Buying your first home is a major milestone, and if you work as a casual or agency nurse, the process can feel more involved. Your hours may shift from week to week, you may work across different facilities, and your payslips may include penalties, allowances and overtime. These are all normal in nursing but can affect how lenders assess your income.
The good news is that many lenders have policies for variable healthcare income, and some understand the patterns common in casual and agency roles. As mortgage brokers for nurses in Australia, we help you interpret these policies, prepare the right documents and present your income clearly so lenders can assess it accurately. This guide explains what to expect when applying for your first home loan as a nurse and the steps that may help you move forward with confidence.
Understanding How Lenders View Casual and Agency Nursing Income
Lenders treat casual and agency income differently from full-time or permanent part-time work because the hours are not guaranteed. This does not mean you cannot qualify. It simply means the lender needs enough evidence to form a view about the stability and sustainability of your earnings.
Why variable income requires detailed verification
For casual and agency nurses, income can change due to rostering demands, seasonal fluctuations, or changes in the availability of shifts. Because this variability can affect repayment ability, lenders generally rely on:
- A consistent pattern of work
- Evidence of ongoing shifts
- Clear and regular income deposits
- Supporting documents such as payslips and year-to-date summaries
Some lenders may want to confirm that your recent hours reflect a likely ongoing workload. This helps them understand whether your income is stable enough to service the loan safely.
How payslips, shift penalties and allowances are assessed
Nursing income often includes:
- Base hourly pay
- Shift penalties
- Weekend and public holiday loadings
- On-call or overtime payments
- Uniform or travel allowances
Depending on the lender, some of these income types may be included at different rates. Penalties and loadings are often accepted when they appear consistently, overtime may be averaged or reduced, and irregular allowances might not be counted.
This is why clear income packaging matters. At Swish Mortgages, we separate each income type so lenders can see a stable and accurate picture of your earnings.
Differences between casual, contract and agency structures
Although these roles all fall under non-permanent nursing, lenders view them slightly differently:
- Casual nurses – Many lenders may assess income based on an average of the last 3 to 6 months if the pattern is consistent.
- Fixed-term contract nurses – Some lenders treat contract roles similarly to permanent part-time work if you have a history of repeated contracts.
- Agency nurses – Lenders usually review a longer income history because shifts can vary widely. Twelve months of consistent income may be required by some lenders.
Policies vary widely, which is why lender selection plays such a major role for agency nurses in particular.
What lenders look for in ongoing employment stability
Lenders generally look for signs that you are likely to continue receiving regular shifts. These may include:
- Length of time with your current employer or agency
- Frequency of shifts over recent months
- Evidence that your skills are in steady demand
- Whether you work across multiple facilities
You do not need perfect consistency. What matters is demonstrating a reliable pattern of income.
Proving Stable Earnings as a Casual or Agency Nurse
Once a lender understands your employment type, the next step is verifying your income in enough detail to assess your borrowing ability.
Minimum income history lenders may require
Depending on the lender, you may need to show:
- Three months of consistent income for some casual roles
- Six months of income if there are moderate variations
- Twelve months of history for agency nurses or where income fluctuates widely
These timelines are not rules. Each lender applies its own criteria.
Handling changing rosters, multiple employers and irregular hours
It is common for nurses to work at:
- Several hospitals
- A combination of public and private facilities
- Multiple agencies at once
Some lenders may combine income from different employers if the roles are stable and well documented. Others may need additional evidence to confirm that the hours are sustainable. When you work across multiple sites, we help separate and present each income stream clearly so the lender can see how everything fits together.
How shift penalties, overtime and allowances are treated
Shift penalties and allowances are an important part of nursing income. Some lenders may include these amounts fully if they appear consistently in your income history. Others may include only a portion.
Lenders may also average overtime over a longer period to avoid counting temporary spikes in earnings.
Documentation You’ll Usually Need to Prepare
Clear documentation is important for casual and agency nurses because it helps lenders understand your work pattern and income stability. Most borrowers are asked to provide:
- Recent payslips
- Identification documents
- Three to six months of bank statements
- Evidence of savings and liabilities
- Consent for a credit check
Casual and agency nurses may also need to supply documents that show consistent hours and earnings. These may include:
- Year-to-date income summaries
- Rosters or timesheets
- Agency work summaries
- An employment contract or onboarding letter
Lenders also review bank statements to check that income is deposited regularly, spending is responsible, stated expenses match account activity, and there is no undisclosed debt. Strong and consistent banking conduct can support your application.
Borrowing Capacity for Casual and Agency Nurses
Borrowing capacity is one of the most important areas for casual and agency nurses to understand. Because income varies, lenders may take a more conservative approach when calculating affordability.
How lenders calculate average income
Most lenders calculate your income by averaging it over a set period. Some use the last three months if your hours are steady, others may use six months when there is more variation, and agency nurses are often assessed over twelve months. Lenders may also exclude unusually high or irregular payments to avoid overstating your income.
Casual nurses often receive a loading. Many lenders include this in income calculations because it is part of your contractual hourly rate. However, the lender may still assess the variability of your hours when determining affordability.
How HECS/HELP debt affects borrowing power
If you have a HECS or HELP debt, lenders consider the compulsory repayment percentage when calculating affordability. The ATO publishes current repayment thresholds and rates. These are factored into your expenses and may reduce borrowing capacity.
Some lenders may treat HECS/HELP differently, but it is always included in serviceability calculations.
When a Shorter Income History May Be Accepted
A small number of lenders may use a shorter or more favourable averaging period when your role is clearly in demand, your recent income shows strong consistency, or you can demonstrate steady employment over the past year. These policies differ between lenders and can change without notice.
Common Challenges and How to Prepare for Them
Preparing early can help you manage the financial ups and downs that come with nursing and put you in a stronger position when you apply.
1. Gaps in employment or time off between shifts
Short gaps are common in nursing, especially when work is rostered week to week. Lenders usually accept this, but they may ask for context if the gaps are frequent or lengthy. A steady income pattern over time can often balance out these breaks and demonstrate that you are regularly engaged in work.
2. Multiple income streams from different agencies
It is normal for agency nurses to work across several agencies to maintain consistent hours. Some lenders may accept income from multiple sources when the earnings pattern is stable and well-documented. Others may ask for further verification, such as a longer income history, additional payslips or tax documents confirming your annual earnings. Clear documentation helps lenders see the reliability of your combined income.
3. Proving ongoing work after temporary contracts
If you work under fixed-term contracts or recurring assignments, lenders may consider this acceptable when there is a record of repeated contracts, confirmation that your role is likely to continue, and an income history that shows consistent work. Some lenders may still require extra evidence depending on your employment type and the level of variability in your shifts.
4. Reconciling inconsistent pays with consistent living expenses
Variable income is a normal part of nursing, so lenders look closely at how you manage your expenses. Showing regular savings, sensible spending behaviour and stable account conduct can help demonstrate that you can handle a mortgage even when your pays fluctuate.
Deposit Requirements and LMI Considerations
Your deposit plays a major role in your application. If you borrow more than 80% of the property value, lenders and mortgage insurers may look more closely at income stability, particularly for casual and agency nurses.
Some lenders in the market may offer an LMI waiver for nurses or other essential service workers, depending on their policy and availability on the broker’s panel. These options are limited, assessed on a case-by-case basis and can change without notice.
A family guarantee may also help reduce or remove LMI if a parent or close relative provides additional security. Eligibility depends on the lender’s rules.
LMI providers review factors such as:
- Consistency of income
- Length of employment
- Variability of hours
- Likelihood of ongoing work
Policies differ between insurers, and approval is not guaranteed.
Government schemes may help eligible first-home buyers with lower deposits. The Australian Government’s 5% Deposit Scheme allows qualifying applicants to buy with a 5% deposit without paying LMI, subject to income caps, price limits and limited places. Not all lenders participate, and criteria can change without notice.
How a Broker Helps Casual and Agency Nurses Navigate the Process
Our role as brokers is to match your income structure with lenders whose policies can accommodate variable earnings. Casual and agency income is assessed differently across the market, so choosing the right lender from the outset is important.
Matching your income to lender policy
Lenders vary in how they assess casual and agency nurses. Some may accept a shorter income history, use a more flexible averaging period or include certain penalties and allowances. Others may be comfortable combining income from multiple employers when the documentation is clear. Understanding these differences helps us direct your application to a lender whose criteria align with your work pattern.
Packaging your documents to highlight stability
We review your documents carefully to show consistent shifts and stable earnings, even when hours vary. Clear presentation helps lenders understand your income pattern and reduces the need for additional questions during assessment.
Preparing for pre-approval
Pre-approval gives you a realistic view of your borrowing capacity and helps set clear expectations before you start looking for a property. We explain any conditions so you know what the lender still needs to verify before final approval.
Ongoing support beyond approval
Our support continues after approval. We help coordinate valuations, work through outstanding conditions and guide you through settlement. We can also review your nurse home loan in the future if your income or circumstances change, helping ensure your loan remains suitable over time.
Make Your First-Home Move With Confidence
Buying your first home as a casual or agency nurse is achievable, and the key is understanding how lenders view variable income. With clear documentation, steady financial conduct and the right lender selection, you can present a strong and accurate picture of your earning capacity. Preparing early helps ensure your application reflects the stability of your work, even when your hours vary.
If you’re unsure how a lender may assess your income or you want a clearer idea of your borrowing position, Swish Mortgages can help. As a mortgage broker for nurses in Australia, we explain how different lenders evaluate casual and agency roles, help you organise your documents and guide you through each step at your own pace.
You don’t have to navigate the process alone. If you’d like to see what options may be available for your situation, our brokers can help you compare policies and guide you through the next steps.
Frequently Asked Questions (FAQS)
Yes, you may still qualify for pre-approval if your hours change throughout the year.
Lenders focus on the consistency of your income over time rather than each individual roster. They may look at longer income periods during seasonal fluctuations.
Short periods of leave usually do not cause issues, but a sudden drop in hours close to applying may prompt the lender to review your recent income more carefully.
If you are planning leave, it can help to apply when your income has been steady for a few months. We can help you work out the best timing based on lender expectations.
Yes, many lenders consider combined income from multiple employers if it is consistent and well documented.
The lender will need to see that your hours across all workplaces are sustainable. Keeping your payslips and bank statements organised makes this easier.
Extra shifts can support your application when they appear regularly, but lenders may still average them over a longer period to avoid relying on temporary increases in income.
Occasional double shifts are usually treated as overtime, so they may not be counted in full. Clear income history helps lenders form a realistic view of your earnings.
A recent move is not necessarily a barrier.
Lenders may look for continuity in your industry, your recent payslips, and evidence that you are still receiving regular shifts. What matters most is showing that your work pattern is ongoing. If you have changed employers, we can help package your documents so the lender sees a smooth transition rather than a gap in stability.