Yes, CIS subcontractors may be able to get a mortgage, and you may not need years of accounts to do it. Some lenders treat you much like an employed worker and use your recent CIS payments, while others use the net profit on your tax return. Which approach your lender takes can make a difference of tens of thousands of pounds to what you could borrow.
Key takeaway: Under the Construction Industry Scheme, tax is deducted before you are paid and your tax return then shows profit after expenses. Lenders that assess your gross CIS payments, rather than that net profit, can often lend considerably more on the same work, and some can do it on as little as two or three months of CIS statements.
What is the Construction Industry Scheme (CIS)?
The Construction Industry Scheme is HMRC's system for collecting tax from subcontractors in construction. The contractor you work for deducts money from each payment and passes it to HMRC on your behalf. Those deductions are advance payments towards your tax and National Insurance, not extra tax.
| Your CIS status | Deducted from each payment | What it usually means for a mortgage |
|---|---|---|
| Registered subcontractor | 20% | Some lenders may use your CIS payments much like payslips |
| Not registered | 30% | Still CIS income, though fewer options and less cash in hand month to month |
| Gross payment status | Nothing | Usually assessed on your tax returns, like other self-employed applicants |
Employed or self-employed? The two ways lenders assess CIS income
For tax purposes you are self-employed. For a mortgage, it depends entirely on the lender. Broadly, lenders fall into two camps.
| Assessed like an employee | Assessed as self-employed | |
|---|---|---|
| Income used | Your recent gross CIS payments, sometimes less expenses or materials | Net profit from your tax return, often averaged over two years |
| Track record | From two or three months of statements with some lenders, up to 12 months with others | Usually two years of trading |
| Main evidence | CIS payment and deduction statements, payslips or invoices, plus bank statements | SA302s and tax year overviews, or an accountant's certificate |
| Examples | Halifax, NatWest, Generation Home | Santander, Nationwide, Virgin Money, Coventry |
The employed-style route is usually the one that counts more of your income, and the one that means you do not have to wait for years of accounts. It is not always the better choice, though. If you supply a lot of your own materials, or your recent months were quiet, the self-employed route can occasionally produce a similar or better figure. If you are self-employed but not paid under CIS, our self-employed mortgage guide explains how that route works.
Gross vs net: why it matters so much
The single biggest factor for most CIS workers is whether a lender uses your gross CIS income or your net profit. Here is how that can play out on the same earnings.
Example: Dan is a bricklayer on £220 a day, working five days a week for around 46 weeks a year. That is gross CIS income of £50,600. After materials and expenses, his tax return shows a net profit of £34,000. At 4.5 times income, a lender using his net profit could lend around £153,000. A lender using his gross CIS income could lend around £227,700. That is a difference of around £74,700 on exactly the same work. Figures are illustrative only.
| Lender approach | Income used | Potential borrowing at 4.5x |
|---|---|---|
| Net profit from tax return | £34,000 | £153,000 |
| Gross CIS income | £50,600 | £227,700 |
Some lenders sit in between, taking your gross income and then deducting materials or expenses. If you supply few materials yourself, as many labourers and finishers do, that deduction may be small. If you buy a lot of your own materials, it can be significant, which is why the right lender depends on your trade as well as your income.
Which lenders accept CIS income, and how do they assess it?
Quanstrom Financial checked the published intermediary criteria of the lenders below in November 2026. Other lenders accept CIS income too, and criteria change regularly, so treat this as a guide to how differently lenders approach it rather than a complete list.
| Lender | Assessed as | How income is worked out | Evidence | Good to know |
|---|---|---|---|---|
| Halifax | Employed, where tax is deducted at source | Average of the latest 3 months, annualised over 46 weeks | 3 consecutive months of payslips, invoices or statements, plus matching bank statements | Months with no income count as £0. Treated as self-employed if you work for more than one company and need both incomes |
| Generation Home | Counted at 100% of income | Average of the last 2 months' CIS payments, annualised | 2 months of payslips or invoices, plus evidence of 12 months' continuous work | Needs 12 months in the same line of work, which can be across different companies |
| Tipton BS | Can be treated as employed | Gross income over the last 6 months, annualised | 6 months of CIS income | Criteria checked October 2026 |
| Furness BS | Gross earnings | Based on 6 months of CIS vouchers | 6 months of CIS vouchers | Announced as part of its 2026 criteria changes |
| NatWest | Keyed as employed | Gross income minus expenses over the last 12 months | Latest 12 consecutive months of CIS statements and a contract confirming ongoing work | Flexible on structure, but needs a full year of statements |
| Skipton | Either route | 12-month gross average minus materials, or the net figure from your SA302 | A 12-month payment summary plus 1 month's bank statement, or your latest SA302 plus 1 month's bank statement | Weekly remittance slips are not accepted |
| Santander | Self-employed | Average of the last 2 years, or the latest year if lower | Accountant's certificate or SA302s, or 2 years of CIS statements with tax year overviews | Lending above 90% LTV is restricted to existing customers moving home |
| Nationwide | Self-employed | Self-employed income rules apply | As for self-employed applicants | Applies whether 20% or 30% is deducted |
| Virgin Money | Self-employed | 2-year average net profit, or the latest year if lower | As for self-employed applicants | Needs 2 years' trading |
Criteria taken from each lender's published intermediary criteria, checked on 4 November 2026 (Tipton on 6 October 2026), and subject to change. A Quanstrom Financial adviser will confirm what applies to you before anything is submitted.
In short: Halifax and Generation Home suit CIS workers with a short or recent record of strong months, Tipton and Furness sit in the middle on six months, and NatWest and Skipton reward a full year of statements. Santander, Nationwide and Virgin Money assess CIS workers as self-employed, which tends to suit people with two or more years of healthy accounts rather than those relying on gross pay.
How many months of CIS statements do you need?
This is the question most CIS workers ask first, and the answer ranges from two months to two years.
| CIS history | What may be possible |
|---|---|
| 2 to 3 months | A small number of lenders, such as Generation Home and Halifax, may assess recent CIS pay, usually alongside a longer record in the same line of work |
| 6 months | More options open up, including lenders such as Tipton and Furness that use six months of CIS income |
| 12 months | Most CIS-friendly lenders, including NatWest and Skipton, plus a wider range of products |
| 2 years or more | The self-employed route also opens up, including lenders that only use SA302s |
Can you get a mortgage if you are new to CIS?
Possibly. If you have recently moved from PAYE to CIS in the same trade, some lenders look at your history in that line of work rather than just how long you have been paid under CIS. Generation Home, for example, wants 12 months' continuous work in the same line of work, which can be across different employers, and then averages your last two months of CIS pay. Halifax looks at your latest three consecutive months, and evidence can come from different contracts if you have recently changed employer.
What usually matters most is that you are doing the same kind of work, your recent pay is consistent and you can evidence it cleanly. If you have only just started under CIS, it may be worth speaking to an adviser before you apply anywhere, because the lender choice is narrower and a decline would leave a footprint on your credit file.
What if you have gross payment status?
Gross payment status means contractors pay you in full with no CIS deduction, and you settle your tax through Self Assessment. It helps your cash flow, but it changes how most lenders see you. The employed-style routes are generally built around tax being deducted at source, so with gross payment status you are usually assessed as self-employed, on your SA302s and tax year overviews.
That is not a problem if your accounts are healthy and you have two years or more of trading. If you have claimed heavily for materials and expenses, your net profit may support less borrowing than your turnover suggests, so it is worth looking at the figures with an adviser before you apply. Some lenders will consider one year's accounts if your trading history is shorter.
Does the time of year you apply matter?
It can, particularly if a lender only averages your last few months. A short average can be a big help if your recent work has been strong. It can work against you if those months were quiet, so lenders using a longer period may suit you better at certain times of year.
Example: A bricklayer applying in February may have November, December and January statements that show less income than usual, simply because bad weather cut the work available. A lender averaging the last three months could understate his income at exactly that point in the year, while a lender using 12 months would smooth out the winter dip.
Not sure which route suits your CIS income?
Tell Quanstrom Financial how long you have been on CIS, roughly what you are paid and whether you supply materials, and an adviser can talk you through which lenders may count the most of it, before any credit check.
How much could you borrow as a CIS contractor?
Enter your day rate below to see how it could translate into an annual income figure and indicative borrowing.
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Most lenders that accept CIS income use income multiples similar to the rest of the market, typically around 4.5 times income, with some going higher for stronger cases. Your actual figure will depend on how the lender calculates your income, your credit profile, your deposit and your outgoings. Our guide to how much you could borrow explains the other factors lenders weigh up.
Do CIS workers need a bigger deposit or pay higher rates?
Not automatically. Where a lender assesses you under its employed-style CIS route, you may have access to the same products as other borrowers, subject to its usual criteria. Where you are assessed as self-employed, deposit limits can be tighter with some lenders. Santander, for example, restricts lending above 90% of the property value to existing customers moving home. If your deposit is small, our guide to low deposit mortgages covers the wider options.
CIS mortgages for first-time buyers
Being a first-time buyer and a CIS worker is a common combination, and it does not need to hold you back. The same lender choices apply, and first-time buyer schemes and smaller-deposit products may still be available depending on your circumstances. Our first-time buyer mortgages page explains how Quanstrom Financial helps people buying their first home.
Applying with a partner who is employed
If you are buying with a partner on PAYE, lenders combine both incomes, but each is assessed under its own rules. A lender that is generous with PAYE income may be strict with CIS, and the reverse, so the best lender for a joint application is not always the best one for either of you alone.
Can you get a CIS mortgage with bad credit?
It may be possible. CIS income and credit history are assessed separately, so a missed payment or older default does not necessarily rule you out, though it can narrow the choice of lender and the products available. Our adverse credit mortgages page explains what lenders look at.
CIS subcontractor or day rate contractor?
CIS subcontractors and day rate contractors are often lumped together, but lenders usually treat them differently. A day rate contractor, such as an IT or engineering contractor, is often assessed by annualising the day rate in their contract. CIS workers are usually assessed on CIS statements and payments instead. If you work on a day rate contract outside construction, our complete guide to contractor mortgages covers how that route works.
If you also trade through a limited company, you may have a second route open to you. Our guide to mortgages for limited company directors explains how that is assessed, and it is worth comparing both before you apply.
What documents will you need?
- CIS payment and deduction statements, payslips or invoices from your contractor, usually covering 2 to 12 months depending on the lender
- Bank statements showing your CIS income being paid in
- SA302 tax calculations and tax year overviews, where a lender uses your tax return or wants evidence of a longer track record
- A contract or letter confirming ongoing work, for some lenders
- Proof of ID, address and deposit
Good to know: Keep your monthly CIS statements rather than relying on weekly slips, and make sure they show the contractor's name, your UTR, the gross payment, any materials and the deduction. Some lenders, including Skipton, will not accept weekly remittance slips, and Halifax will not accept self-billed invoices.
Common mistakes that can cost CIS workers
- Applying to a lender that wants two years of accounts: if your accounts show low profit, a lender using gross CIS pay may be a better fit
- Applying straight after a quiet spell: with a short-average lender, a few weak months can pull your figure down
- Missing or mismatched paperwork: gaps in statements, or payments that do not match your bank account, can slow or stop an application
- Several applications in a row: each one leaves a search on your credit file, so it is worth knowing which lender fits first. Our guide to what to do if your mortgage is declined explains why
Can you remortgage or buy to let using CIS income?
It may be possible. If your current mortgage was arranged on your net profit, a lender that uses your gross CIS income could support more borrowing when your deal ends. Our remortgage page explains how the process works. For a rental property, lenders mainly look at the expected rent, though many still want a minimum personal income, and our buy-to-let mortgages page covers the basics.
Protecting your income
Most CIS workers have no sick pay, so an injury or illness that stops you working could quickly put your mortgage payments under pressure. Income protection could pay you a monthly amount if you cannot work, after a waiting period you choose, and is worth thinking about alongside your mortgage.
How Quanstrom Financial can help
Quanstrom Financial is a whole-of-market mortgage broker based in Eastbourne, and works regularly with CIS subcontractors across East Sussex and the rest of the UK. Everything can be handled by phone, video or email. An adviser looks at how you are actually paid, how long you have been on CIS, how much you spend on materials and whether your work is seasonal, then compares lenders to find the one likely to count the most of your income, before anything goes near a credit check. Book a free, no-obligation consultation to talk it through.
Frequently asked questions
Can I get a mortgage as a CIS subcontractor?
Yes, you may be able to. Many lenders accept CIS income, including high street names such as Halifax, NatWest and Skipton, though each assesses it differently.
Do mortgage lenders treat CIS workers as employed or self-employed?
It depends on the lender. Some, such as Halifax and NatWest, can assess CIS income in a similar way to employed income using your CIS statements. Others, such as Santander, Nationwide and Virgin Money, assess CIS workers as self-employed using tax returns.
Do mortgage lenders use gross or net CIS income?
It depends on the lender. Some use the net profit on your tax return, some use your gross CIS income, and some use gross income minus materials or expenses. The gross route usually produces a higher figure.
How many months of CIS statements do I need for a mortgage?
Usually between 2 and 12 months. Generation Home averages your last 2 months and Halifax your latest 3 months, Tipton Building Society and Furness Building Society use 6 months, and NatWest and Skipton use 12 months. Lenders that assess you as self-employed usually want 2 years of tax returns.
Can I get a mortgage with 3 months of CIS payslips?
Possibly. Halifax uses your latest 3 consecutive months of CIS income, annualised over 46 weeks, where tax is deducted at source. Other lenders want 6 or 12 months, and some want evidence of a longer history in the same line of work.
Can I get a mortgage if I have just moved from PAYE to CIS?
You may be able to, particularly if you are doing the same kind of work. Some lenders look at your continuous history in the same line of work across employers, not only how long you have been paid under CIS.
Can I get a mortgage without 2 or 3 years of accounts?
With the right lender, it may be possible. Several lenders assess CIS workers on recent CIS statements rather than years of accounts, so a shorter track record may still be enough.
Can I get a mortgage with CIS gross payment status?
You may be able to, though because nothing is deducted at source you are usually assessed as self-employed, on your SA302s and tax year overviews, rather than on CIS statements.
Does a CIS tax refund count as income for a mortgage?
Usually not. A CIS tax refund is tax you overpaid being returned rather than extra earnings, so lenders generally look at your CIS payments or your profit instead.
Does the time of year I apply matter?
It can. If your last few months were quiet because of the weather or the season, a lender that averages 12 months of income may suit you better than one that uses a shorter period.
How much can a CIS contractor borrow?
Most lenders use around 4.5 times income, with some going higher for stronger cases. The bigger factor is usually which income figure the lender uses, gross or net.
Do CIS workers need a bigger deposit?
Not automatically. Where a lender assesses you under its CIS route you may have access to its usual products, though some lenders restrict higher loan-to-value lending for self-employed applicants.
Can I get a CIS mortgage as a first-time buyer?
You may be able to. Being a first-time buyer does not change how lenders assess CIS income, and first-time buyer products may still be available depending on your circumstances.
What if I trade through my own limited company?
You may have two routes: being assessed on your CIS income, or as a company director on your salary and dividends or share of profit. Which is stronger depends on your figures, so it is worth comparing both.
Can I get a CIS mortgage on a visa?
You may be able to, depending on the lender and your visa. Our guide to mortgages on a Skilled Worker visa explains what lenders look for.
Written by Toby Quanstrom CeMAP, Director at Quanstrom Financial, a whole-of-market mortgage broker based in Eastbourne, East Sussex. Updated 4 November 2026.
Lender criteria in this guide were taken from lenders' published intermediary criteria on 4 November 2026 (Tipton Building Society on 6 October 2026) and are subject to change. This article is general information only and does not constitute personal advice. Your circumstances will determine what is available to you.
Your home may be repossessed if you do not keep up repayments on your mortgage.
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