Securing a mortgage when you do not have a guaranteed salary can feel daunting. However, in the 2026 UK economy, the 'gig economy' and flexible working are mainstream, and mortgage lenders have evolved to reflect this.
Can I get a mortgage on a zero-hours or agency contract?
Yes, you can. While high-street banks historically preferred salaried employees, many now accept applicants on zero-hours or agency contracts. The key difference is how they calculate your 'borrowing power' and the level of evidence you must provide.
Lenders are primarily concerned with stability. If you can show that your income is consistent—even if your hours fluctuate week to week—you can access the same best mortgage rates as a salaried worker.
How do lenders assess zero-hours income?
Most lenders will not look at your current week's payslip in isolation. Instead, they will seek an average of your earnings over a set period. Following the FCA's 2026 mortgage market reforms, there is a greater emphasis on 'prudent' long-term affordability for variable workers.
Typically, a lender will take your total earnings over the last 12 months and divide by 52 to get a weekly average. Others may take the lowest weekly pay from the last three months to be conservative.
The 12-month rule
For most agency workers, the 'magic number' is 12 months. Lenders like to see that you have worked in the same industry or with the same agency for at least a year. If you have recently switched from a full-time role to an agency role in the same field (e.g., a staff nurse moving to bank nursing), some specialist lenders may consider you with just 3 to 6 months of history.
Pro Tip: Keep a clean record of your P60s and every single payslip. If you have a gap of more than two or three weeks between agency placements, be prepared to explain why (e.g., a planned holiday).
What evidence do I need to provide?
When you apply, we will help you gather a specific document pack to satisfy underwriter queries. You will generally need:
- P60 documents: To show your total annual earnings for the previous tax year.
- Last 3 to 6 months of payslips: To show recent consistency.
- Bank statements: To match the 'net' pay landing in your account with your payslips.
- Worker profile: A brief CV showing your experience in the sector.
Which lenders are best for zero-hours contracts?
While some big names like Barclays or HSBC will consider zero-hours income, they often have strict 'minimum time employed' rules. Specialist lenders are often more flexible for first-time buyers or those with complex needs.
| Lender Type | Typical Criteria | Best Suited For |
|---|---|---|
| High Street Banks | 12-24 months history, strict averages | Clean credit, long-term agency roles |
| Kensington / Pepper | 12 months history, flexible on minor gaps | Recent industry switchers |
| Vida Homeloans | Considers 'day rate' or hourly averages | Professional contractors |
Realistic borrowing examples in 2026
When this article was published in July 2026, Bank Rate was 3.75% and affordability stress tests had stabilised compared to the volatility of previous years.
Imagine you are an agency warehouse worker earning an average of £500 per week. Over a year, your gross income is £26,000.
- Standard Multiplier: Most lenders offer roughly 4 to 4.5 times your annual income.
- Calculation: £26,000 x 4.5 = £117,000 max loan.
- Deposit: With a 5% deposit of £6,150, you could target a property valued at approximately £123,000.
If you are remortgaging and have significant equity in your home, lenders may be even more flexible on the income proof required.
Common hurdles and how to overcome them
1. Gaps in employment
If you take school holidays off or have months where work is dry, lenders may 'annualise' your income by only counting the weeks worked, which can lower your borrowing limit. We recommend maintaining at least some hours every month to show continuity.
2. High expenses
If you are an agency worker who travels a lot, check if your 'net pay' is being reduced by heavy travel deductions or umbrella company fees. Lenders look at the 'gross' figure on the payslip, but they also consider your take-home pay to ensure you can afford the monthly commitment.
3. Benefit top-ups
Many zero-hours workers receive Universal Credit or Child Benefit. Some lenders will add 100% of these benefits to your earned income to help you reach the required loan amount, while others will ignore them entirely.
Pro Tip: If you work through an Umbrella company, ensure your payslips clearly show the breakdown of basic pay, holiday pay, and any commission. Some lenders treat Umbrella workers as employees, while others treat them as self-employed.
What I tell my clients
"I often see agency workers who have been told 'no' by their own bank because they haven't been in their current contract for two years. In reality, there are dozens of lenders who will look at the 'bigger picture' of your work history. The secret is in the 'average'—if you can prove you’ve consistently earned over the last 12 months, your contract type shouldn't be a barrier to a mortgage." — Matt
Next steps for your application
Before you start viewing properties, it is vital to get a 'Decision in Principle' (DIP). This proves to estate agents that a lender has reviewed your variable income and is happy to lend. We can help you navigate mortgage guides and use our calculators to estimate your budget.
We offer free initial advice to help you understand which lenders fit your specific work pattern. If you decide to proceed with an application, a broker fee (typically £199–£299, capped at 1% of the loan or £650 whichever is lower) may apply. This will always be agreed with you in writing beforehand.
Ready to see what you could borrow? Contact our team today.