CIS Statement Mortgage
YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.
Most buy to let mortgages are not regulated by the Financial Conduct Authority
CIS Statement Mortgage
David Sharpstone talks us through using CIS statements when applying for a mortgage.Can I get a mortgage using my CIS statements instead of payslips?
Most people that are paid through the CIS scheme will receive a CIS payment and deduction statement. As part of the rules, any construction firm that pays people through the CIS scheme has to provide these, also known as a CIS payslip. Quite often, especially if you’re working for a smaller firm, the CIS subcontractor provides an invoice stating the work they’ve done and how much they are owed. That goes into the construction firm. I’m often given these invoices from clients to say how much they have billed – because they haven’t received a CIS payment and deduction statement. But you can’t get a mortgage using your own invoices. You could write anything on an invoice – it doesn’t mean you will receive that money. You do need a CIS payment and deduction statement, even if you don’t get them regularly. In 50% of the cases I see, these aren’t provided unless asked for. If you want a mortgage, you need to ask the boss to get those payslips ready for you.How many CIS statements do I need for a mortgage application?
The absolute minimum is two months’ CIS payment and deduction statements. One lender will work off two months’ – that’s true as we speak today in January 2026. If you’re listening to this in 10 years’ time, that might not be the case. Lots of lenders will ask for three months’ and then some others want six or 12 months’. It all depends on the lender.Do lenders use my gross income from the CIS statements to work out affordability?
That’s the beauty of CIS, and it’s why CIS is my favourite flavour of self-employment. Any other self-employed person looking to get a mortgage will have their affordability calculated from their last two years’ profit after expenses. If your accountant is doing their job properly, they’ll find lots of expenses to keep your profit down so you pay less tax. That’s problematic for a mortgage. A lower profit could mean you can’t borrow the amount you need. However, if you’re self-employed and paid through the CIS scheme, some lenders use your gross income from your CIS payment and deduction statements. That’s the income you’ve earned before tax and expenses. You’ll always be able to borrow far more using gross CIS income compared to profit on your annual tax returns.Do CIS mortgages take into account any overtime or weekend work shown on statements?
A mortgage lender that accepts CIS income will use every piece of taxable income on your CIS payment and deduction statement. Look for the line that says ‘amount liable to the deduction’. If you’ve paid tax on any overtime or weekend work, you can use it. It all goes into the affordability figure. You cannot use reimbursement of expenses, or fuel or van costs or anything like that – where you might be invoicing the company and then getting that back. That’s not income, that’s just giving you back money you’ve spent.Will missing CIS statements stop me getting a CIS mortgage?
If you’re missing one or two statements, even if you can show the income on your bank statement, it doesn’t matter. If you can’t get a CIS statement, that will go down as a zero income week. It won’t stop you, it will just affect the amount you can borrow. Some lenders work out your mortgage affordability from your last 12 months’ CIS payslips. They are generally OK if there’s a gap in your income, but they might limit it. Six weeks is about the biggest gap you can get away with in the last 12 months. Otherwise, it stops being continuous income.Speak To An Expert
Do CIS statements have to match the money going into my bank account?
Yes, but there are exceptions to that rule. If you’re doing really well as a CIS subcontractor, you might be VAT registered. That means you’re charging 20% VAT to the construction firm. At the same time, they’re then deducting 20% tax.
Without going through the maths, the gross income you’re being paid is equal to the net income going into your bank account because they’re taking 20% off, but adding 20% on for the VAT.
Sometimes there are differences between net income on your payslip and what goes into your bank account. You may be paid extra on top because you’ve invoiced for expenses – you might have done a trip to Travis Perkins on the way into work and you’re being reimbursed for that.
That might be a reason for it not to match up. As long as there’s a plausible explanation, it should be fine. Sometimes a letter from the construction firm to explain it helps. It doesn’t mean you can’t get a mortgage, it just means your broker or the bank will ask you more questions.
Can I get a mortgage if my CIS statements show different income every month?
The beauty with CIS is that you’re not contracted to do set hours. You can work whatever hours you want, which means income will fluctuate from month to month.
On top of that, not everybody works on a day rate or an hourly rate. Some people work on price work, where you might be paid £10,000 one month and £2,000 the next. It’s absolutely fine – because a mortgage lender takes an average over three months, six months or even 12 months. That means it will all even out.
Do CIS lenders accept CIS statements from multiple contractors?
Some do, some don’t. If you are working with them one after another, that’s absolutely fine. Every mortgage lender that accepts CIS can do that.
But if you’re doing them simultaneously, that can cause an issue. Not every lender likes you to be doing two jobs at the same time.
Are CIS statement mortgages easier to get than self-employed mortgages?
A CIS statement mortgage isn’t a specific product, but I think this question is asking whether it’s easy to get a mortgage as regular self-employed versus CIS.
My answer is that we need to define what easy means. Easy to one person or one broker might be difficult to another. Personally, I find self-employed mortgages just as easy as CIS.
It’s just that you can generally borrow more if you’re paid through CIS compared to being regular self-employed. A mortgage lender will look at your gross CIS income rather than your net profit.
Do lenders still want my tax returns if I have CIS statements?
No. They’re not interested. You don’t need to worry about how healthy your tax returns look and how much profit they’re showing. Banks don’t care about them.
You can tell your accountant to keep your profit low – don’t pay too much tax unless you have to.
How can a CIS mortgage broker help? Any final thoughts?
A CIS mortgage broker will probably save you thousands of pounds. You might otherwise end up asking your accountant to be less efficient with receipts and expenses to maximise your profit for the mortgage you need. You’d then be paying far too much tax.
A CIS broker will tell you that you don’t need to do that. It’s not necessary. Keep your profits low, save your tax and get a mortgage using your gross CIS income.
Key Takeaways:
- You must use a CIS payment and deduction statement for a mortgage application, not your own invoices.
- The minimum number of statements required is two months, though many lenders ask for three, six, or 12 months.
- Affordability is often calculated using your gross CIS income (before tax and expenses), which allows you to borrow more compared to using net profit from annual tax returns.
- Fluctuating monthly income is acceptable because the lender will take an average over a period (three, six, or 12 months) to calculate your affordability.
- A CIS mortgage broker can help you secure a mortgage using your gross income, allowing you to keep your profits low for tax purposes instead of having to maximise them for a mortgage application.
YOUR PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.
For specialist tax advice, please refer to an accountant or tax specialist.
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- Less than 1 year self-employed
- 5% Deposit
- Less than 3 years in the UK
- High day-rate with low net profit