A temporary employment contract does not automatically prevent you from getting a mortgage in the Netherlands. If you do not have a permanent contract and your employer cannot provide an intention statement, an Arbeidsmarktscan may provide another way to demonstrate that your income is sufficiently sustainable for a Dutch mortgage.
The Arbeidsmarktscan, which can be translated as an Employment Market Scan or Labour Market Scan, looks beyond the end date of your current employment contract. It assesses your position on the labour market and estimates your earning capacity based on factors such as your profession, education, work experience and region.
This can be particularly useful for expats who have a good career and stable income but do not yet have the type of permanent Dutch employment history that mortgage lenders traditionally prefer.
At Expat Mortgage Platform, we can determine whether the Arbeidsmarktscan is relevant to your situation, how a lender is likely to assess the result, and whether another method of proving your income would give you a better mortgage outcome.
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What is an Arbeidsmarktscan?
The Arbeidsmarktscan is a recognised method for assessing the future employment prospects of someone with a flexible or fixed-term employment situation.
Instead of looking only at what you earned during previous years, the scan asks another important question: how likely are you to remain employed and earn a comparable income if your present temporary contract ends?
The assessment combines information about your personal and professional situation with labour-market data. This produces two particularly important outcomes:
Your arbeidsmarktscore, or employment market score, indicates how favourable your prospects are of finding suitable employment.
Your verdiencapaciteit, or earning capacity, estimates the income that someone with a comparable profile could earn on the labour market.
These figures can then be used as part of the income assessment for a Dutch mortgage.
For applicants whose current salary is considerably higher than their historical average, or who have not yet accumulated three complete years of employment history, this can make a substantial difference.
Can expats use the Arbeidsmarktscan?
Yes. The Arbeidsmarktscan is not restricted to Dutch nationals.
An expat can use an Arbeidsmarktscan provided that the applicable requirements are met. One important issue for international applicants is education.
The scan uses your diploma as part of its assessment. If you obtained your qualification abroad and it is not registered with DUO in the Netherlands, the diploma must first be validated through the recognised validation process.
This is particularly relevant for highly skilled migrants and other international professionals who completed university, college or vocational education outside the Netherlands.
Having a foreign diploma therefore does not automatically exclude you from using the Arbeidsmarktscan. It simply introduces an additional validation step.
If you are unsure whether your diploma, employment history or residence situation will be accepted, it is worth checking this before paying for additional documents or making an offer on a property.
Who can use an Arbeidsmarktscan for a mortgage?
The Arbeidsmarktscan is particularly relevant when you currently have a fixed-term employment contract but do not have an intention statement confirming future permanent employment.
Under NHG rules, you normally need to have received income from work for at least 12 months during the previous 14 months.
This makes the scan especially interesting for someone who:
has a temporary employment contract without an intention statement
has only recently entered the labour market
does not yet have three complete years of income history
recently changed jobs
has recently started working more hours
currently earns more than their historical average
has a good employment outlook despite having a temporary contract
Your entire 12-month work history does not necessarily need to consist exclusively of regular employment. In certain circumstances, periods during which you generated income as a self-employed person can also contribute to the required work history.
Your situation still needs to be assessed individually. Meeting the basic requirements for the scan does not automatically mean that every mortgage provider will accept your application or offer the same borrowing capacity.
Can you use an Arbeidsmarktscan without an intention statement?
This is one of the main situations in which the Arbeidsmarktscan can be useful.
If you have a fixed-term contract, your employer may be able to complete an employer’s statement containing an intention statement, known in Dutch as an intentieverklaring. This states that the employer intends to continue your employment for an indefinite period, subject to the conditions stated on the document.
When a valid intention statement is available, lenders may be able to treat your income more favourably without requiring an Arbeidsmarktscan.
But not every employer provides an intention statement. Large international employers, universities, start-ups, project-based organisations and companies with strict HR policies may use fixed-term contracts as standard practice even when an employee has good long-term career prospects.
That is where the Arbeidsmarktscan becomes particularly relevant.
For a broader explanation of how Dutch lenders assess different employment contracts, read our guide to Dutch mortgage rules for temporary contracts.
Does the Arbeidsmarktscan replace the employer’s statement?
Not necessarily.
This distinction is important.
The Arbeidsmarktscan is not simply an alternative version of an employer’s statement. The documents serve different purposes.
Your employer’s statement provides information about your current employment and income. The Arbeidsmarktscan assesses your future employment prospects and earning capacity.
Under the NHG method, your current income is established using employment documentation such as the employer’s statement and payslip. The Arbeidsmarktscan then provides the earning-capacity figure that is compared with that current income.
For many applicants, the Arbeidsmarktscan is therefore more accurately described as an alternative way to demonstrate sustainable future income when an intention statement is unavailable, rather than as a complete replacement for all employer documentation.
What Arbeidsmarktscan score do you need?
The Arbeidsmarktscan produces an employment market score.
For the scan to result in a report that can be used under the NHG method, you need a score of at least 70 points.
A score of 70 or higher indicates a sufficiently positive labour-market perspective. If your score is below 70, the process stops, and you cannot obtain the Arbeidsmarktscan report for the mortgage application.
The score is based on information including your education, profession, sector, work experience and region, together with extensive labour-market data.
A high salary by itself therefore does not guarantee a sufficiently high Arbeidsmarktscan score. The assessment is designed to measure how easily someone with your overall professional profile could obtain comparable employment.
What is the earning capacity or verdiencapaciteit?
Getting a score of at least 70 is only one part of the Arbeidsmarktscan.
The other important outcome is your verdiencapaciteit, or earning capacity.
Your earning capacity represents an estimate of what people with a comparable profile earn on the labour market. It is intended to give the mortgage provider an indication of the income you could realistically continue earning if your present fixed-term employment were to end.
This figure is particularly important because your mortgage is not necessarily calculated using your complete current salary.
How is your mortgage income calculated with an Arbeidsmarktscan?
For the NHG income assessment, the mortgage provider compares your current qualifying income with the earning capacity stated on your Arbeidsmarktscan.
The lower of these two figures becomes the income used for the mortgage calculation.
For example, suppose your current qualifying income is €65,000 per year, and the Arbeidsmarktscan calculates your earning capacity at €58,000.
The mortgage calculation would use €58,000.
If your current income is €55,000 and the calculated earning capacity is €62,000, the mortgage calculation would use €55,000.
This prevents the scan from artificially increasing your mortgage income above what you currently earn. Its purpose is to demonstrate that your existing income is sustainable, up to the level supported by your labour-market prospects.
This is also why simply receiving a positive Arbeidsmarktscan does not tell you how much you can borrow.
Your maximum mortgage still depends on your qualifying income, interest rate, financial commitments, partner income, property and other circumstances.
You can start with our mortgage calculator for the Netherlands, but applicants using an Arbeidsmarktscan should have the result checked personally because a standard online calculation may not reflect the income figure a lender will actually use.
Arbeidsmarktscan example for an expat
Imagine that you moved to the Netherlands two years ago after completing your master’s degree abroad.
You currently earn €60,000 per year and have a one-year employment contract. Your employer is happy with your performance, but company policy prevents HR from issuing an intention statement for permanent employment.
Under a traditional three-year historical-income calculation, your position may be less favourable because you have not yet built up three full years of Dutch employment income.
An Arbeidsmarktscan may offer another route.
Your foreign diploma would first need to be validated. Your professional profile, education, experience, occupation and labour-market region would then be assessed.
If your score reaches the required threshold and the scan calculates an earning capacity of €58,000, the lender could use up to €58,000 as the qualifying income under the Arbeidsmarktscan method, subject to the lender’s conditions and the rest of your mortgage application.
That can produce a very different result from simply averaging incomplete historical income.
What does an Arbeidsmarktscan cost?
The Arbeidsmarktscan report currently costs €125 including VAT.
You only pay for the report when the scan produces a sufficiently positive result, and the report can contribute to your mortgage application.
For expats, there may be an additional cost if a foreign diploma needs to be validated. Validation of a foreign diploma currently costs approximately €200.
This diploma-validation cost is separate from the €125 Arbeidsmarktscan report and is generally payable regardless of the eventual score.
The cost of the Arbeidsmarktscan itself can generally qualify as a deductible mortgage-financing expense when the applicable Dutch tax requirements are satisfied.
How long is an Arbeidsmarktscan valid?
For a mortgage with NHG, the Arbeidsmarktscan may not be more than six months old on the date of the binding mortgage offer.
Individual mortgage providers can apply additional or stricter documentation requirements.
This is one reason not to order every mortgage document too early. If you are still several months away from buying a property, it may be smarter to first establish whether an Arbeidsmarktscan is the best income-assessment method for you.
How do you apply for an Arbeidsmarktscan?
The process starts by providing information about your education and professional situation.
You will need to provide your diploma and answer questions relating to matters such as your work experience, profession, sector and region.
If your highest qualification is registered digitally with DUO, it can be used through the normal process.
If you have a foreign diploma, an older qualification or another diploma that is not digitally registered with DUO, it will first have to go through the recognised validation procedure.
After the information has been processed, you can see whether your score is sufficient.
If you reach the required score and need the Arbeidsmarktscan for your mortgage application, you can obtain the official report containing your score and earning capacity.
Before ordering the paid report, however, we recommend checking whether the mortgage providers relevant to your situation will use the Arbeidsmarktscan and whether it is actually the most favourable way to calculate your income.
Can you use an Arbeidsmarktscan during your probation period?
No. Under the NHG rules, you cannot use the Arbeidsmarktscan while you are still in your probation period.
This is particularly important for expats who have recently changed employers or have just relocated to the Netherlands for a new job.
You can still prepare for the mortgage process during your probation period. We can review your expected income, contract, savings, residence status and potential mortgage range so that you know what may become possible once the probation period has ended.
Can you use an Arbeidsmarktscan with a zero-hours contract?
A zero-hours contract, or nulurencontract, is treated differently.
Under the NHG rules, the Arbeidsmarktscan cannot be used for someone with a zero-hours contract. A different income-assessment method is required, which may involve your historical average income.
Do not assume that every type of flexible contract therefore qualifies for an Arbeidsmarktscan.
The exact wording of your employment contract matters.
Can agency workers use an Arbeidsmarktscan?
If you work through a temporary employment agency as an uitzendkracht, the Arbeidsmarktscan is generally not the appropriate route under NHG.
Agency workers can instead use a Perspectiefverklaring, or Statement of Employment Prospects, when the applicable requirements are met.
The two methods are sometimes confused because both consider future employment prospects, but they apply to different employment situations.
If you have a normal fixed-term employment contract directly with an employer, the Arbeidsmarktscan may be relevant.
If you are employed through a temporary employment agency, the Perspectiefverklaring is normally the route to investigate.
Arbeidsmarktscan vs Perspectiefverklaring
Both documents can help applicants who do not have a traditional permanent employment contract, but they are not interchangeable.
The Arbeidsmarktscan is primarily relevant to qualifying flexible employees and people with fixed-term employment contracts without an intention statement.
The Perspectiefverklaring is designed for agency workers.
If you are an expat and the Dutch terminology in your contract is unclear, do not choose the assessment method based solely on the English description of your contract. We can review the actual employment structure and determine which route applies.
Arbeidsmarktscan vs three-year average income
Another possible method for assessing flexible income is to look at your earnings over previous years.
The disadvantage is that historical averaging can work against someone whose career has recently progressed.
Imagine that you earned €35,000 three years ago, €45,000 the following year, and now earn €60,000.
Your historical average does not fully represent your current professional situation.
An Arbeidsmarktscan considers your present income together with your future earning capacity instead. For someone who has recently graduated, increased their working hours, changed jobs or progressed significantly in their career, that can provide a more representative assessment.
This does not mean an Arbeidsmarktscan is always better. The right method depends on the figures.
We compare the available approaches before deciding which income assessment should form the basis of your mortgage strategy.
Arbeidsmarktscan vs Inkomensbepaling Loondienst
You may also encounter the Dutch term Inkomensbepaling Loondienst, usually abbreviated to IBL.
The methods look at your income in different ways.
The Arbeidsmarktscan focuses on your future position on the labour market and your expected earning capacity.
Inkomensbepaling Loondienst uses information from your UWV insurance record to assess your employment and income history.
An employer’s statement primarily describes your current employment and income.
Which method is best cannot be determined from the name of your contract alone. Your income history, current salary, employment structure and available documentation all matter.
For expats, it is especially useful to compare these options before submitting an application because international employment histories do not always fit neatly into a standard Dutch assessment.
Can you get an NHG mortgage with an Arbeidsmarktscan?
Yes, the Arbeidsmarktscan is recognised within the NHG framework when the applicable requirements are satisfied.
That does not mean the scan itself guarantees an NHG mortgage.
You must still meet the other conditions applying to the mortgage, property, income and NHG application.
A positive Arbeidsmarktscan solves one specific question: how qualifying income from your flexible employment situation may be established.
Your complete mortgage application still has to satisfy all remaining lending requirements.
Can the Arbeidsmarktscan be used without NHG?
Potentially, yes.
Acceptance outside the NHG framework depends on the individual mortgage provider and its current lending policy.
This is where lender selection becomes important. A mortgage provider that works well for someone with a permanent Dutch employment contract is not necessarily the best provider for an expat relying on an Arbeidsmarktscan.
Expat Mortgage Platform compares suitable mortgage providers rather than limiting your application to the products of a single bank.
What if you have two jobs?
Having more than one employment contract does not automatically prevent you from using the Arbeidsmarktscan.
How the income is assessed depends on the combination of contracts.
For example, if you have one permanent position and one flexible employment contract, the permanent income can be assessed separately while the Arbeidsmarktscan may be used for the flexible part of your income.
If you have multiple flexible jobs, the applicable employment and working-hour rules become more important.
This is the type of situation where an individual calculation is much more useful than a generic online mortgage estimate.
Does foreign income prevent you from using an Arbeidsmarktscan?
Not necessarily.
The Arbeidsmarktscan is intended to assess your ability to remain employable and earn income, rather than simply determining whether all your previous income originated in the Netherlands.
However, foreign income introduces additional mortgage considerations. A Dutch mortgage provider may also need to assess the country of employment, currency, employer, tax treatment and your residence situation.
If you are an expat with foreign income, the Arbeidsmarktscan should therefore be considered as part of your complete mortgage file rather than in isolation.
Do you need a permanent contract to buy a house in the Netherlands?
No.
This is one of the most persistent misconceptions among international buyers.
A permanent employment contract provides a straightforward way of demonstrating sustainable income, but it is not the only route to a Dutch mortgage.
Depending on your situation, income may potentially be supported through an intention statement, historical income, Inkomensbepaling Loondienst, an Arbeidsmarktscan, a Perspectiefverklaring, or another lender-approved method.
Your objective should therefore not be to ask only, “Do I have a permanent contract?”
The better question is:
How will a Dutch mortgage provider establish my sustainable qualifying income?
That is the number that ultimately influences your borrowing capacity.
Read our complete explanation of how your job contract affects your Dutch mortgage for the broader picture.
When is an Arbeidsmarktscan particularly useful for an expat?
The Arbeidsmarktscan can be especially valuable when your financial position is stronger than your Dutch employment history initially suggests.
Perhaps you recently moved to the Netherlands for a well-paid position. Maybe your employer uses one-year contracts as standard company policy. You may have graduated only a few years ago, recently increased your working hours, or progressed quickly in your profession.
In all of these situations, looking only backwards can create a distorted picture.
The Arbeidsmarktscan adds information about where your career is likely to go next.
For internationally mobile professionals, that can be much more relevant than simply asking whether your current contract contains the Dutch word onbepaalde tijd.
A positive Arbeidsmarktscan does not guarantee mortgage approval
Even with a score of 70 or higher, the complete mortgage still needs to be assessed.
Mortgage providers can consider your income, debts, student loans, partner income, residence status, property value, interest rate, and other financial obligations.
Your employment structure is therefore only one component of the application.
This is why we recommend determining your realistic borrowing capacity before signing a purchase agreement or making an offer that depends on obtaining a specific mortgage amount.
Frequently asked questions about the Arbeidsmarktscan
What is Arbeidsmarktscan in English?
The most direct English translation is Employment Market Scan. You may also encounter the term Labour Market Scan. In a Dutch mortgage application, however, the official Dutch term Arbeidsmarktscan is commonly used.
Can an expat get an Arbeidsmarktscan?
Yes. Expats can use the Arbeidsmarktscan when they meet the relevant requirements. A foreign diploma will generally first need to be validated.
What Arbeidsmarktscan score do I need?
A minimum score of 70 is required for a positive Arbeidsmarktscan that can be used under the NHG method.
How much does the Arbeidsmarktscan cost?
The official Arbeidsmarktscan report currently costs €125 including VAT when your score is sufficient. Expats with a foreign diploma may also need to pay for diploma validation.
How much does foreign diploma validation cost?
Validation of a foreign diploma currently costs approximately €200. This is separate from the cost of the Arbeidsmarktscan report.
How long is the Arbeidsmarktscan valid?
For NHG, the Arbeidsmarktscan may not be more than six months old when the binding mortgage offer is issued. Individual lenders can apply stricter requirements.
Do I need three years of employment history?
Not necessarily. One of the advantages of the Arbeidsmarktscan is that it may offer an alternative for applicants who do not yet have a complete three-year income history. You generally need at least 12 months of work income during the previous 14 months to use the NHG route.
Can I use an Arbeidsmarktscan without an intention statement?
Yes. A fixed-term employment contract without an intention statement is one of the main situations for which the Arbeidsmarktscan can be relevant.
Can I use an Arbeidsmarktscan during my probation period?
No. The Arbeidsmarktscan cannot be used under the NHG rules while you are still in your probation period.
Can I use an Arbeidsmarktscan with a zero-hours contract?
Not under the NHG Arbeidsmarktscan rules. A different method of calculating your qualifying income would need to be considered.
Can an agency worker use an Arbeidsmarktscan?
Agency workers, or uitzendkrachten, generally use the Perspectiefverklaring instead of the Arbeidsmarktscan.
Does a score of 70 guarantee that I will get a mortgage?
No. It means that the Arbeidsmarktscan can be used for the relevant income assessment. Your complete mortgage application still has to satisfy the lender’s other affordability and acceptance requirements.
Does the Arbeidsmarktscan determine how much I can borrow?
Not by itself. The scan provides an earning capacity. The applicable qualifying income is then used together with the rest of your financial situation to calculate your maximum mortgage.
Find out whether the Arbeidsmarktscan can improve your mortgage options
If you have a temporary contract, no intention statement, or a relatively short employment history in the Netherlands, do not assume that you have to wait several years before buying a home.
An Arbeidsmarktscan may provide a way to demonstrate that your current income is sustainable.
But it is not always the best method.
Depending on your situation, an intention statement, historical income, Inkomensbepaling Loondienst or another income-assessment method may produce a better result.
Expat Mortgage Platform specialises in Dutch mortgages for international homebuyers. We can review your employment contract, income history, diploma and residency situation, calculate the income that mortgage providers are likely to accept and determine which lenders fit your circumstances.
Your first consultation is free and without obligation.
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