Complex Income Mortgages
Mortgages for borrowers whose income does not arrive as a simple PAYE salary - self-employed, contractors, commission earners, and those with multiple income streams - placed with specialist lenders who assess the real income picture.
Complex income is not a barrier - the wrong lender is
The challenge is not that complex income borrowers cannot afford mortgages - often they earn more than equivalent PAYE employees. The challenge is that the wrong lender's automated system cannot assess the income correctly and produces either a decline or a significantly understated maximum mortgage. Specialist complex income lenders use manual underwriting and income methodologies built specifically for non-standard income structures.
Every income type placed
Self-Employed (Sole Trader)
Two years of SA302 tax calculations and tax year overviews as standard. Some lenders accept one year where income is growing. Net profit after expenses - not turnover - is the assessed income figure.
Contractors - Day Rate
Day-rate contractors assessed by specialist lenders on annualised contract rate (daily rate × 46-48 weeks) rather than salary and dividends. Often produces significantly higher assessed income than the dividends drawn.
Commission and Variable Pay
Consistent commission averaged over two years, included at 50-100% depending on the lender and payment history. Sales professionals, estate agents, and financial advisers all placed with the most favourable assessor for their income profile.
Multiple Income Streams
Employed income, self-employment, rental income, and investment income all aggregated by specialist lenders who assess all verifiable sources rather than the primary stream alone. Each stream requires appropriate evidencing.
Zero Hours Contracts
Assessed on actual average earnings over the previous 12 months rather than contracted hours. Bank statements showing consistent income credits are the primary evidence where there is no guaranteed contracted amount.
Offshore and International Income
Foreign currency income, overseas employer income, and offshore company structures handled by specialist expat lenders. Currency conversion, income haircuts, and overseas documentation requirements all managed within the application.
How it works
Tell us how your income works
Explain how your income is structured - sole trader, contractor, commission, multiple sources. We identify which lender's methodology produces the highest assessed income for your specific structure.
Income assessment and lender match
We assess your income against the criteria of 130+ specialist lenders before approaching any of them - identifying the specific lender whose methodology fits your income type.
Application preparation
We structure the application in the exact format the chosen lender's underwriters expect - SA302s, contracts, accountant's certificates, bank statements - presented correctly the first time.
Offer and completion
One application to the right lender produces a faster and more certain outcome than multiple applications to the wrong ones. Typical timeline: 4 to 6 weeks from full application to offer.
Self-employed, contractor, or complex income?
Tell us how your income is structured. We identify the lender whose assessment methodology gives you the best outcome - same working day response.
Frequently asked questions
How do lenders assess self-employed income?
Most specialist lenders use the average net profit from the last two years' SA302 tax calculations. Some use the most recent year only where income is growing. A few use company accounts net profit for directors. The specific methodology varies - a broker matches you to the lender whose approach produces the highest assessed income for your income structure.
Can I get a mortgage if I have only been self-employed for one year?
Yes - from specialist one-year-accounts lenders. These typically require that the self-employment is in the same field as previous employment, that the single year's income is sustainable, and that the accounts are prepared by a qualified accountant. The available lender panel is narrower but genuine options exist.
How is contractor income assessed?
Specialist day-rate contract lenders annualise the current day rate (rate × working days per year, typically 230-240) and use this as the assessed income. This bypasses the salary and dividends drawn from the limited company, which are often much lower. The contract must be current or recently renewed.
Can commission income be included?
Yes. Specialist lenders include commission income at a percentage of the two-year average - typically 50-100% depending on the consistency of payments. Bank statements and SA302 are the primary evidence. Consistent commission over two or more years is treated most favourably.
I have both employed and self-employed income - can both be used?
Yes. Specialist complex income lenders aggregate all income sources. Both employed and self-employed income can be included where each is properly evidenced. The lender's assessment of each element may differ - a broker ensures the application is structured to maximise the total assessed income.
Explore related pages
Director Mortgages
Salary and dividend income - specialist director assessment.
Self-Employed Mortgages
SA302 and accounts-based income assessment.
Contractor Mortgages
Day rate annualisation for IT, engineering, and professional contractors.
High Net Worth Mortgages
Private bank access for higher income requirements.