Can You Get a Home Loan as a Locum Doctor, Pharmacist or Allied Health Worker?

Getting a Home Loan as a Locum Doctor, Pharmacist or Allied Health Worker

Yes, you may be able to get a home loan as a locum doctor, pharmacist or allied health worker, but the lender’s treatment depends heavily on how your income is earned.

A locum doctor working as a PAYG employee may be assessed differently from a locum doctor invoicing through an ABN. A pharmacist working across multiple employers may be assessed differently from a pharmacist with one permanent role and occasional locum shifts. An allied health worker with regular agency income may be assessed differently from someone with a newly started private practice.

This is where lender policy becomes important.

Some lenders have more favourable treatment for medical and health professionals. Some may be more flexible with multiple jobs in healthcare. Some may offer lenders mortgage insurance waivers for eligible professionals. Others may still need a standard income history, tax returns, payslips, employment contracts or evidence that the income is ongoing.

This guide explains how Australian lenders may assess locum doctors, pharmacists, dentists, physiotherapists, chiropractors, psychologists, occupational therapists and other health professionals, based on current policy research.

Can locum doctors get a home loan?

Yes, locum doctors may be able to get a home loan.

A lender may consider a locum doctor’s income if it is stable, verifiable and acceptable under policy.

The lender may ask:

• are you PAYG or self-employed?
• do you work through an agency?
• do you invoice through an ABN?
• do you work under short contracts?
• how long have you been working as a locum?
• is your income consistent?
• are there gaps between placements?
• do you have medical registration?
• are you working in the same profession as your qualifications?
• is your income being used for a professional LMI waiver?

Locum work can be accepted, but it needs to be presented clearly.

Can pharmacists get a home loan with locum income?

Yes, pharmacists may be able to get a home loan using locum income.

A pharmacist may earn income from:

• permanent employment
• part-time employment
• casual shifts
• agency shifts
• multiple pharmacies
• hospital pharmacy work
• community pharmacy locum work
• contractor arrangements
• self-employed consulting
• ownership in a pharmacy business

The lender’s treatment depends on the structure.

A pharmacist with a permanent base role and consistent locum shifts may have more options than a pharmacist who recently started irregular casual work with no history.

Can allied health workers use locum or agency income?

Yes, allied health workers may be able to use locum, agency or contract income for a home loan.

This may include:

• physiotherapists
• occupational therapists
• psychologists
• speech pathologists
• radiographers
• sonographers
• dietitians
• podiatrists
• chiropractors
• osteopaths
• exercise physiologists
• social workers
• counsellors
• audiologists
• optometrists
• dental hygienists

A lender may look at whether the income is PAYG, casual, contract or self-employed.

The job title alone is not enough. The income type is what drives the policy treatment.

Why locum income is assessed differently

Locum income can be strong, but it may also be irregular.

A lender may be cautious because locum work can involve:

• short contracts
• multiple employers
• agency placements
• gaps between shifts
• variable weekly income
• changing rosters
• travel between sites
• ABN invoicing
• business expenses
• no guaranteed annual salary
• different tax treatment

A lender needs to decide whether the income is likely to continue.

A high hourly rate does not automatically mean the lender will use the full income.

PAYG locum income vs ABN locum income

The most important question is often whether you are PAYG or ABN.

PAYG locum income usually means tax is withheld by the employer or agency. You may receive payslips and salary credits.

ABN locum income usually means you invoice for your work and manage your own tax, super, expenses and business records.

A PAYG locum may need:

• payslips
• bank salary credits
• employment contract
• agency contract
• ATO income statement
• employer letter
• evidence of work history

An ABN locum may need:

• personal tax returns
• business tax returns
• financial statements
• BAS
• business bank statements
• invoices
• accountant letter
• ABN history
• evidence of ongoing contracts

The same doctor, pharmacist or allied health professional may be assessed very differently depending on this structure.

Can PAYG locum income be used?

Yes, PAYG locum income may be used by some lenders if it meets income verification rules.

The lender may assess it as:

• permanent income
• fixed-term contract income
• casual income
• second job income
• agency income
• variable PAYG income

The classification matters.

For example, a locum doctor on a PAYG fixed-term contract may be assessed under contract employment rules. A pharmacist picking up casual shifts across different pharmacies may be assessed under casual or second-job rules. A physiotherapist doing agency shifts may need evidence that shifts are regular and ongoing.

Can ABN locum income be used?

Yes, ABN locum income may be accepted, but it is usually assessed as self-employed income.

This can make the application more document-heavy.

A lender may want to see:

• how long your ABN has been active
• whether you work in the same field as your qualifications
• how long you have been trading
• whether income is consistent
• whether you have tax returns
• whether BAS supports the income
• whether business expenses are deducted
• whether contracts are ongoing
• whether income is paid into a business account
• whether you have multiple clients or one main client

Some lenders have more flexible treatment for self-employed professionals than standard self-employed borrowers, but this depends on the profession, lender and evidence.

Why medical and health professionals may have more lender options

Some lenders view certain medical and health professionals as lower-risk borrowers.

This can be because of:

• strong earning capacity
• professional registration
• stable employment demand
• recognised qualifications
• established career pathways
• industry-specific lending policies
• professional LMI waivers
• specialised income policies

This does not mean every health worker automatically qualifies.

The lender may still need to confirm:

• eligible occupation
• current registration
• income source
• employment type
• minimum income, where required
• acceptable property
• suitable LVR
• clean credit conduct
• serviceability

What is a professional LMI waiver?

A professional LMI waiver is a lender policy that may allow certain professionals to borrow above 80% LVR without paying lenders mortgage insurance.

This may be available to eligible medical professionals, dental professionals, pharmacists or other approved occupations, depending on the lender.

A professional LMI waiver may help because it can reduce upfront costs when borrowing with a smaller deposit.

However, eligibility can be strict.

A lender may require:

• eligible profession
• professional registration
• evidence of qualifications
• minimum income, depending on occupation and lender
• employment directly within the industry
• acceptable loan purpose
• acceptable property type
• acceptable LVR
• clean credit profile
• standard servicing approval

Being a locum does not automatically prevent access, but the income and occupation evidence still need to fit policy.

Which health professionals may qualify for special lender treatment?

Eligibility varies between lenders.

Some lender policies may include medical professionals such as:

• general practitioners
• medical specialists
• surgeons
• dentists
• pharmacists
• veterinarians
• optometrists
• chiropractors
• physiotherapists
• psychologists
• medical practitioners
• hospital-employed doctors
• nurses
• midwives
• paramedics
• radiographers
• sonographers

Different lenders use different occupation lists.

Do not assume your profession qualifies with every lender. A broker should check the exact lender policy before applying.

Are locum doctors eligible for LMI waivers?

Possibly, but it depends on the lender and the locum’s employment structure.

A locum doctor may have a strong professional profile but still need to meet income and verification requirements.

A lender may ask:

• are you registered to practise?
• are you currently working in medicine?
• is your income from medical work?
• is the income PAYG or self-employed?
• do you meet any minimum income requirement?
• is the loan within the LVR limit?
• is the property eligible?
• is the income stable enough for servicing?

Professional status may help with LMI, but it does not replace income verification.

Are pharmacists eligible for LMI waivers?

Some lenders may include pharmacists in professional or medical occupation policies.

However, treatment varies.

A lender may require:

• current professional registration
• evidence of employment in pharmacy
• minimum income, where applicable
• acceptable loan size
• acceptable LVR
• standard servicing approval
• residential property security
• clean credit conduct

A pharmacist working permanent full-time may be easier to verify than a pharmacist working irregular locum shifts across multiple employers.

Are allied health workers eligible for LMI waivers?

Some allied health professions may be eligible with certain lenders, but not all.

A physiotherapist, chiropractor, optometrist, psychologist or other allied health professional may qualify with one lender but not another.

The lender may check:

• occupation list
• professional registration
• qualification evidence
• industry employment
• income threshold
• LVR limit
• loan purpose
• property type
• credit score and conduct

If professional LMI waiver eligibility matters, confirm the occupation before choosing a lender.

Does AHPRA registration help?

Yes, AHPRA registration may help where the lender needs evidence of profession and eligibility.

Many medical and allied health professionals are registered through AHPRA.

This may include:

• medical practitioners
• pharmacists
• dentists
• nurses
• midwives
• physiotherapists
• chiropractors
• psychologists
• osteopaths
• optometrists
• podiatrists

A lender may use registration evidence to confirm that you are qualified and able to work in the profession.

AHPRA registration does not prove income by itself, but it can support occupation eligibility.

What if your profession is not registered with AHPRA?

Some allied health or health-related professions may not be AHPRA-registered.

This does not automatically prevent approval, but it may affect professional waiver eligibility.

A lender may ask for other evidence, such as:

• professional association membership
• degree or qualification evidence
• employment contract
• employer letter
• practising certificate
• industry registration
• payslips
• tax returns
• business records

If the lender’s professional policy requires a specific registration body, a different lender may be needed.

Can locum doctors use short-term contracts?

Yes, short-term contracts may be accepted by some lenders, but evidence matters.

A lender may assess:

• contract start date
• contract end date
• time remaining
• renewal history
• prior locum history
• income consistency
• gaps between contracts
• medical registration
• whether the work is in the same field
• whether future contracts are lined up

A single short contract with no history may be harder to use than a consistent pattern of locum work.

What if your locum contract ends soon?

A contract ending soon can make the application harder.

A lender may ask:

• will the contract be extended?
• is there a new contract signed?
• do you have a history of rolling contracts?
• are gaps between contracts common?
• do you have enough savings to cover gaps?
• is the loan affordable without this income?
• is the income PAYG or ABN?

If the contract has only a short time remaining and no renewal evidence, some lenders may not use the full income.

Can agency income be used for health professionals?

Yes, agency income may be accepted by some lenders if it is regular and verifiable.

Agency income may apply to:

• locum doctors
• nurses
• pharmacists
• physiotherapists
• occupational therapists
• disability support workers
• aged care workers
• allied health assistants

A lender may ask for:

• agency payslips
• agency contract
• bank salary credits
• year-to-date income
• prior year income statement
• roster history
• evidence of ongoing shifts
• employer or agency letter

Agency income is often treated as variable unless there is a clear contract or guaranteed hours.

Can multiple healthcare jobs be used?

Yes, some lenders may be more flexible with multiple healthcare jobs.

This is important because healthcare workers often work across multiple employers.

For example:

• a doctor may work hospital shifts and private clinic sessions
• a pharmacist may work permanent shifts and locum shifts
• a psychologist may work part-time employed and part-time private practice
• a physiotherapist may work in a clinic and with a sports team
• an occupational therapist may work for an employer and bill NDIS clients separately
• a nurse may work in a hospital and through an agency

The lender may assess each income source separately.

Some policies may have more flexible treatment where both roles are within healthcare, teaching, aged care or disability care, but the income still needs to be verified.

Can locum income be treated as a second job?

Sometimes.

If you have a main job and locum shifts on top, the lender may assess the locum income as second job income.

This may happen where:

• a pharmacist has a permanent role plus weekend locum shifts
• a doctor has a hospital role plus private locum shifts
• an allied health worker has a clinic role plus agency shifts
• a nurse has hospital employment plus agency shifts
• a psychologist has PAYG employment plus sessional work

Second job income often needs a history, but healthcare roles may have special treatment with some lenders.

Can locum income be treated as casual income?

Yes, if the income is paid on a casual basis, the lender may assess it as casual income.

Casual locum income may need:

• minimum time in role
• consistent shifts
• payslips
• year-to-date income
• bank salary credits
• evidence of similar work history
• evidence income is ongoing

A new casual locum role with only a few payslips may be difficult to use.

Can locum income be treated as self-employed income?

Yes, if you invoice under an ABN, the lender may assess the income as self-employed.

This is common where a health professional works as a contractor.

A lender may review:

• ABN registration date
• GST registration, where relevant
• invoices
• tax returns
• business bank statements
• BAS
• business expenses
• professional indemnity insurance
• service agreements
• accounting records
• ongoing contract evidence

Gross invoice income is not the same as assessable income. Expenses and tax position matter.

Related research: Self-Employed Home Loans: Which Australian Lenders May Accept 1-Year Financials, 1-Year ABNs or Alt Doc Income?

Can newly self-employed medical professionals get a home loan?

Possibly.

Some lenders have more flexible policies for self-employed professionals, including certain medical or health occupations.

This may help where the borrower has:

• moved from PAYG to self-employed in the same profession
• strong prior industry experience
• current professional registration
• one year of self-employed trading
• tax return evidence
• accountant-prepared financials
• income from the same field
• a stable client or contract base

However, not every lender offers this flexibility. Some will still require two years of full self-employed financials.

Related research: Can You Get a Home Loan with Simple Self-Employed Verification?

Can a locum doctor get a home loan with one year of ABN income?

Possibly, with the right lender and evidence.

A lender may be more comfortable if:

• the doctor has a long medical employment history
• the ABN work is in the same profession
• the income is consistent
• the most recent tax return supports the income
• BAS or bank statements support current trading
• contracts show ongoing work
• there is no major business expense issue
• the loan is otherwise strong

A one-year ABN policy can be useful, but it is not automatic and may only apply to eligible professionals with strong evidence.

Can a pharmacist get a home loan after buying into a pharmacy business?

This is more complex than ordinary employment.

If a pharmacist becomes a partner, shareholder or owner in a pharmacy business, the lender may assess the income under self-employed or business rules.

The lender may ask:

• ownership percentage
• business structure
• company or trust financials
• personal tax returns
• business tax returns
• wages paid to the borrower
• dividends or distributions
• business debts
• pharmacy trading history
• purchase contract
• accountant letter

Income from business ownership is usually more complex than PAYG pharmacist wages.

Can private practice income be used?

Yes, private practice income may be used, but it may be treated as self-employed income.

This may apply to:

• psychologists
• physiotherapists
• chiropractors
• osteopaths
• speech pathologists
• occupational therapists
• dietitians
• podiatrists
• dentists
• medical specialists

A lender may review:

• how long the practice has operated
• whether income is consistent
• whether the borrower owns the business
• business expenses
• premises costs
• staff costs
• professional indemnity insurance
• accounting records
• tax returns
• BAS
• bank statements

A full appointment book does not always equal usable income. The lender looks at taxable or verified business income after allowable expenses.

Can NDIS provider income be used?

Possibly.

NDIS-related income may be common for some allied health workers, including occupational therapists, psychologists, speech pathologists, physiotherapists and support coordinators.

A lender may need to understand whether the income is:

• PAYG employment
• contractor income
• sole trader income
• company income
• agency income
• casual shift income

If self-employed, the lender may look at business financials, tax returns and bank statements. If PAYG, payslips and employment evidence may be enough.

Can Medicare billings be used as income?

Medicare billings may support income, but they are not always the same as personal income.

A doctor or allied health provider may generate billings, but the lender may need to know:

• what percentage is retained
• what service fees are deducted
• what practice costs apply
• whether GST applies
• whether income is paid to an entity
• whether the borrower receives wages, drawings or distributions
• whether tax returns support the income
• whether billings are ongoing

Medicare billings can be useful evidence, but they may not replace tax or accounting documents.

Can a doctor use hospital income and private billings together?

Yes, but the lender may assess each income stream separately.

For example, a doctor may have:

• PAYG hospital income
• private practice income
• locum agency income
• Medicare billings
• sessional teaching income
• on-call allowance
• overtime
• dividends from a practice entity

The lender may use some income types at 100%, shade others and exclude some if evidence is weak.

A clear income breakdown is essential.

Can overtime and on-call income be used for doctors and health workers?

Yes, some lenders may accept overtime, on-call income or penalty income for eligible medical and health roles.

Some policies treat emergency services and hospital-employed medical staff more favourably where overtime is regular and essential to the role.

Evidence may include:

• year-to-date payslip
• prior year income statement
• employer letter
• two consecutive payslips
• bank salary credits
• tax evidence

The lender may still need to confirm the income is not one-off or unusually high.

Related research: Can You Use Overtime Income for a Home Loan in Australia?

Can locum income be annualised?

Sometimes.

A lender may annualise income where the evidence supports it.

This may be possible if:

• pay is regular
• contracts are ongoing
• shifts are consistent
• the borrower has a clear work pattern
• year-to-date income covers enough months
• prior-year income supports the current level

A lender may not annualise income if:

• the role is new
• shifts are irregular
• income has spiked recently
• there are long gaps between placements
• the contract ends soon
• the income is seasonal
• there is no supporting history

Annualising locum income without context can overstate borrowing power.

How lenders may calculate locum income

Depending on the income structure, a lender may calculate locum income using:

• base salary from payslips
• year-to-date income annualised
• average income over six months
• average income over 12 months
• lower of current and prior year income
• contract income based on remaining term
• self-employed taxable income
• business net profit
• personal wages from a business
• dividends or distributions
• a shaded percentage of variable income
• only the guaranteed component

This is why the right lender can make a large difference.

What documents do locum doctors need for a home loan?

A locum doctor may need documents such as:

• payslips
• employment contracts
• agency contracts
• bank salary credits
• AHPRA registration
• Medicare provider evidence, where relevant
• tax returns
• Notice of Assessment
• BAS
• business bank statements
• invoices
• professional indemnity insurance
• employer or agency letter
• evidence of ongoing placements

The documents depend on whether the income is PAYG, contract or self-employed.

What documents do pharmacists need?

A pharmacist may need:

• payslips
• employment contract
• employer letter
• bank salary credits
• AHPRA registration
• agency payslips, if locum work is used
• year-to-date income evidence
• ATO income statement
• tax return
• pharmacy business financials, if self-employed
• partnership or shareholder documents, if applicable

A pharmacist with multiple employers should provide a clear breakdown for each income source.

What documents do allied health workers need?

An allied health worker may need:

• payslips
• employment contract
• employer letter
• bank salary credits
• professional registration
• professional association membership
• tax returns
• BAS
• invoices
• business bank statements
• NDIS income evidence, where relevant
• Medicare billing evidence, where relevant
• private practice financials
• agency contract
• year-to-date income statement

The stronger the documents, the easier it is for the lender to understand the income.

What should an employer or agency letter include?

An employer or agency letter can help support locum income.

A useful letter may include:

• employer or agency letterhead
• employer or agency contact details
• worker’s full name
• role or profession
• start date
• employment type
• pay rate
• ordinary hours or expected shifts
• contract length
• whether work is ongoing
• location of placements
• frequency of shifts
• year-to-date income
• whether tax is withheld
• name and role of the person signing

A vague letter may not be enough. The lender needs enough information to classify and calculate the income.

What if income varies each month?

Variable income is common for locums and agency workers.

A lender may use an average if there is enough history.

They may review:

• lowest recent month
• highest recent month
• year-to-date earnings
• prior year earnings
• number of shifts
• gaps between shifts
• whether the current income is increasing
• whether the current income is sustainable
• whether the borrower controls the hours

If income has increased recently, the lender may use a lower historical figure.

If income has declined, the lender may use the lower current figure.

What if there are gaps between locum contracts?

Gaps are common, but they need to be explainable.

A lender may ask:

• how long were the gaps?
• were they voluntary?
• were they due to travel or study?
• were they between confirmed contracts?
• did income resume at the same level?
• are gaps normal in the profession?
• did savings cover the gaps?
• were there any missed repayments?

Short, explainable gaps may be fine. Long or unexplained gaps may reduce lender confidence.

What if you work interstate or regionally?

Regional or interstate locum work can be accepted, but the lender may ask about expenses.

They may consider:

• travel costs
• accommodation costs
• meal costs
• allowances
• whether expenses are reimbursed
• whether the borrower pays costs personally
• whether the income is sustainable
• whether the borrower will continue this work after buying
• whether the new property location affects work availability

If you are buying in a new location, the lender may also consider whether your work pattern can continue.

What if you are relocating for a health role?

Relocating for a medical or allied health role may still be acceptable if the job is confirmed.

The lender may ask:

• has the new contract been signed?
• when does the role start?
• is the start date before settlement?
• is the income guaranteed?
• is the profession the same?
• is professional registration current?
• will previous income continue until the move?
• are relocation costs covered?
• do you have savings for the transition?

If the role starts after settlement, the lender may be more cautious.

What if you are an overseas-trained doctor or health worker?

Overseas-trained health professionals may be able to get a home loan, but the lender may need to verify income, visa status and registration.

The lender may review:

• Australian registration
• visa type
• employment contract
• payslips
• local income history
• probation status
• whether income is in Australian dollars
• deposit source
• residency status
• LVR limits
• foreign income, if applicable

An overseas qualification may be acceptable if Australian registration and employment evidence are clear.

What if you are an intern, registrar or trainee?

Interns, registrars and trainees may have strong career pathways but still need to meet lender policy.

A lender may review:

• employment contract
• training program
• base salary
• expected rotations
• term of employment
• hospital employer
• overtime or on-call income
• professional registration
• future income evidence
• LMI waiver eligibility

Some professional LMI waiver policies may exclude or treat interns differently, so this should be checked before applying.

What if you are newly qualified?

Newly qualified health professionals may be able to get a home loan if income is stable and employment is verified.

The lender may consider:

• first employment contract
• registration evidence
• role start date
• salary
• probation
• prior income history
• savings
• deposit
• LVR
• whether mortgage insurance applies

A newly qualified physiotherapist with a permanent PAYG role may be assessed differently from a newly qualified contractor starting private practice.

What if you are buying with a partner?

If you are buying with a partner, the lender will assess both applicants.

This can help if the partner has stable income, but it does not remove the need to verify locum income.

The lender may review:

• both incomes
• both credit histories
• combined expenses
• dependants
• each borrower’s debts
• whether locum income is essential
• whether one income can carry the loan
• whether LMI waiver eligibility applies to one or both applicants

Some professional offers may apply where one borrower is an eligible professional, but conditions vary.

Does LVR matter for locum doctors and health workers?

Yes, LVR matters.

LVR means loan-to-value ratio. It compares the loan amount to the property value.

A lower LVR may make a locum application easier because the lender takes less risk.

A higher LVR may require:

• stronger income evidence
• professional waiver eligibility
• LMI approval
• cleaner credit conduct
• standard property security
• more stable contracts
• higher income consistency

Even if a professional LMI waiver is available, the borrower still needs to pass servicing and credit assessment.

Can locum doctors borrow 90% or 95% without LMI?

Some eligible medical professionals may be able to borrow at higher LVRs without paying LMI, depending on lender policy.

This can be possible where the borrower meets professional eligibility requirements and the loan is within lender limits.

The lender may still check:

• occupation eligibility
• registration
• income
• loan purpose
• property type
• total exposure
• credit score
• servicing
• residency
• employment status

A locum structure may add complexity, so eligibility should be confirmed before relying on the waiver.

Can allied health workers borrow above 80% without LMI?

Some allied health occupations may be eligible with some lenders, but the rules vary widely.

A chiropractor, optometrist or physiotherapist may be eligible under one lender’s professional policy and not another’s.

The lender may require:

• income threshold
• professional registration
• employment in the industry
• acceptable LVR
• acceptable property
• standard credit approval

Do not assume all allied health workers qualify for the same waiver as doctors.

Does lenders mortgage insurance affect locum income?

Yes.

If the loan needs LMI and no waiver applies, the income assessment may be stricter.

LMI can matter where:

• the income is variable
• the borrower has short locum history
• contracts are short
• the income is self-employed
• the borrower has multiple employers
• the deposit is small
• the property is non-standard
• credit conduct is not clean

A lender may accept the income, but the insurer may still require stronger evidence.

Can locum income be used for refinancing?

Yes, locum income may be used for refinancing if accepted by the lender.

The lender may review:

• current income evidence
• current mortgage repayment history
• property value
• LVR
• contract history
• tax returns, if self-employed
• debts being refinanced
• cash-out request
• whether the refinance improves the position

A clean existing mortgage history can help the overall application, but income still needs to be verified.

Can locum income be used for an investment loan?

Yes, locum income may support an investment loan if the lender accepts it.

The lender may assess:

• locum income
• existing home loan repayments
• proposed investment loan repayments
• rental income shading
• property expenses
• tax position
• work expenses
• contract continuity
• overall servicing

Health professionals may have strong income, but investment borrowing can still be limited by servicing buffers and income shading.

Related research: Can You Use Investment Income from Shares or Managed Funds for a Home Loan?

What if you have large HELP or HECS debt?

Many health professionals have HECS or HELP debt.

A lender may include student loan repayments in servicing if the debt still exists.

This can reduce borrowing power even where income is high.

The lender may consider:

• payslip deductions
• ATO repayment obligations
• current income
• whether the debt has been paid out
• evidence of payout, if applicable
• whether the repayment is already captured

If you are close to borrowing capacity, HECS or HELP treatment can matter.

What if you have professional indemnity or registration expenses?

Professional expenses can affect self-employed or contract income.

A lender may consider whether expenses are already included in:

• business tax returns
• profit and loss statements
• living expenses
• employment deductions
• bank statements
• salary packaging
• reimbursed expenses

For PAYG employees, these expenses may be relatively simple. For self-employed professionals, they may reduce net income.

What if your income is strong but irregular?

Strong income is helpful, but irregular income still needs to be calculated.

A borrower may earn a high annual income but have uneven monthly payments.

The lender may ask:

• is the income reliable across the year?
• are there quiet periods?
• are shifts easy to obtain?
• does income depend on one contract?
• is the current income higher than prior year?
• are business expenses low or high?
• does the loan pass using a conservative income figure?

If the income is high but inconsistent, choosing the right calculation method is important.

10 common mistakes health professionals make when applying

1. Do not assume high income means automatic approval.
2. Do not assume all locum income is treated as salary.
3. Do not apply before confirming whether income is PAYG or self-employed.
4. Do not rely on gross billings as personal income.
5. Do not assume professional LMI waivers apply to every health occupation.
6. Do not assume one lender’s medico policy matches another lender’s policy.
7. Do not ignore contract end dates.
8. Do not forget expenses attached to regional locum work.
9. Do not assume agency income is accepted without history.
10. Do not apply without checking whether the property is eligible for the waiver.

How to improve your chances as a locum doctor, pharmacist or allied health worker

Before applying, it helps to prepare the income evidence clearly.

Useful steps include:

• identify whether each income source is PAYG or ABN
• collect payslips for PAYG income
• collect contracts or agency agreements
• collect bank statements showing income credits
• collect tax returns if self-employed
• collect BAS or business statements where needed
• confirm professional registration
• confirm whether you may qualify for an LMI waiver
• separate base income from overtime, allowances and billings
• document any gaps between contracts
• explain regional or interstate work costs
• check whether future contracts are signed
• compare lender policy before applying

A clean income summary can make a major difference.

Should you wait before applying?

Sometimes waiting can help.

Waiting may improve your options if:

• you only recently started locum work
• your contract is very short
• you have no tax return for ABN income
• your income has recently increased
• you changed from PAYG to self-employed
• you have not yet received your first payslip
• your professional registration is still pending
• your LMI waiver eligibility is unclear
• your bank statements need to improve

You may not need to wait if:

• you have consistent PAYG locum income
• your profession is eligible for special lender treatment
• you have strong prior industry experience
• you have signed contracts
• your income is well documented
• the loan passes using conservative income
• the right lender accepts your employment structure

A broker can compare whether applying now or waiting would give you better options.

Example scenarios

Scenario 1: PAYG locum doctor with regular hospital contracts

You work as a PAYG locum doctor through a hospital network and receive regular payslips.

The lender may assess the income under PAYG, contract or variable income rules, depending on the contract and evidence.

Scenario 2: Pharmacist with permanent role and weekend locum shifts

You have a permanent pharmacist role and pick up weekend locum shifts.

The lender may use your permanent income and may consider the locum shifts as second job income if there is enough history.

Scenario 3: Physiotherapist starting private practice

You left PAYG employment and started a private practice.

The lender may assess the new income under self-employed rules and may need tax returns, BAS or business bank statements.

Scenario 4: Psychologist with PAYG and private clients

You work part-time for an employer and see private clients separately.

The lender may assess the PAYG income and private practice income separately.

Scenario 5: Dentist eligible for professional waiver

You are an eligible dental professional with strong income and registration evidence.

A lender may consider a professional LMI waiver if the loan, property and credit profile fit policy.

Scenario 6: Locum contract ending soon

Your current locum contract ends in six weeks and no renewal has been signed.

The lender may ask for further contract evidence or may use a more conservative income figure.

So, can locum doctors, pharmacists and allied health workers get home loans?

Yes, locum doctors, pharmacists and allied health workers may be able to get home loans in Australia.

The strongest applications usually have:

• clear PAYG or ABN income structure
• current professional registration
• stable income history
• consistent shifts or contracts
• evidence of ongoing work
• clean bank statements
• manageable expenses
• suitable deposit or equity
• LMI waiver eligibility, where available
• lender policy that accepts the profession and income type

Locum and health professional income can be strong, but the application needs to be structured around how the income is actually earned.

Need help with a home loan as a health professional?

A mortgage broker can help compare lenders that may consider locum doctors, pharmacists, dentists, physiotherapists, psychologists, chiropractors, occupational therapists and other medical or allied health professionals.

We can review your income structure, contracts, payslips, tax returns, professional registration, LVR, deposit and professional waiver options before you apply.

If you are a locum doctor, pharmacist or allied health worker and want to buy or refinance, speak with a mortgage broker who understands how different lenders assess health professional income.