CIS mortgages: borrowing on your CIS pay
Paid under the Construction Industry Scheme? You’re self-employed for tax, but many lenders can work from your CIS pay rather than your tax returns: your last 12 months’ earnings, or your last 3 months’ gross pay, less materials. They usually count all of it.
← Self-employed mortgagesSelf-employed · CIS
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CIS mortgage calculator
What could you borrow?
Complete a few basic details to get an idea of the maximum mortgage lenders could offer on your CIS pay. Choose the last 12 or 3 months, and take off anything paid for materials.
How you work
Your CIS pay
From your CIS payslips or statements. Lenders usually use all of it.
Take off anything paid for materials: lenders only count your labour.
Compare with your tax returns optional
Your net profit from your SA302s.
Other income optional
A job as well, a pension, benefits, maintenance or rental income.
This is a guide, not a mortgage offer. Whether you qualify, and how much you could borrow, depends on each lender’s criteria, your credit history, your outgoings, your deposit and the property. We’ll confirm a real figure with you before anything is applied for.
How lenders work it out
Your CIS pay, or your tax returns
CIS statements show what you earned before your business costs, so working from them usually gives a higher income than the net profit on your tax returns.
Last 12 months
A year’s CIS earnings
What you’ve been paid under CIS over the last 12 months, less anything paid for materials.
Last 3 months
3 months’ pay × 4
Your gross pay over the last 3 months, less materials, turned into a yearly figure. Useful if you haven’t been on CIS for a full year.
Tax returns
Like any self-employed
Some lenders treat CIS workers as self-employed and use the net profit on your tax calculations (SA302s), usually averaged over two years.
Want to see if you’d qualify?
A CeMAP-qualified advisor will look at your CIS statements and tell you which lenders will use them. There’s no obligation.
Worth knowing
- Lenders that use your CIS pay usually count all of it, after taking off materials.
- With those lenders you often don’t need your tax calculations and overviews at all.
- Some lenders assess CIS workers under their employed criteria, which can open up better rates.
- Been working under CIS for a while but not filed a tax return yet? Some lenders will still help.
A worked example
A subcontractor paid £11,700 gross under CIS over the last 3 months, including £700 for materials, with £30,000 net profit on their last tax return.
An illustration. Each lender sets its own multiples, which also depend on your loan to value, credit history and outgoings.
Need to borrow more than this shows?
If your tax returns undersell what you earn, we’ll tell you which lenders will work from your CIS pay instead.
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CIS mortgage questions
Can I get a mortgage on CIS payslips?
Why is my CIS pay higher than my tax return?
Do I need a tax return?
How long do I need to have worked under CIS?
What paperwork will I need?
Talk to us about your CIS work
Leave your name and number and a CeMAP-qualified advisor will call you back. We’ll tell you which lenders will use your CIS pay, and what they’ll need.
Darren, Beth, Ben & JakeSpecialist self-employed mortgage advisors in Poole
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