What if a career change makes buying a home risky?

It's 2026 and the Dutch labor market is more dynamic than ever. The time of forty years with the same employer is definitely over; we hop from project to project, switch to the growing tech sector in Brainport Eindhoven or opt for entrepreneurship. But while our careers have become fluid, a home for sale remains a solid, “permanent” object.

This raises an urgent question for today's home seeker: Is a changing job an unacceptable risk when taking out a mortgage? In a year where banks are looking more closely at source data and the housing market is still under tension, it is essential to find the balance between professional ambition and financial stability.

The bank's perspective in 2026: Continuity is key

When you apply for a mortgage in 2026, the bank doesn't just look at your current paycheck. Thanks to source data systems such as Ockto and iWize, lenders have direct insight into your employment history via the UWV.

• The probation pitfall: A new job almost always starts with a probationary period. For a bank, this is a period of extreme uncertainty. In 2026, it will be almost impossible to finalize a mortgage permanently while you are on probation. The bank wants to be sure that your income will arrive even in three months.
• The statement of intent 2.0: Do you have a temporary contract but your probationary period is over? Then the employer's statement with a statement of intent is still your best friend. Banks, however, became more critical in 2026: they are also looking at the stability of the sector in which you work.

Flex workers and the labour market scan

Are you a “job hopper” or do you work through an employment agency? In 2026, that will be less of a barrier than before, provided you can provide the correct data. The labour market scan is an instrument that was fully accepted in 2026. This does not look at your current contract, but at your chances in the labor market based on your education and experience.

If you work in a sector with major shortages (healthcare, technology, education), the bank often sees a job change not as a risk, but as a step in your natural wage development.

Geographic risks: The 'Lock-in' when changing careers

A career change often also means a change of location. If you buy a house in Groningen now and get a dream job in the Randstad in two years, logistical and financial challenges arise.

• Transaction costs: In 2026, you must take into account the threshold for the Starters Exemption of €555,000. If you have to move quickly and you fall out of the exemption, you will immediately lose 2% transfer tax, plus brokerage fees.
• Double charges: The risk of not selling your current home fast enough while you already have to rent or buy at your new workplace will be real in 2026 due to banks' stricter requirements for bridging mortgages.

Income fluctuations and NHG safety

Many people switch to another job for a higher salary, but sometimes a career switch means a step back in income (for example, when retraining).

Expert tip: Make optimal use of the National Mortgage Guarantee (NHG) in 2026. The NHG limit will be large enough for a large part of the market by 2026. The NHG offers a safety net if you lose your job through no fault of your own or your income falls sharply, significantly reducing the risk of buying in the event of an uncertain career.

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Risk analysis: Buying vs. changing jobs (Scenarios 2026)

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Scenario                                                                                              Risk level                           Advice

Job change within the same sector                                    Low                              Continue buying, use a letter of intent

Switch from employment to self-employed (ZZP)            High                              Wait until you can submit 1–2 annual financial statements

New job with shorter travel time                                         Very low                        Banks see this as an improvement in quality of life

Retraining to a new sector                                                   Average                        Wait until after your probation period and first three paychecks

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The impact of energy labels on your mobility

An often forgotten risk in 2026 is that a house with a poor energy label (E, F or G) will hamper your mobility. If you have to move for work, a house with a bad label will be harder to sell to a broad target group in 2026.

Indeed, buyers will have less budget for renovations in 2026 due to higher interest rates. A home that is not “future-proof” can act like a bone in the ass when your career calls for a quick move.

How do you make the risk manageable?

So is buying unwise if you are unsure about your next career move? Not necessarily, provided you act strategically:

1. Provide a liquidity buffer: By 2026, keep more savings than strictly necessary to purchase. A buffer of six months of housing costs gives you the peace of mind to go through a probationary period.
2. Calculate your “Durability”: Use source data to do scenario analysis. What if your income falls by 10%? Will the net costs then remain bearable within the current tax rules?
3. Buy 'Courant': In a dynamic career, you choose a home that is easy to sell or (if allowed) rent out. In 2026, an apartment in a well-connected city will be a safer haven than a unique building in a shrinking area.

Last thought

A changing job makes buying a home in 2026 riskier, but not impossible. The key lies in timing. The bank will look more closely at continuity in 2026, but has also become more modern in assessing your chances in the labor market.

The biggest risk is not the job change itself, but the combination of a new job and a home that is not flexible or energy efficient enough. Those who buy with a view to the future and have their digital financial file in order can easily combine the dynamism of the labor market with owning their own home.

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