Can You Get a Mortgage on a Zero-Hours Contract in the UK?

The Short Answer: Yes, But It’s More Complicated

Zero-hours contracts have become a fixture of the UK labour market — around 1.2 million people were on them in 2024, and that figure hasn’t dropped significantly since. If you’re one of them and you’re trying to buy a property, the good news is that getting a mortgage is possible. The bad news is that most high-street lenders will make it difficult, and you’ll need to be prepared before you apply.

This isn’t a situation where you can walk into a branch of Halifax or Nationwide, hand over three months of payslips, and walk out with a mortgage in principle. You need to understand what lenders are actually looking for — and how to give yourself the best shot.

Why Lenders Are Cautious About Zero-Hours Income

Mortgage lenders are fundamentally in the business of risk assessment. Their central question is always: will this person be able to repay every month for the next 25 years?

Zero-hours contracts introduce uncertainty. Your income can fluctuate week to week, you have no guaranteed hours, and you could theoretically see your work dry up with little notice. From a lender’s perspective, that’s a red flag — not necessarily a dealbreaker, but something they’ll scrutinise hard.

Most standard affordability assessments are built around stable, salaried employment. When your income doesn’t fit that mould, automated systems often reject applications before a human even looks at them. This is why specialist lenders and mortgage brokers are often essential in this situation.

What Lenders Actually Want to See

There’s no single rule across all lenders, but most will want evidence that your zero-hours income is consistent and sustained. Here’s what typically matters:

• Length of employment history — Many lenders want to see at least 12 months with the same employer, and some want two years. The longer, the better.
• Consistent earnings — If your weekly or monthly income varies wildly, that’s a problem. Lenders want to see a pattern, not a lottery.
• Payslips and bank statements — Usually 12 months’ worth, not just three. Some lenders will ask for SA302 forms if you also do any self-employed work.
• Low debt-to-income ratio — Any existing credit commitments will reduce the amount you can borrow.
• Good credit history — A clean or near-clean credit file is even more important when your income type is already raising questions.

Tip: Before applying, pull your credit reports from all three agencies — Experian, Equifax, and TransUnion. Use Checkmyfile to see all three in one place. Correct any errors before you apply.

How Much Can You Actually Borrow?

Standard income multiples typically sit between 4x and 4.5x your annual income. Some lenders will stretch to 5x or even 5.5x in certain circumstances, but that’s less common for non-standard employment.

Here’s a realistic example:

If you’ve earned an average of £28,000 per year over the past 12 months on a zero-hours contract, most lenders will consider that figure for affordability purposes — provided they’re satisfied it’s sustainable. At 4x, that gives you a potential mortgage of £112,000. At 4.5x, around £126,000.

That’s not a huge sum in most parts of England, which is why schemes like Shared Ownership (where you buy a share of a property and pay rent on the rest) can be worth exploring. The lower purchase price means a smaller mortgage, which is far easier to qualify for. Check eligibility via your local Help to Buy agent or the government’s Own Your Home website.

Which Lenders Are Worth Approaching?

High-street banks tend to have rigid automated systems. Specialist lenders — those that manually underwrite applications and assess them case by case — are generally more flexible.

Names that have historically shown more appetite for non-standard employment include Kensington Mortgages, Pepper Money, Together, and Aldermore. This isn’t a recommendation for any of them specifically; rates and criteria change regularly, and what worked for someone else in a different financial position may not work for you.

This is precisely why using a whole-of-market mortgage broker is strongly advisable here. A good broker knows which lenders are currently accepting zero-hours income and can match your specific profile to the right product. They also mean you avoid leaving footprints all over your credit file from multiple rejected applications.

The Deposit Question

A larger deposit doesn’t just reduce your monthly repayments — it also signals lower risk to lenders and opens up better rates. If you’re on a zero-hours contract, aiming for a 15–20% deposit rather than the minimum 5% gives you a meaningfully better chance of approval and access to more competitive deals.

On a £200,000 property: - 5% deposit = £10,000, borrowing £190,000 at potentially higher rates - 15% deposit = £30,000, borrowing £170,000 with more lenders willing to consider you - 20% deposit = £40,000 — at this point, many lenders become significantly more flexible

Don’t forget to factor in additional purchase costs: stamp duty (if applicable), solicitor fees (typically £1,500–£3,000), survey costs, and any mortgage arrangement fees.

Common Pitfalls to Avoid

• Applying to multiple lenders directly — Each hard credit search leaves a mark. Use a broker to avoid unnecessary rejections.
• Using your best month’s earnings — Lenders will look at averages, and cherry-picking figures will backfire during underwriting.
• Not declaring all income sources — If you have additional freelance or gig work, declare it. It could help your case if documented properly.
• Switching employers just before applying — Continuity matters. If you’re planning to move jobs, consider waiting until after your mortgage completes.
• Underestimating the timeline — Non-standard applications can take longer. Build extra time into your plans, especially if you’re in a property chain.

Getting Help

MoneyHelper (moneyhelper.org.uk) offers free, impartial guidance and can help you understand your options without any sales pressure. For regulated mortgage advice, always check your broker or lender is authorised by the Financial Conduct Authority (FCA) via the FCA register at register.fca.org.uk.

Being on a zero-hours contract doesn’t disqualify you from homeownership — but it does mean you need to be more organised, more patient, and more strategic than someone in permanent employment. That preparation, done properly, makes a real difference.

This article is for informational purposes only and does not constitute regulated financial advice. Always seek advice from a qualified, FCA-authorised mortgage adviser before making financial decisions.