Your Accounts Tell a Story.
We Make Lenders Listen.
Low salary, high dividends? Retained profits sitting in the company? You pay yourself tax-efficiently because you're savvy. We find lenders who reward this strategy, not penalise it.
The £137k Income Gap
Same director. Same company. Same accounts. Dramatically different assessment. This is why lender choice matters.
High Street Assessment
Max borrowing: ~£56,500 (at 4.5×)
Specialist Lender Assessment
Max borrowing: ~£675,000 (at 4.5×)
Specialist Assessment of Complex Income for Directors
Different lenders use different methods. We match you to the one that maximises your borrowing power.
Salary + Dividends
£57,570The basic specialist approach. We add your salary to your dividend income. Simple, effective, and accepted by many lenders.
Net Profit Share
£150,000More sophisticated. Your share of company net profit (based on shareholding) is used regardless of what you've actually drawn.
Retained Profits Consideration
£150,000+The most favourable. Money sitting in the company counts. If you could draw it, some lenders will include it.
Director's Loan Account
VariableMoney you've lent to your company is an asset. Select lenders factor this into affordability calculations.
Myths We Dispel Daily
What high street lenders tell directors — and what specialist lenders actually do.
Reality: That's what you choose to draw as salary for tax efficiency. Your earning capacity is your company's net profit.
Reality: You've paid dividends consistently for 3 years. That's a track record of sustainable income.
Reality: Many lenders do. It's about finding the right one and presenting the case correctly.
Company Director Mortgage: High Street vs Specialist
The criteria differences explain why directors are routinely declined by banks — and why specialist lenders exist.
| Criteria | High Street Banks | Specialist Lenders |
|---|---|---|
| Income Assessed | Salary only, or salary + lower of dividends/profit (2yr avg) | Salary + dividends + full net profit share (incl. retained) |
| Retained Profits | Ignored completely | Included as assessable income by specialist underwriters |
| Minimum Accounts | 2–3 years of trading history and SA302s | As little as 1 year with specialist lenders |
| Shareholding Threshold | Treated as employee if share below 25% | 25%+ shareholding triggers specialist director assessment |
| Tax-Efficient Salary | Penalised — low salary = low assessed income | Rewarded — full company profitability considered |
| Documents Required | SA302s, tax year overviews | SA302s + company accounts + accountant's certificate |
Company Director Mortgage: Common Questions
Straight answers. No hedging.
Can a company director use retained profits for a mortgage?
Yes, with specialist lenders. Retained profits are funds left inside your limited company that have not been drawn as salary or dividends. Specialist underwriters can include your share of retained profits in your assessable income, which can dramatically increase your borrowing power compared to a high street assessment based on salary alone.
How do lenders calculate income for a company director?
There are three main methods. High street banks typically assess salary only, or salary plus the lower of your dividends or profits over a two-year average. Specialist lenders use the more favourable method: salary plus dividends plus your net profit share — including profits retained within the business. The right method depends on your specific income structure.
What is the minimum shareholding to get a director mortgage assessment?
Most specialist lenders require you to own at least 25% of the company shares to be assessed as a director rather than an employee. If your shareholding is below 25%, lenders may treat you as an employee and assess only your PAYE salary — which significantly limits borrowing power for tax-efficient directors.
Do I need 2 or 3 years accounts as a company director for a mortgage?
High street banks typically require 2 to 3 years of company accounts and corresponding SA302 self-assessment tax returns. However, specialist lenders can accept as little as 1 year of accounts in the right circumstances. This is particularly relevant for directors who have recently incorporated or those who have changed business structure.
Can I use my company's profits if I haven't drawn them as salary?
Yes, this is precisely where specialist lenders differ from the high street. If your company has generated net profits that are sitting on the balance sheet as retained earnings, specialist underwriters can include your proportionate share of those profits in your assessable income — even though you have not drawn them. This transforms mortgage affordability for tax-efficient directors.
What's Your Company Really Worth?
For borrowing purposes, at least. Our Logic Check analyses your salary, dividends, and company performance against real lender criteria.
Start Your Director Logic CheckBring your latest accounts or we'll work from estimates. No credit check required.