Can I get a mortgage if I don't have a "steady" income?

Can I get a mortgage if I don't have a "steady" income?

If you work in music, chances are your income doesn't arrive in neat monthly instalments.

You might have a busy touring season followed by a quieter few months. You may earn money from gigs, royalties, production work, teaching or a mixture of all four. Perhaps you trade as a sole trader, run a limited company, or switch between PAYE and freelance work depending on the project.

Because of this, many people assume getting a mortgage will be difficult.

The good news is that it often isn't.

Every year, lenders help thousands of people with self-employed or irregular incomes buy homes. The key isn't having a perfectly predictable salary. It's being able to demonstrate that your income is genuine, sustainable and likely to continue.

What lenders actually care about

Lenders aren't necessarily looking for a traditional nine-to-five salary.

They're trying to answer three questions:

• Is your income genuine?
• Is it likely to continue?
• Can you still afford the mortgage if work slows down for a while?

To answer those questions, lenders will usually ask for some combination of:

• SA302s and Tax Year Overviews from HMRC
• Business accounts
• Bank statements
• Proof of ongoing work or contracts
• Evidence of savings and deposit funds

The exact documents required depend on how you earn your money.

If you're a sole trader

If you're a sole trader or self-employed freelancer, lenders will usually focus on your taxable profits.

As a general rule, most lenders prefer at least two years of trading history, although some will consider applicants with just one year of accounts.

You can improve your chances by:

• Keeping your tax returns up to date.
• Declaring income accurately and consistently.
• Keeping business and personal finances organised.
• Saving as large a deposit as possible.
• Keeping records of contracts or ongoing work where available.

Most lenders will ask for:

• One to two years of SA302s and Tax Year Overviews.
• Recent bank statements.
• Proof of ID and address.
• Details of any existing mortgages, loans or credit commitments.

If you trade through a limited company

Limited company income can be more complicated.

Some lenders assess affordability using:

• Salary plus dividends only.

Others will also consider:

• Salary.
• Dividends.
• Retained profits left within the business.

This can make a significant difference to how much you may be able to borrow.

If you trade through a limited company, it's worth:

• Keeping company accounts up to date.
• Avoiding major changes to your remuneration immediately before applying.
• Keeping copies of company accounts and tax calculations.
• Speaking to a broker who understands how different lenders assess company income.

Two people earning the same amount can sometimes have very different borrowing potential simply because lenders assess their income differently.

What if my income goes up and down?

This is incredibly common in music.

Many lenders will average income over the last two years to smooth out fluctuations.

Others may use the latest year's figures if your income has increased significantly.

And some lenders are more comfortable with variable income than others.

The important thing isn't having identical earnings every year.

It's demonstrating a track record and showing that your income is sustainable.

What if I've just had a really good year?

Perhaps you've had a successful tour.

Signed a publishing deal.

Produced a hit record.

Or landed a major contract.

That's great news, but lenders tend to prefer evidence over projections.

A lender will usually place more weight on income that's already been earned than income you hope to earn in the future.

That doesn't mean a strong recent year won't help.

It often does.

But you'll normally need supporting evidence to show that the increase is sustainable rather than a one-off.

The bottom line

You don't need a traditional salaried job to get a mortgage.

What lenders really want is confidence:

• Confidence that your income is genuine.
• Confidence that it's sustainable.
• Confidence that you'll still be able to afford the mortgage if work slows down for a period.

The process can be more complex than for someone in permanent employment, but with the right preparation and the right lender, irregular income doesn't have to stop you buying a home.

If you'd like help understanding how a lender may assess your income, or want to explore your mortgage options, you can book a call with Chrissy here.

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Your home may be repossessed if you do not keep up repayments on your mortgage.

Approved by 2plan wealth management on 19/06/2026

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