Co robi can you keep the house if you have a flex contract? Separating in the Netherlands.
You work in the Netherlands on a flex contract perhaps through an employment agency (uitzendbureau), or on a temporary contract that gets renewed each year. You are separating. You want to stay in the house. Can the bank give you the mortgage alone? The short answer is: sometimes yes. It depends entirely on the bank, and on how your income is presented.
What banks look at when you have a flex contract
When you apply for a mortgage on a flex contract, the bank does not look at your contract type alone. They look at the complete picture of your income stability:
1. How long have you been working with the same employer or agency?
A track record of 12 to 24 months with the same employer, even on a flex basis, carries significant weight with lenders who understand labour migrant employment patterns.
2. What has your income been over the past one to three years?
Banks typically ask for income statements (loonstroken) for the past 12 to 24 months. If your income has been consistent even if the individual contracts were short this supports your application.
3. Do you have an employer intention letter (intentieverklaring)?
This is a written statement from your employer saying they intend to continue your employment after the current contract ends. Some banks require this; others do not. It is always worth asking your employer, as it can make a material difference.
4. Is your income consistent month to month?
Variable income seasonal work, irregular hours makes the assessment harder. If your income fluctuates significantly, the bank may use an average rather than your current rate.
Not all banks treat flex contracts the same way
This is the key point. Some Dutch banks automatically decline mortgage applications from people on flex contracts. Others particularly lenders with experience in the labour migrant market have specific policies for assessing flex and agency income.
Applying to the wrong bank wastes time and, if you are rejected formally, can mark your credit record. Domek knows which lenders take a fair view of flex contract income. We present your case in the strongest possible way from the start.
THE INCOME DECLARATION (werkgeversverklaring)
This document is required by every lender for every mortgage application. It is completed by your employer (or the agency that employs you) and confirms your employment type, income level, and contract duration.
If you work through an agency, the agency is your employer and must complete the form. Not all agencies are willing to do this. If your agency refuses, it creates a real problem — and you should let Domek know early in the process so we can advise on alternatives.
THE EMPLOYER INTENTION LETTER (intentieverklaring)
As mentioned above, this letter states your employer’s intention to continue your employment. It is not legally binding, but it is taken seriously by lenders as an indication of employment stability. If your employer is willing to provide one, it strengthens your application.
What if your income is not enough?
If the calculation shows your current income is not sufficient to carry the mortgage alone, there are still routes worth exploring before accepting that you must sell:
- Wait until your contract becomes permanent: Some clients choose to delay the mortgage transfer until they secure a permanent contract. The trade-off is time and a continuing shared liability with an ex-partner in the meantime.
- Reduce the mortgage balance: Using savings to pay down part of the outstanding mortgage reduces the amount you need to borrow, and may bring the calculation within what your income supports.
- Find a co-borrower: In some cases particularly where a family member is willing to support the application a co-borrower arrangement may be possible. This is complex and has implications for the co-borrower, but it is a route that exists.
- Look at lenders who take a more flexible approach: The Dutch mortgage market has significant variation between lenders. Domek works with lenders across the spectrum and will identify who is realistically available to you.
What Domek.nl does
Domek works with EU labour migrants regularly. We know the lenders who assess flex contracts fairly. We know how to present your employment history and income in a way that gives you the strongest possible chance of approval. And we do not waste your time approaching banks that will say no to your contract type from the start.
With our experience, we can help you make the important decision of buying a home in the Netherlands.
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