Your employment type does not automatically prevent you from getting a mortgage. Whether you are self-employed, a contractor, a CIS worker, a limited company director, or you earn commission, bonus or overtime, lenders assess income differently and some may consider your circumstances where others may not.
This hub covers mortgages across all employment and income types. Select your situation below or read on for guidance on how different income structures are assessed. Based in Halifax, West Yorkshire, we advise applicants with complex income across the UK.
Getting a mortgage when self-employed is possible for many people, although lenders assess income differently to permanent employment. Rather than a payslip, lenders typically use SA302 tax calculations, tax year overviews and accounts to establish income. The key factors are how long you have been self-employed, how income is structured, and which lender is approached.
How lenders assess SA302s, accounts and tax returns for sole traders and limited company directors. Covers 1 year accounts, income averaging and affordability assessment.
Full guideDay rate annualisation, contract continuity and IR35 implications. Covers IT contractors, umbrella company workers and limited company contractors.
Full guideHow CIS deductions, tax returns and gross income are assessed for Construction Industry Scheme workers. Covers electricians, plumbers, builders and construction specialists.
Full guideSalary plus dividends, retained profits and how lenders assess director remuneration. Covers different lender approaches to company structure and income recognition.
Full guideSA302 income assessment, profit averaging and documentation requirements for sole traders. Covers newer businesses with limited trading history through to established traders.
Full guideHow to get a mortgage with only one year of self-employment history. Which lenders consider one year of accounts, how income is assessed for sole traders and limited company directors, and what documentation is required.
Full guideSelf-employed or running a business? We can explain how lenders from across the market may assess your income structure and what documentation is typically required.
See How Your Income May Be AssessedFor self-employed applicants, the choice of lender and how your application is presented can be as important as the income itself. Some lenders apply more conservative criteria to self-employment income, which can mean being assessed more restrictively than your actual income may support. Working with a mortgage broker who considers a comprehensive range of lenders from across the market means your application may be directed to lenders whose criteria align more closely with your circumstances, although acceptance is not guaranteed.
This is especially relevant for complex income situations: such as a limited company director who takes a low salary and high dividends, a sole trader with one strong year after a difficult prior year, or a contractor who recently moved from employment. These situations require lenders who understand the income structure rather than applying a one-size-fits-all assessment. Acceptance is not guaranteed and criteria vary between lenders.
Zero hours contracts and agency work can make lenders cautious about income reliability. The key is demonstrating consistent earnings over time. Many lenders look at 12 to 24 months of employment history rather than the nature of the contract itself. Some lenders may accept non-traditional employment where patterns are well evidenced.
How lenders assess zero hours income, what employment history is typically required and which lenders may consider applications from zero hours workers across retail, hospitality, healthcare and other sectors.
Full guideHow agency employment history, temporary contract income and ongoing work relationships are assessed by lenders. Covers administrative, industrial and professional agency roles.
Full guideHow lenders assess part-time income, whether minimum hours apply, zero hours arrangements, and how affordability is calculated when working reduced hours. Covers permanent part-time, fixed-term and variable hours employment.
Full guideCommission, bonus and overtime can form part of a mortgage affordability assessment where they are consistently earned and properly documented. Many lenders look at 2 to 3 years of history to assess whether variable income is sustainable. Inclusion rates, averaging methods and documentation requirements vary significantly between lenders.
How commission averaging, inclusion rates and documentation work for sales professionals, estate agents, recruitment consultants and other commission earners. Does commission count as income for a mortgage?
Full guideHow guaranteed and discretionary bonuses are assessed, what 2 to 3 year history means in practice, and how employer letters support bonus income inclusion in affordability calculations.
Full guideHow regular and sporadic overtime is treated by lenders, what documentation is typically required, and how overtime history affects whether the income is included in affordability.
Full guideWhether you are self-employed, a contractor, a CIS worker or earn commission, we can explain how lenders may assess your income and what options may be available. Information provided before a full assessment is for guidance only.
Speak to a Mortgage AdviserLenders assess income reliability and sustainability when evaluating mortgage applications. Permanent employment with a consistent salary is typically straightforward to evidence. Self-employment, contracting and variable income require additional documentation because income is less predictable and lenders need to assess whether earnings are sustainable over time.
| Employment type | Primary income evidence | How lenders typically assess it |
|---|---|---|
| Permanent PAYE | Payslips, P60, employment contract | Salary used directly in affordability. Straightforward where income is consistent |
| Sole trader / self-employed | SA302, tax year overviews, accounts | Net profit assessed over 2 to 3 years, often averaged. SA302 is the primary evidence |
| Limited company director | Salary, dividends, accounts, SA302 | Salary plus dividends typically. Some lenders also consider retained profit |
| Contractor (day rate) | Current contract, contract history | Some lenders annualise day rate (day rate x 5 x 46 weeks). Others use payslips |
| CIS worker | CIS vouchers, SA302, tax returns | Gross income before CIS deductions typically used by lenders with criteria for CIS income |
| Zero hours / agency | 12 to 24 months payslips, employer letter | Income averaged over available history. Consistency of earnings is key |
| Part-time employed | Payslips, P60 | Annual income annualised from payslips. Hours worked are not the primary factor — consistent annual earnings and stable employment history are what lenders assess |
| Commission / bonus / overtime | Payslips, P60, employer letter | Often averaged over 2 to 3 years. Inclusion rates vary between lenders |
Different employment types require different evidence. Understanding what lenders are likely to ask for before you apply helps ensure your application is as complete as possible.
SA302 tax calculations for the latest 2 to 3 years, tax year overviews confirming HMRC submission, and finalised or accountant-prepared accounts. Business bank statements may also be requested. Self-employed applicants with only 1 year of accounts have more limited options but some lenders may consider this.
Current contract showing day rate, contract term and renewal position. Contract history demonstrating continuous contracting with minimal gaps. Some lenders additionally require agency letters, payslips or SA302s depending on the operating structure. IR35 status may affect which documentation is appropriate.
CIS payment and deduction statements, SA302 tax returns for 2 to 3 years, and tax year overviews. Lenders who specialise in CIS income typically assess gross income before deductions rather than net. Bank statements showing consistent receipt of CIS payments support the application.
Payslips covering 12 to 24 months showing commission, bonus or overtime payments. P60 forms for 2 to 3 years confirming total annual earnings. Employer letters confirming the income structure, whether payments are regular or discretionary, and confirming the arrangement is ongoing. Consistency of receipt over time is typically more important than individual large payments.
Employment history covering 12 to 24 months demonstrating consistent earnings despite the flexible arrangement. Payslips showing regular income, employer or agency letters confirming ongoing work relationships, and bank statements confirming income receipt. Sector context explaining why zero hours or agency arrangements are normal in the specific industry can support the application.
Reviews reflect individual client experiences and may not be representative of all clients. They do not guarantee future outcomes. Reviews are sourced from independent third-party platforms.
Woodhall Mortgages is authorised and regulated by the Financial Conduct Authority. Firm reference number 762513. You can verify this on the Financial Services Register.
We consider a comprehensive range of mortgages from across the market and are not restricted to a panel or network. However, not all lenders or products are included. We are not independent. We will confirm the scope of our service before proceeding.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Fees: There is no fee for the initial consultation. A non-refundable £299 fee is payable on mortgage offer. This fee is charged for arranging the mortgage and is payable whether or not the mortgage completes. We may also receive commission from lenders; this does not affect the advice you receive. Details will be provided before you proceed.
This page provides general information only and does not constitute regulated mortgage advice. Woodhall Mortgages, Halifax, West Yorkshire. Last reviewed: April 2026.
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