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Mortgages for contractors, CIS, agency and zero-hours workers
Yes, you can usually get a mortgage as a contractor, CIS subcontractor, agency worker, or on a fixed-term or zero-hours contract. Lenders don't turn this kind of work away. They simply work out your income differently from a salaried employee's, and each lender has its own rules. Here's how they typically do it, what paperwork you'll need and how to give yourself the best chance.
Updated on 17 September 2026 with current lender criteria.
Can you get a mortgage?
Usually, yes
Many high street and specialist lenders accept contract, CIS, agency and zero-hours income
Track record lenders often want
12 months
A common benchmark, though some accept less and others want two years
How lenders work out your income, by type of work
Lenders want to know what you're likely to earn over the next year or two. How they judge it depends on how you're paid.
| How you work | How lenders often assess income | Documents usually needed |
|---|---|---|
| Day-rate contractor (limited company or umbrella) | Day rate × 5 days × 46 or 48 weeks. Some lenders use 52 weeks for umbrella workers; others use your company accounts instead | Current contract, contract history, bank statements, umbrella payslips or company accounts |
| CIS subcontractor | Some lenders use gross pay from your CIS statements, sometimes less expenses. Others treat you as self-employed and use net profit from tax returns | CIS payment and deduction statements, bank statements, SA302s and tax year overviews |
| Agency worker | An average of your pay, often over 12 months, or your latest payslip annualised and checked against your P60, using the lower figure | Recent payslips, P60, bank statements, agency letter or contract |
| Fixed-term contract | Your contracted salary, with a look at how long is left on the contract and whether it has been renewed before | Current contract, payslips, P60, evidence of previous renewals |
| Zero-hours contract | An average of 12 to 24 months' earnings. Some lenders use only part of it, or accept it only as a second income | Payslips covering the period, P60s, bank statements, contract |
These are typical approaches, not fixed rules. Criteria vary widely between lenders and change often.
Contractor mortgages: day rate, limited company or umbrella
If you're paid a day rate, many lenders will annualise it rather than ask for two or three years of company accounts. That helps newer contractors and those who take a small salary plus dividends.
The usual formula is your day rate × 5 days a week × a set number of weeks, often 46 or 48. The missing weeks allow for holidays and gaps. Some lenders set a minimum day rate or income for this.
Illustrative example: a £400 day rate
Annual income a lender might use, depending on the weeks it counts
That figure is the income lenders start from, not what you can borrow. If you work through an umbrella company and are paid through PAYE, some lenders instead assess you like a fixed-term employee using your umbrella payslips.
CIS mortgages: how lenders calculate CIS income
Under the Construction Industry Scheme, the contractor you work for takes 20% off your pay (30% if you're not registered) and sends it to HMRC as an advance on your tax and National Insurance. You're still self-employed and file a Self Assessment tax return.
Lenders split roughly into two camps:
Lenders that use your CIS statements
Often better if you're new to CIS or claim high expenses
They treat you much like an employee and work from gross pay on your monthly CIS statements, often averaged over 3 to 12 months. Some deduct expenses first. A few will consider as little as three months' history.
Lenders that treat you as self-employed
Can suit long-standing subcontractors with low expenses
They usually want one to two years of SA302 tax calculations and tax year overviews, and use your net profit after expenses. If you claim a lot of expenses, this figure can be much lower than your gross pay.
For example, a subcontractor invoicing £800 a week gross has £160 deducted under CIS and receives £640. Over a year that's £41,600 gross, but if they claim £8,000 of expenses, their taxable profit is £33,600. Depending on the lender, either figure could be the starting point. These numbers are illustrative only.
Agency worker mortgages
Agency workers can get a mortgage. Because hours can change week to week, lenders look for a steady pattern over time.
- Time in work: 12 months is a common requirement, sometimes with the same agency. Some lenders accept less if you've worked in the same field for longer.
- Income: many average your pay over 12 months, or compare your latest payslip with your P60 and use whichever is lower.
Fixed-term contract mortgages
Fixed-term contracts are often the most straightforward of the five. Many lenders accept your contracted salary in full if you've been on fixed-term contracts for around 12 months, or if plenty of time is left on your current one. Near the end of a contract, they may look at past renewals and how easy similar work is to find.
Can I get a mortgage on a zero-hours contract?
Often, yes, but the choice of lenders is narrower. Most want at least 12 months' history and some prefer two years. Some only accept certain roles, such as NHS bank staff, supply teachers or care workers. Others use only a percentage of your average earnings, or accept zero-hours pay only alongside a main income. If you have more than one zero-hours job, some lenders will combine them.
Time in work, continuous work and gaps
Lenders care about continuity as much as income. Definitions vary, but the questions are similar.
- How long have you worked this way?Often 12 months as a contractor, agency worker or on CIS, sometimes with a longer history in the same line of work before that.
- What's left on your current contract?Some lenders want a set time remaining, or a history of renewals.
- Any gaps between contracts?Allowances vary a lot. Some lenders accept only a few weeks between contracts in the last year, others around 12 weeks in total. Some reduce the weeks they count for longer gaps.
- Can you explain any breaks?A planned break you funded yourself, or time off for parental leave, is usually viewed more kindly than periods with no work available.
Documents checklist
- Photo ID and proof of address
- Your current contract and, if possible, previous contracts
- Payslips (often 3 to 12 months) or CIS payment and deduction statements
- Latest P60, or SA302s and tax year overviews for one to two years
- Company accounts if you work through a limited company and the lender asks for them
- Three to six months of personal (and business) bank statements
- Proof of deposit, and a gift letter if family is helping
Tips to improve your chances
- Keep paperwork in order. Download your SA302s and tax year overviews from your HMRC online account, and file your tax return on time.
- Avoid gaps before applying. If a contract ends soon, try to have the next one signed first.
- Check your credit report and fix errors. Avoid new credit in the months before you apply. Our guide to credit scores and mortgages explains more.
- Save a larger deposit if you can. A lower loan to value usually brings more lenders and better rates.
- Get advice before you apply. A declined application can leave a hard search on your credit file, so it pays to choose a lender whose criteria fit first.
Why a broker matters for contractor and CIS mortgages
The same person can get very different answers from different lenders. One uses your day rate, another your accounts; one counts CIS gross pay, another net profit. Gap allowances and minimum history differ too, so the right lender can matter as much as the rate.
At Quick Mortgages we compare the whole of the market, including specialist lenders, and there are no broker fees for our advice. We're based in Birmingham and help contractors, CIS subcontractors and agency workers in Birmingham and across the UK. See our pages on first-time buyer, purchase and specialist lending mortgages, or check current mortgage rates and how long a mortgage takes.
Contractor, CIS and agency worker mortgage FAQs
Can agency workers get a mortgage?
Yes. Most lenders that accept agency income want around 12 months' work history, and they usually average your pay or compare your latest payslip with your P60.
Can I get a mortgage on a zero-hours contract?
Often, yes. Expect to need at least 12 months of steady earnings. Some lenders limit which jobs they accept or use only part of the income.
How do lenders calculate CIS income?
Some use gross pay from your CIS statements, sometimes less expenses, averaged over several months. Others use net profit from your SA302s and tax year overviews, usually over one to two years.
How do lenders calculate a contractor's income from a day rate?
Often day rate × 5 × 46 or 48 weeks. A £400 day rate gives £92,000 over 46 weeks or £96,000 over 48. Lenders then run their own affordability checks.
Do I need two years' accounts to get a contractor mortgage?
Not always. Many lenders use your day rate and contract instead, often with around 12 months' contracting history.
Ready to find out what you could borrow?
Gather your contracts, payslips or CIS statements and your last tax documents, then speak to us before you apply. We'll match how you're paid with lenders that assess it fairly.
Sources
- GOV.UK, What you must do as a Construction Industry Scheme (CIS) subcontractor (20% and 30% deductions, gross payment status)
- Nationwide for Intermediaries, Employment income lending criteria (fixed-term contracts, umbrella workers, temporary and zero-hours income, gaps of up to 12 weeks)
- NatWest Intermediary Solutions, Contractors (weekly rate × 46, gaps between contracts, CIS income from statements)
- Halifax Intermediaries, Criteria (contractor day rate × 5 × 46, CIS and agency workers)
- Accord Mortgages, Zero-hours contracts income criteria (12 months' history, eligible roles, percentage of income used)
Correct on 17 September 2026 and may change.
Disclaimer:
This article is for general guidance purposes only and does not constitute legal, financial, or professional advice. Mortgage products and their terms can vary, and it is important to seek advice from a qualified, regulated professional who can assess your individual circumstances. Please ensure you consider your unique needs before making any financial decisions.
While every effort is made to ensure that the information provided on this blog is accurate and up-to-date, we do not guarantee its completeness or accuracy. The mortgage market can change rapidly, and the information on this blog may become outdated. We recommend verifying any information before acting on it and seeking tailored advice.
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