Building a Strong Application: Documents First Home Buyer Nurses Need

Buying your first home as a nurse can feel both exciting and overwhelming, especially when your income comes from shifts, overtime, allowances, or agency work. 

As a mortgage broker for first home buyer nurses, we often see lenders assess healthcare workers differently because earnings may vary from fortnight to fortnight. This means the documentation you provide plays a major role in how your application is assessed. A clear, complete, and well-prepared file can help a lender understand your financial position with confidence and reduce the chances of delays.

In this guide, we unpack the documentation first home buyer nurses may need for lender assessment, how different income types are verified, and what you can expect throughout the process.

Why Documentation Matters for First Home Buyer Nurses

When lenders look at a home loan application, they are assessing one core question. Can you comfortably manage the repayments now and in the future based on your income and financial position? For nurses, the assessment can feel more detailed because of how your income is structured.

Nursing income may include:

• Base hourly pay
• Shift penalties
• Overtime
• Weekend and public holiday loadings
• Allowances
• Agency or casual work across multiple facilities

Some lenders may accept all of these income types, while others may only include income that appears consistently over a certain period. This is why your documentation needs to clearly show how often you work, where you work, and how you are paid.

Lenders may also review how your income patterns have changed over time. For example, if your rostered hours have increased or decreased, if you have recently changed employers, or if you combine hospital-based work with agency shifts. The clarity of your documents helps the lender interpret these patterns correctly.

Throughout this guide, we highlight the documents many lenders usually ask for, why they matter, and how brokers like us help you prepare them.

Core Identity and Verification Documents for Nurses

Lenders in Australia are required to meet Know Your Customer (KYC) obligations under the Anti-Money Laundering and Counter-Terrorism Financing Act. This means they need to verify your identity before your application can proceed.

Most lenders will ask for:

• An Australian driver licence
• An Australian passport or Medicare card
• Your proof of residential address
• Your visa documentation if you are not a citizen or permanent resident

If you are an overseas-trained nurse, the lender may require additional verification such as visa class, working rights, and registration with AHPRA. The details must match across all documents, including your full legal name. Even minor differences can delay assessment.

Documenting Full-Time and Part-Time Nurse Income

Many nurses work permanent full-time or part-time roles in hospitals, clinics, aged care, or community settings. If you fall into this category, lenders usually start their assessment with:

• Your last two to three recent payslips
• Your employment contract
• Year-to-date earnings shown on your payslip
• Bank statements showing your salary deposits

Lenders generally want to confirm:

• Your base rate of pay
• Your contracted hours
• Whether you are still in a probation period
• Your employment start date
• Whether your overtime or penalties appear regularly

Even if your role is permanent, variable income may still need to be averaged over a period of time. For example, some lenders may include shift penalties and overtime if they appear consistently across three to six months. Others may require up to twelve months.

Your employment contract also helps confirm whether there are any planned changes to your hours. If your contract is due for renewal, the lender may request confirmation from payroll or HR.

As brokers, we review your payslips and contract before submitting your application, so we can align the documentation with the lenders who may accept your income structure.

Documentation for Casual Nurses and Agency Nurses

Many nurses rely on casual shifts or agency bookings. This can be a strong and reliable source of income, but it often requires more documentation to show consistency. Lenders may require:

• Three to six months of consecutive payslips
• Three to six months of bank statements showing deposits
• A letter from your employer confirming regular shifts, depending on the lender
• Your agency contract or service agreement
• Year-to-date earnings summaries

Because casual and agency hours can fluctuate, lenders typically review:

• How regularly you work
• Whether your hours are rising, stable, or falling
• If you work across multiple facilities
• Whether there are gaps in your income
• How long you have been in this work arrangement

Some lenders may only require three months of consistent work. Others may ask for six months or more. If you recently transitioned from permanent to agency nursing, lenders may compare your previous income with your new pattern.

A broker’s role is to match your employment structure with lenders that may accept the way you earn your income. For example, some lenders are more comfortable with agency nurses when there is a stable booking history, while others may require a longer track record.

Handling Overtime, Penalty Rates, and Allowances

Nurses often rely on overtime and shift penalties to boost their income. This can include:

• Afternoon and night loadings
• Weekend and public holiday rates
• Overtime hours
• On-call or recall allowances
• Higher duties allowances

Not all lenders treat these income types the same way. Some may count the full amount if it appears consistently, while others may apply a “shading” percentage to reduce the amount used in borrowing calculations.

For example, a lender may:

• Use 100% of shift penalties if they are regular
• Average overtime across three to six months
• Exclude one-off allowances
• Only include higher duties if confirmed as ongoing

Your documentation needs to clearly show how often these amounts appear and whether they form a reliable part of your income. Payslips and bank statements help demonstrate this pattern.

Broker insight becomes essential here. We look at your total income structure and select lenders whose policies align with how you earn your money.

Self-Employed Nurses or ABN Contractors

Some nurses work as independent contractors on ABNs, especially in aged care, disability support, or specialist home care. If this applies to you, lenders will usually assess you as self-employed, which may require:

• Personal tax returns
• Notices of assessment from the ATO
• Business activity statements if available
• Invoices or remittance summaries
• Bank statements showing business income

Self-employed income is usually assessed over one or two financial years, depending on lender policy. Some lenders may accept the most recent year’s income if your income has been stable or increasing. Others may average two years or use the lower year if income has declined.

If your business is new, this can change what documents are needed. A broker can help identify lenders whose policies may suit newer ABN contractors.

Savings and Deposit Documentation for Nurses

When assessing your deposit, lenders typically want to see:

• Bank statements showing three months of genuine savings
• Transaction histories highlighting how the funds were accumulated
• Term deposit statements
• Offset account histories
• Evidence of FHSSS release amounts from the ATO
• Gift letters or statutory declarations for gifted funds

Genuine savings refers to money you saved gradually over time. However, some lenders may allow exceptions. For example, your rental history may be used in place of genuine savings if you meet certain criteria. These exceptions vary widely across lenders and rely heavily on documentation.

Bank statements are reviewed for:

• Consistency of savings
• Spending patterns
• One-off large deposits
• Regular expenses
• Any signs of financial stress

If you have salary packaging arrangements such as novated leases, these may appear on your statements and will need to be documented clearly for lender assessment.

Debt, Liability, and Expense Verification

Lenders must assess your ongoing financial commitments to determine your borrowing capacity. Common documents include:

• Credit card statements
• Personal loan statements
• Car finance or novated lease agreements
• HECS-HELP repayment details from payslips or ATO summaries
• Buy-now-pay-later statements if applicable
• Child support documents
• Private health insurance and other recurring costs

For nurses, HECS or HELP debt is assessed using standard lender policy because there are no occupational exemptions. The debt will appear on your payslip as a withholding amount once you earn above the ATO threshold.

If you salary package through your employer, especially under healthcare-specific arrangements, lenders may need additional clarification. This helps them understand which deductions are pre-tax, which are post-tax, and how these affect your net income.

Some lenders may request additional supporting documents if there are inconsistencies or if certain expenses require further explanation. As brokers, we help you identify what documentation is relevant so your application remains clear and complete.

Extra Documents Some Lenders May Request

In some cases, lenders may require extra information in addition to the standard documents. This can include:

Employment gaps

A lender may request a brief explanation or supporting evidence for breaks in employment, particularly if the gap falls outside planned leave or contract transitions. This helps them understand whether the gap is temporary or ongoing.

Graduate nurses

If you have recently completed your graduate year, lenders often rely on your current contract, recent payslips, and confirmation of ongoing employment to assess whether your hours and income are expected to remain consistent beyond the graduate program.

Parental leave or planned leave

Some lenders may ask for a letter confirming your role, expected return-to-work date, and contracted hours upon return. Depending on the lender, assessment may be based on your return-to-work income rather than current leave payments.

Multiple jobs

If you work across more than one facility or employer, lenders usually require payslips and employment details for each role. This allows them to verify total income and confirm that combined hours are sustainable.

These additional documents help lenders build a clearer picture of your employment stability and future income, which can support a more accurate assessment of your application.

Savings History, Spending Patterns, and Bank Statement Review

Your bank statements provide insight into how you manage your finances. Lenders may look at:

• Transaction patterns
• Recurring commitments
• Your ability to save consistently
• Discretionary spending levels
• Any overdrawn accounts or dishonours

This does not mean a lender is judging your lifestyle. Instead, they want to confirm that your spending aligns with the expenses declared on your application. Any differences usually require clarification.

If you work variable shifts, your spending patterns may change from week to week. Providing clear, up-to-date statements helps the lender understand your financial rhythm accurately.

Liabilities, Credit History, and Supporting Documents

Your credit history is an important part of the assessment. Lenders will typically obtain a copy of your credit report and may cross-check it against the information you provide. If your report lists:

• Older credit accounts
• Closed accounts still showing as open
• Credit card limits different from what you declared
• Earlier addresses
• Late payments from several years ago

The lender may request supporting documents or clarification. This helps ensure the information used in your application is complete and accurate.

Credit usage patterns matter too. For example, if you have a high credit limit but rarely use it, the lender still assesses the limit, not the balance. We often review your credit settings before the application and discuss opportunities to streamline your file if needed.

Supporting Documents for Property and Government Schemes

If you are applying for a government scheme such as the Home Guarantee Scheme through Housing Australia, you may need to provide:

• Proof of eligibility
• Notices of assessment
• Citizenship or residency documentation
• Evidence that you meet the income threshold
• A declaration confirming you do not own property elsewhere

For property purchase documentation, lenders may require:

• The contract of sale
• Section 32 or vendor disclosure statements
• Building and pest reports for older homes
• Strata reports if buying an apartment
• Valuation instructions or access details

Each document helps the lender understand the property you are buying and whether it fits within their lending policy.

How We Prepare a Strong Submission for First Home Buyer Nurses

Bringing your documents together in a clear and organised way can make a significant difference to your experience. This is where our role becomes valuable.

We help you:

• Identify the lenders whose income policies may suit your nursing role
• Review your payslips and bank statements before applying
• Understand how your income is likely to be calculated
• Prepare your documentation to align with the lender’s requirements
• Anticipate follow-up requests to reduce delays
• Submit a clear, complete application file

Nurse applications often involve multiple income streams and variable hours. As brokers, we interpret your earning patterns and match them with lenders whose policies may align with your situation.

What Happens After Your Documentation Is Submitted

Once your application and supporting documents are lodged:

• The lender reviews your identification
• Your income is verified
• Your bank statements are assessed
• Your liabilities and credit history are checked
• Additional information may be requested
• A valuation of the property is ordered

The clearer your documentation, the smoother this stage becomes. If the lender needs more detail, we help you respond promptly.

When the lender has everything they need, they make a credit decision. If approved, you receive a formal approval that outlines the loan amount and conditions.

Get Your Documentation Ready for Lender Assessment

Preparing documentation for a home loan for nurses can feel like the most demanding part of the process, especially when your nursing income includes variable hours, shift penalties, or multiple employers. When your documents are clear and well prepared, lenders can assess your application more accurately and with fewer follow-up questions.

If you’re a first home buyer nurse and unsure how your income or documents may be assessed, as a mortgage broker for nurses, Swish Mortgages can help you understand lender requirements, compare policies, and prepare your application before you apply.

Clear documents create clearer decisions. Talk to our team to take the next step with confidence.