Specialist Mortgages

Self-employed mortgage advice built around how you actually earn.

Company director, sole trader, contractor or CIS worker? We compare lenders that understand self-employed income, including cases with short trading histories, retained profits and complex or variable earnings.

Check My Self-Employed Mortgage Options 01332 470 400

Only have one year’s accounts? Some lenders may still consider you. We’ll help identify the lenders whose criteria fit your circumstances.

Self-Employed Mortgage Eligibility

Can I get a mortgage if I’m self-employed?

Yes. Being self-employed does not automatically mean fewer mortgage options. The important part is matching your trading history, income structure and circumstances with a lender that assesses them appropriately.

Limited company directors

Some lenders assess salary and dividends, while others may also consider retained profits or wider company performance.

Sole traders

Lenders commonly assess declared profit and trading history, with different approaches where income has changed year to year.

Contractors & freelancers

Depending on the lender and profession, affordability may use accounts, tax calculations or contract/day-rate income.

CIS workers

Some lenders have specific CIS criteria and can assess income differently from a standard self-employed application.

One year’s accounts

Only been self-employed for a year?

Some lenders will consider applicants with just one year’s accounts. We can assess your position before you apply and explain which routes may be realistic.

Check My Options

Free Initial Advice

Self-employed? We know which lenders will say yes.

We know which lenders are most flexible with self-employed income — and how to present your income in the best possible light. Get a free initial assessment today.

Apply Now Call 01332 470 400
Free initial advice Whole of market FCA regulated

Why self-employed borrowers can get different answers from different lenders

Lenders do not all calculate self-employed income in the same way. One may focus on an average of recent profits, another may place more weight on the latest year, while some can take a different approach to retained profits or contractor income.

That means a decline — or a low borrowing figure — from one bank does not necessarily tell you what the wider mortgage market can offer.

What we look at before recommending a lender

  • Trading history and business structure
  • How you draw your income
  • Accounts, SA302s and tax year overviews
  • Deposit or equity available
  • Credit history and existing commitments
  • How much you need to borrow
Try the self-employed mortgage calculator →

What if I have bad credit and I’m self-employed?

Previous credit problems do not automatically make a mortgage impossible. The options depend on what happened, when it happened, the amounts involved and your wider circumstances. Read our bad credit mortgage advice or speak to us for an initial assessment.

How specialist criteria can help

A lender match can matter as much as the headline rate.

We have helped self-employed clients where the key issue was not whether they could get a mortgage, but finding a lender whose criteria matched the way their income was earned. This can include cases involving one year’s accounts, retained profits, contracting income or more complex income structures.

Ask Us To Check My Situation

Clear fees

Our self-employed mortgage broker fee

Our broker fee for self-employed mortgage cases is £499: £299 payable on application and £200 payable on mortgage offer. We’ll explain the fee before you proceed.

If your mortgage application falls through, the £299 application fee is refunded in accordance with our applicable terms.

Free initial advice — no obligation

Tell us how long you’ve been self-employed, how your income is structured and what you’re looking to borrow. We’ll give you an initial assessment of the routes that may be available.

Request My Free Assessment

Frequently Asked Questions

How many years of accounts do I need?
Most lenders require at least 2 years of accounts or tax returns. However, some lenders will accept 1 year of accounts, and a few specialist lenders may consider less. We know which lenders are most flexible.
Can I use my company profits or just my salary?
This depends on your business structure. Sole traders use net profit, partnerships use their share of net profit, and limited company directors can use salary plus dividends or retained profits, depending on the lender.
Is it harder to get a mortgage when self-employed?
It can be more challenging as lenders need more documentation to verify income. However, with the right broker, self-employed borrowers can access the same competitive rates as employed applicants.
What documents will I need?
Typically: 2-3 years of SA302 tax calculations and tax year overviews from HMRC, business accounts prepared by an accountant, and recent bank statements. Limited company directors may also need company accounts.
Can contractors get a mortgage?
Yes, many lenders now offer specialist contractor mortgage products that calculate affordability based on your day rate rather than tax returns, which can significantly increase your borrowing power.
I've only been self-employed for one year — can I still get a mortgage?
Yes, some specialist lenders will consider applications with just one year of accounts or an SA302. It's more limited than having two or three years, but it's not impossible. The key is knowing which lenders are open to it — and we do.
Will using a limited company structure affect how much I can borrow?
It depends entirely on the lender. Some calculate affordability on salary and dividends only, while others will consider retained profits within the company. Knowing which lender to approach for your specific company structure can significantly increase your borrowing power — this is exactly where a specialist broker adds value.

Tools & guides for self-employed borrowers

Self-Employed Mortgage Calculator

Estimate your borrowing as a self-employed applicant

Affordability Calculator

Estimate how much you could borrow

Mortgage Calculator

Estimate monthly payments

Self-Employed Mortgage Guide

Detailed guide for self-employed

UK Mortgage Guide

Mortgage basics explained

Mortgage Glossary

Understand mortgage jargon
RC

Expert reviewed by

Ruby Chambers

Mortgage Adviser · CeMAP

This page was reviewed by Ruby, a CeMAP-qualified mortgage adviser at Option Finance. All content is checked for accuracy and kept up to date.

Specialist Advice

Self-employed? Let's talk mortgages

Get specialist advice tailored to your business structure and income type. Free initial advice.

Don't delay — mortgage rates change daily

Apply Now Call 01332 470 400
FCA Regulated · Free Initial Advice