Short answer
Yes. Lenders can count seasonal income when you have a two-year history of it. For conventional loans, Fannie Mae averages your year-to-date pay with the previous two years. Unemployment benefits you receive every off-season can also count when they're tied to seasonal layoffs, expected to recur, and show on two years of signed tax returns.
What counts as seasonal work?
Work that follows the calendar and comes back each year: landscaping and lawn care, roofing and other construction, ski areas and winter resorts, summer camps, lake and Seacoast tourism, and snow plowing. Many New Hampshire workers have a busy season and a slow one, with the same employer or line of work year after year.
What will the lender ask for?
- Your most recent pay stub and two years of W-2s, or a written verification from your employer
- A call to your employer close to closing to confirm your job
- Two years of signed federal tax returns if you want off-season unemployment benefits counted
If you're self-employed in a seasonal business, such as running your own landscaping or plowing company, self-employment rules apply instead; see self-employed mortgages in NH.
How is my income figured?
The lender averages your earnings over the past two years plus this year so far, so a strong summer and a quiet winter even out. Seasonal unemployment benefits are averaged over two years when they're steady or rising, or over the most recent year if they're falling.
How does FHA treat seasonal work?
HUD's Handbook 4000.1 counts seasonal income if you've worked in the same line of work for the past two years and are reasonably likely to be rehired next season. The lender averages your earnings over the past two full years. Seasonal unemployment income can count too, with two full years of records and reasonable assurance it will continue.
When is the best time to apply?
Any time of year works, but applying in your off-season can mean a recent pay stub that shows little or no pay. That's normal for seasonal work, and the lender verifies your history and that you'll return. Tell Tom up front how your season works so the file is built the right way from the start. See how pre-approval works.
What if I also have a second job or overtime?
Part-time, overtime and bonus pay can count too, usually with their own history rules. See overtime, bonus and commission income.
Sources
- HUD Single Family Housing Policy Handbook 4000.1, Update 18 (August 2026), Seasonal Employment (TOTAL)
- Fannie Mae Selling Guide B3-3.3-08, Seasonal Income
- Fannie Mae Selling Guide B3-3.4-17, Unemployment Benefits Income
Checked November 2, 2026. Rules and dates change, so confirm current details before you rely on them.
General information only, not tax or legal advice. Program availability, eligibility and terms vary by lender and are subject to change and to underwriting approval. Not a commitment to lend.