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MortgageOS
Freelancer Guide

Creative Freelancer Mortgage Guide

A comprehensive guide for designers, writers, photographers, and other creative freelancers navigating the mortgage process with variable and diverse income.

Updated January 202610 min read

Creative Industry Challenges

Creative freelancers — designers, writers, photographers, videographers, illustrators, and other creative professionals — face unique challenges when applying for mortgages. Your income patterns don't fit neatly into traditional lending models.

Common Challenges

Variable monthly income
Multiple client relationships
Project-based work cycles
Seasonal demand patterns
Mixed income sources
Late client payments

It's very possible

Despite these challenges, thousands of creative freelancers get mortgages every year. The key is understanding how lenders assess your income and preparing your application to present your situation in the best light.

Income Types & Assessment

Creative freelancers often have diverse income streams. Here's how lenders typically view each type:

Client/Project Income

Primary income

Your main freelance earnings from client projects. Assessed via your self-assessment tax returns, typically averaged over 2-3 years.

Best case: Multiple long-term clients, year-on-year growth

Challenging: Heavy reliance on one client, major year-to-year swings

Retainer/Recurring Income

Highly valued

Monthly retainers from clients provide predictable income that lenders love. If you have retainer agreements, highlight these.

Example: £2,000/month retainer × 12 = £24,000 reliable baseline

Royalties & Licensing

Case-by-case

Stock photography, illustration licensing, book royalties, music royalties. Assessed based on historical consistency.

Accepted if: Consistent over 2+ years, documented in tax returns

May be discounted if: Highly variable, from single source

Teaching/Workshops

Generally accepted

Income from teaching, workshops, courses, or speaking. Often regular and predictable.

Examples: Part-time university teaching, regular workshop series, online courses

Part-Time Employment

Fully counted

If you have a part-time employed role alongside freelancing, this is assessed at full value like regular employment.

Total income: Employed salary (100%) + freelance average

Building Your Case

Strong documentation is essential for creative freelancers. Here's what you'll need:

Essential Documents

  • SA302s (2-3 years)
  • Tax year overviews
  • Bank statements (3-6 months)
  • ID and proof of address

Supporting Evidence

  • Retainer contracts (if applicable)
  • Current client contracts/bookings
  • Accountant reference letter
  • Employment contract (if hybrid)

Create an Income Summary

Prepare a clear summary document showing your income breakdown and trajectory:

Example: Income Summary for Mortgage Application

Income Source2023/242024/252025/26
Design clients£32,000£38,000£42,000
Retainers (2 clients)£12,000£18,000£24,000
Stock illustration£4,000£5,000£6,000
Total£48,000£61,000£72,000

Tell your story

Numbers alone don't tell the full story. A summary showing income diversification and growth trajectory helps underwriters understand your situation and builds confidence in your application.

Lender Options

Best for Variable Income

These lenders use averaging and are comfortable with income variation.

  • • Building societies — Manual underwriting, consider full picture
  • • Specialist lenders — Understand freelance patterns
  • • Halifax/Nationwide — Use 2-year averages, established processes

For Mixed Income (Employed + Freelance)

Most high street lenders accept employed + self-employed income.

  • • Employed salary counted at 100%
  • • Freelance income averaged (1-3 years depending on lender)
  • • Combined income for affordability

Challenging Cases

If you have less than 2 years history or very variable income, consider:

  • • Specialist self-employed lenders (Kensington, Precise)
  • • Building societies with manual underwriting
  • • Waiting until you have 2+ years of records

Strategies for Success

1. Plan Ahead (12-24 Months)

If you're thinking about a mortgage, start preparing now. Ensure your tax returns accurately reflect your income (don't over-claim expenses), and build consistent income patterns.

2. Build Retainer Relationships

Converting project clients to retainers creates predictable income that lenders value. Even small retainers add up and demonstrate income stability.

3. Diversify Income Sources

Multiple income streams (clients, passive income, teaching) reduce risk in lenders' eyes. Don't rely on a single client for more than 50% of income.

4. Use a Specialist Broker

Brokers who understand freelance income can match you with appropriate lenders and help present your case effectively.

5. Time Your Application

Apply after your strongest year's tax return is filed. If this year is better than last, wait for the new SA302 before applying.

The creative advantage

Creative freelancers often have diverse, growing income streams that demonstrate entrepreneurial success. Present this positively — you're not "irregularly employed," you're building a successful creative business.

Find freelancer-friendly lenders

Get matched with lenders who understand creative freelance income patterns.

Get matched

Frequently asked questions