Can I Get a Mortgage If I’m Self-Employed in the UK?

The short answer is yes – being self-employed doesn’t mean you can’t get a mortgage. But it does mean the process might feel a little more complex. That’s because most lenders want to see clear evidence of your income over time, and for self-employed people, this isn’t always straightforward.



Let’s break it down so you know exactly what to expect, what you’ll need, and how to give yourself the best chance of being approved.

What counts as self-employed?

In the UK, lenders usually class you as self-employed if you own more than 20–25% of a business and your income comes from that business. This can include:

• Sole traders
• Company directors (especially of limited companies)
• Business partners
• Freelancers or contractors

If you're on PAYE and receive regular payslips, you're considered employed, even if you have a side hustle. But once your main income comes from your business or contract work, you fall under the self-employed bracket in the eyes of most mortgage providers.

What documents will I need?

To get a mortgage, you’ll need to prove your income and demonstrate that it’s reliable. Most lenders ask for:

• Two or more years of certified accounts – ideally prepared by a qualified accountant.
• SA302 forms (tax calculations) from HMRC – these confirm your income as reported on your self-assessment tax returns.
• Tax year overviews – showing the total tax you’ve paid.
• Business bank statements – usually the last 3–6 months, to show day-to-day trading.
• ID and proof of address – as with any mortgage application.

Some lenders may accept one year’s accounts if you have strong income, a good deposit, and can show continuity of earnings. Contractors may also be assessed differently depending on their payment structure.

How do lenders assess your income?

This varies depending on how you work:

• Sole traders – Lenders will usually look at your net profit for the last two or three years and may average it.
• Limited company directors – Some lenders assess salary plus dividends, while others consider salary plus net profit. This can have a big impact, especially if you retain profits in the business.
• Contractors – If you work on fixed-term contracts, some lenders will calculate your income based on your day rate multiplied over a working year.

This is where advice really matters. Different lenders have different rules, and choosing the right one can make or break your application.

What improves your chances of being approved?

While being self-employed adds an extra layer of complexity, there are ways to strengthen your application:

• Build a track record – Ideally, have at least two years of consistent or growing income.
• Keep your accounts in order – Work with an accountant who understands mortgage applications.
• Save a decent deposit – A higher deposit (10% or more) reduces risk for the lender.
• Maintain a good credit score – Pay bills on time and avoid too many credit applications.
• Minimise big gaps in earnings – Lenders like stability. If your income varies a lot, you may need to explain why.

If your accounts show a dip in profits, be prepared to offer an explanation – for example, investment in equipment or a one-off quiet period during COVID.