Which Lenders Accept Agency & Temp Workers?
Agency and temporary work doesn't rule out a mortgage: many lenders consider it, though a few decline it. Those that publish a rule usually look for around 12 months of continuous work in the same field, and supply teachers, locums, and umbrella or PAYE agency staff can all be considered. Here's the lender list and how the income is assessed. Last reviewed October 2026.
Quick answer
Most lenders that publish a position on agency and temporary income accept it (48 of 58 in our data), usually where there's around 12 months of continuous work in the same line, with income averaged from recent payslips. Moving between agencies is fine; what matters is continuity, not one employer. Umbrella and PAYE agency staff can qualify, and day-rate agency contractors may also be assessed under the contractor method.
Original data · our Lender Lottery study
In our 29 August 2026 run, for a Nurse, £35,000 + shift enhancements, our calculator estimated a maximum of £273,000 at Darlington Building Society but only £166,653 at Mansfield Building Society, a £106,347 (64%) difference based purely on each lender's published criteria, with no change to income, deposit or circumstances. These are estimates, not offers. Lenders have raised rates since, so today's figures may be lower.
Source: original data from our affordability engine across UK residential lenders.
What lenders look for in agency income
The assessment centres on continuity, not a permanent contract. Underwriters typically check:
- A track record of roughly 12 months' continuous agency or temporary work, usually in the same field.
- Recent payslips (3–12 months) to average into an annual income figure.
- That gaps between assignments are short and reasonable, or briefly explained.
- Ideally a current, ongoing assignment at the point of application.
If you work on a day rate through an agency or umbrella, ask to be considered under the contractor day-rate method as well — it annualises your rate and can produce a higher figure. Note that a handful of lenders exclude agency and temp work from that route specifically; our sister site covers which, in agency and zero-hours mortgages.
Deposit & LTV reference for variable-hours lenders
Agency and zero-hours income are underwritten on the same continuous-employment principle, and our deposit/LTV dataset is built around that shared variable-hours category — so the 53 lenders below are the closest published proxy for deposit and LTV terms on agency income specifically. For the question “does this lender accept agency income at all, and for how long a track record”, see the verdict table further down, which is sourced from the agency-specific field in our criteria dataset rather than this proxy. Lenders whose criteria decline agency income are left out of this table.
| Lender | Type | Details | Min deposit |
|---|---|---|---|
| Barclays | High-street | Up to 95% LTV | 5% |
| Halifax | High-street | Up to 95% LTV, min 12 months history | 5% |
| HSBC | High-street | Up to 95% LTV, min 12 months history | 5% |
| Nationwide | High-street | Up to 95% LTV, only where zero-hours isn't the main income on the application (another, higher income needed), min 12 months history | 5% |
| Natwest | High-street | Up to 95% LTV, min 12 months history | 5% |
| Santander | High-street | Up to 95% LTV, min 12 months history | 5% |
| TSB | High-street | Up to 95% LTV, case by case (underwriter referral), min 12 months contract history | 5% |
| Virgin Money | High-street | Up to 95% LTV, min 24 months history | 5% |
| Accord | Building society | Up to 95% LTV (its 99% £5k Deposit product is first-time-buyer only and excludes new builds), listed occupations only (NHS bank/locum, agency health and care, HGV and supermarket workers, supply teachers, on-call firefighters, Reservists); 60% of earnings; min 12 months history | 5% |
| Beverley BS | Building society | Up to 80% LTV (contractor route); professionals need 12 months' history with no gaps, others 2 years | 20% |
| Buckinghamshire BS | Building society | Up to 95% LTV, second applicant only: up to 50% of zero-hours pay counted where the other applicant has full-time PAYE income, min 12 months history | 5% |
| Chorley BS | Building society | Up to 95% LTV, needs 2 years' continuous employment plus a second applicant on a permanent contract, or a JBSP joint borrower or guarantor | 5% |
| Cumberland BS | Building society | Up to 95% LTV, min 12 months history | 5% |
| Darlington BS | Building society | Up to 95% LTV (80% inside the M25, purchase or remortgage), only with another income source or a second applicant, min 12 months history, underwriter referral | 5% |
| Dudley BS | Building society | Up to 80% LTV with zero-hours income, min 12 months' employment (income averaged over the last 12 months of payslips/P60) | 20% |
| Earl Shilton BS | Building society | Up to 90% LTV, min 6 months history | 10% |
| Ecology BS | Building society | Green-gated lending only: every product requires the property to meet Ecology's ecological/EPC criteria. LTV varies by product: Eco-Home 80%, Renovation 80-90%, Self-build 65-80%, Conversion 80%, Community Living 90%, Shared Ownership 95% of the share, Affordable Local Homes (discounted market sale) 95%, First Homes (Scotland) 95%, min 24 months history | 20% |
| Family BS | Building society | Up to 80% LTV, min 24 months history | 20% |
| Hanley BS | Building society | Up to 95% LTV, min 12 months history | 5% |
| Harpenden BS | Building society | Up to 85% LTV, min 24 months history | 15% |
| Hinckley Rugby BS | Building society | Income Flex range: 12 months' evidence, max 80% LTV where zero-hours is your only or main income (95% if it's a secondary income); standard range: 3 years' evidence, max 75% LTV; all cases referred | 5% |
| Loughborough BS | Building society | Up to 95% LTV, min 6 months history | 5% |
| Mansfield BS | Building society | Up to 95% LTV with a 36-month zero-hours track record (24 months up to 80%; 18 months on Versatility, max 85%; 12 months on Versatility Plus, max 80%) | 5% |
| Marsden BS | Building society | Up to 80% LTV, case by case (underwriter referral) | 20% |
| Monmouthshire BS | Building society | Temporarily paused — not accepting new residential applications while they upgrade their systems. Previously: Up to 95% LTV, min 24 months history | 5% |
| Newbury BS | Building society | Up to 90% LTV, min 24 months history | 10% |
| Newcastle BS | Building society | Up to 95% LTV, min 24 months track record in the industry | 5% |
| Nottingham BS | Building society | Up to 95% LTV, min 12 months history | 5% |
| Penrith BS | Building society | Up to 90% LTV (95% for first-time buyers), min 24 months' history if zero-hours is your main job, 12 months if it's a second job | 5% |
| Principality | Building society | Up to 95% LTV, min 12 months history | 5% |
| Saffron BS | Building society | Up to 95% LTV, min 12 months history | 5% |
| Skipton | Building society | Up to 95% LTV (100% on its Track Record mortgage for renters with 12 months' rent paid: no missed payments in the last 6 months, otherwise Skipton's standard credit rules apply), min 12 months history | 5% |
| Stafford BS | Building society | Up to 95% LTV, min 24 months history | 5% |
| Suffolk BS | Building society | Up to 95% LTV, min 18 months history | 5% |
| Teachers BS | Building society | Up to 95% LTV, general zero-hours or temporary pay counted at 60% and only alongside a primary income (12 months' history with the same employer or type of work); bank nurses and locums (6 months in the area) and supply teachers (2 academic terms) count as main income at 100% | 5% |
| Tipton Coseley BS | Building society | Up to 95% LTV, min 12 months history | 5% |
| Vernon BS | Building society | Up to 95% LTV, min 12 months history | 5% |
| West Brom | Building society | Up to 95% LTV, min 12 months history | 5% |
| Aldermore | Specialist | Up to 95% LTV; 12 months' income (professional roles) or 2 years with the same employer (other roles), employed directly, not via an agency | 5% |
| Atom Bank | Specialist | Up to 95% LTV, min 24 months with current employer (qualified professionals); bank/supply workers (e.g. bank nursing) min 1 year regular income, £20k+ | 5% |
| Bluestone | Specialist | Up to 90% LTV, min 12 months history | 10% |
| Central Trust | Specialist | Remortgage and capital-raising only — does not currently lend on property purchases | 10% |
| Generation Home | Specialist | Up to 95% LTV, min 12 months history | 5% |
| Hodge | Specialist | Up to 95% LTV | 5% |
| Kensington | Specialist | Up to 95% LTV | 5% |
| Lendinvest | Specialist | Up to 90% LTV, 100% of basic pay with 12+ months' history, 50% with under 12 months | 10% |
| Norton | Specialist | Up to 85% LTV, min 2 months history | 15% |
| Perenna | Specialist | Up to 95% LTV, min 12 months history | 5% |
| Precise | Specialist | Up to 95% LTV, only where the applicant isn't the main earner (income = average of last 3 months) | 5% |
| Together | Specialist | Up to 75% LTV, min 6 months with current employer; not during probation | 25% |
| UTB | Specialist | Up to 95% LTV, min 12 months history | 5% |
| Vida | Specialist | Up to 97% LTV | 3% |
| West One | Specialist | Up to 97.5% LTV, min 12 months history | 2.5% |
The history shown is each lender's minimum for variable-hours income on a standard residential mortgage; continuity of work matters more than staying with one agency.
Which lenders accept agency income: the verdicts
Built directly from our lender criteria dataset (75 residential lenders, last verified 12 October 2026) — not a hand-picked sample. 58 of 75 lenders publish a position on agency/temporary income: 48 accept it, 6 decline it, 3 refer it for individual underwriter review and 1 needs further checks. The remaining 17 don't publish a position on agency income at all.
An explicit minimum track record in months is published by only 4 of those 58 lenders: Ecology BS, Market Harborough BS, West Bromwich BS and West One all state 12 months. Every other lender that accepts agency income does so without a published number: most lenders assess agency and temporary income case-by-case on the strength of your continuity-of-work evidence, rather than against a fixed minimum, so treat the figures below as a starting point for a conversation with the lender or a broker, not a pass/fail threshold.
| Lender | Verdict | Minimum track record |
|---|---|---|
| Ecology BS | Yes | 12 months |
| Market Harborough BS | Yes | 12 months |
| West Bromwich BS | Yes | 12 months |
| West One | Yes | 12 months |
| AIB (Northern Ireland only) | Yes | Not published |
| Accord | Yes | Not published |
| Aldermore | Yes | Not published |
| Atom Bank | Yes | Not published |
| Beverley BS | Yes | Not published |
| Bluestone | Yes | Not published |
| Buckinghamshire BS | Yes | Not published |
| Central Trust | Yes | Not published |
| Chorley BS | Yes | Not published |
| Cumberland BS | Yes | Not published |
| Dudley BS | Yes | Not published |
| Earl Shilton BS | Yes | Not published |
| Family BS | Yes | Not published |
| Foundation | Yes | Not published |
| Furness BS | Yes | Not published |
| Generation Home | Yes | Not published |
| HSBC | Yes | Not published |
| Halifax | Yes | Not published |
| Hanley BS | Yes | Not published |
| Harpenden BS | Yes | Not published |
| Hinckley & Rugby BS | Yes | Not published |
| Hodge | Yes | Not published |
| Kensington | Yes | Not published |
| Leeds BS | Yes | Not published |
| Loughborough BS | Yes | Not published |
| Marsden BS | Yes | Not published |
| Metro Bank | Yes | Not published |
| Monmouthshire BS (new business temporarily paused) | Yes | Not published |
| NatWest | Yes | Not published |
| Nationwide | Yes | Not published |
| Newcastle BS | Yes | Not published |
| Norton | Yes | Not published |
| Nottingham BS | Yes | Not published |
| Perenna | Yes | Not published |
| Principality | Yes | Not published |
| Progressive BS (Northern Ireland only) | Yes | Not published |
| Saffron BS | Yes | Not published |
| Santander | Yes | Not published |
| Skipton | Yes | Not published |
| TSB | Yes | Not published |
| Teachers BS | Yes | Not published |
| Together | Yes | Not published |
| Vernon BS | Yes | Not published |
| Virgin Money | Yes | Not published |
| Cambridge BS | Refer | Not published |
| The Mortgage Lender | Refer | Not published |
| UTB | Refer | Not published |
| Darlington BS | Check | Not published |
| Bank of Ireland | No | Not published |
| Bath BS | No | Not published |
| Coventry BS | No | Not published |
| LG Home Finance | No | Not published |
| Melton BS | No | Not published |
| Pepper | No | Not published |
“Refer” and “Check” mean the lender considers agency income case-by-case rather than as standard — not a decline. Sourced from our lender criteria dataset, generated 12 October 2026, criteria last verified 12 October 2026.
Worked example: supply teacher on agency payslips
£32,000 averaged agency income over 14 months, single applicant, 25-year term, 10% deposit.
| Lender approach | Income used | Indicative max lend |
|---|---|---|
| 100% of 12-month average | £32,000 | £144,000 |
| 75% weighting on average | £24,000 | £108,000 |
| Requires 24 months — declines | — | £0 |
With 14 months of history, a lender that needs 24 months won't consider the application yet, while one that accepts 12 months may. Figures are illustrative — run yours for each lender's estimate.
Tips for agency & temp applications
- Keep evidence of continuous work — a run of payslips or an agency letter confirming ongoing assignments carries real weight.
- Try to apply while mid-assignment; a current contract reassures the underwriter the income continues.
- Staying in the same field matters more than staying with one agency — don't worry about having switched agencies.
- If you're on a day rate, check the contractor method too — it can annualise your rate for a higher figure.
- Compare lenders first — some accept 12 months at full value while others want 24, so check which rules fit your history before you apply.
Frequently asked questions
How do lenders assess agency worker income?
Lenders look for continuity of income rather than a single permanent employer. Those that publish a rule usually want around 12 months of continuous agency or temporary work — often in the same line of work — and then average your recent payslips to set an annual figure. A current, ongoing assignment strengthens the case.
Do I need to have stayed with the same agency?
Usually not. What matters is continuity of work in the same field, not loyalty to one agency. Moving between agencies is fine provided there aren't long unexplained gaps between assignments.
Can umbrella or PAYE agency workers get a mortgage?
Many lenders will consider them. Umbrella and PAYE agency workers are assessed on their payslips like other variable-income employees. Day-rate contractors working through an umbrella may also be assessed under the contractor day-rate method, which can produce a higher figure.
What about gaps between assignments?
Short gaps between assignments are normal and expected for agency work. Longer gaps may need a brief explanation, and being mid-assignment when you apply reassures the underwriter that the income is ongoing.
See which lender accepts your agency income
Enter your agency earnings and history. We'll show each lender's estimated maximum side-by-side, so you can see which lenders' criteria fit your income before you apply.
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