conditions such as reserves to cover the gap. The rules vary by program and lender. Physician loans have their own, broader version of this. See Physician Loan Before Your Start Date.
The situations that need more
Moving from salary to commission or bonus. Variable income usually needs a history before it counts, often one to two years, averaged. A new commission job can qualify on a guaranteed base alone, if there is one.
Moving into self-employment. Self-employment income typically needs a track record, usually two years of tax returns, sometimes less with strong related experience. See Recently Self-Employed Mortgage and One Year of Self-Employment.
Moving to 1099 contract work. Generally treated like self-employment. See 1099 Contractor and Gig Mortgage.
A gap in employment. Longer gaps typically need an explanation, and some programs want you back at work for a period before closing.
A probationary period. Some employers report probation on the verification of employment, which can raise questions about whether the income is stable.
Part-time or second jobs. Usually need a history to count.
Changing jobs during the loan process
This is where buyers get hurt. Lenders re-verify employment before closing. If you change jobs between approval and funding, the loan must be re-underwritten on the new job, and a change in pay type can mean the income no longer counts the same way. If a change is coming, tell your loan officer before you accept the offer. See What Not to Do After You Apply for a Mortgage.
What to send
- Offer letter with salary, start date and position, signed.
- First pay stub from the new employer, as soon as you have it.
- Prior W-2s.
- Explanation of any gap, with dates.
- For variable pay, a breakdown of base, bonus and commission.
See the full Pre-Approval Documents Checklist.
Why ask me
- I answer the question before I sell you anything. If renting, waiting or a different program is the better move, I will say so.
- Real numbers, not a calculator guess. I price your actual scenario, side by side, with the fees on the page.
- Every program under one roof. Conventional, FHA, VA, jumbo, and non-QM options like bank statement, DSCR and asset-based loans, so the program fits you instead of the other way around.
- You talk to the principal. Ricky Khamis is President of EPiQ Lending, NMLS #173141, lending in Arizona since 1999 and a 2025 Presidents Club Winner at CMG Home Loans. Direct line: (480) 999-9842.
EPiQ Lending is NMLS #1936984, at 7975 N. Hayden Road, Suite A-101 in Scottsdale. Verify all of it before you trust any of it: Ricky's EPiQ Lending profile, the Scottsdale branch, and the license itself at NMLS Consumer Access. Hold every lender to that standard, including us.
More plain-English answers in the Mortgage Education library.
Equal Housing Opportunity. This is general information, not a commitment to lend or an offer to extend credit. Program guidelines, eligibility requirements and documentation standards vary by investor and change over time. Rates, terms and program guidelines change and depend on credit approval, property appraisal and other qualifying factors. Not all applicants will qualify. This is not legal or tax advice; consult a qualified professional about your own situation.
Find out which program actually costs you less
FHA, conventional and jumbo price the same borrower very differently once the mortgage insurance is compared across the years you will own the home. Tell me the shape of your file and I will run them side by side.
Looking at a specific home? Send me the address and I will run the numbers: rickykhamis.com/analyze
