Mortgage Lending
Rules for Police
Mortgage lenders assess police officer income by treating base salary as standard employed income, while overtime is usually treated as variable income. Many high-street lenders 'shade' overtime by 50%, though specialists may accept 100% with a consistent history. While probationary officers face stricter underwriter scrutiny, pension deductions primarily impact net affordability rather than the gross borrowing cap.
Executive Summary
Police Mortgage
Quick Facts (2026)
Base Salary
Treated at 100% of gross value. Standard multipliers of 4x-4.5x apply, though some lenders stretch to 5.5x for higher ranks.
Overtime Treatment
Variable income. Usually averaged over 3-6 months. Mainstream banks 'shade' at 50%; specialists take 100%.
Probation Risks
Not a barrier if the contract is permanent. Requires 'Confirmation of Employment' letter from HR.
Pension Impact
High contributions (13.44%) reduce 'Take-Home Pay', which can drag down monthly affordability 'Stress Tests'.
London Weighting
Generally accepted at 100% as 'Guaranteed Basic Pay' by almost all UK lenders.
Partner Income
Combined borrowing power is the primary route to ownership in high-cost regions (London/SE).
Essential Documentation
Section 1: How Lenders
See Police Employment
In the hierarchy of UK mortgage underwriting, police officers are categorized as 'Key Worker Salaried Employees'. This classification carries significant weight in a lender's risk assessment. Unlike the private sector, where redundancy risk and market volatility are constant variables, the police service is viewed as a high-stability, low-risk discipline.
Risk Profile: Stable
Police officers are public sector employees with a permanent contract structure. The statutory prohibition on striking is, interestingly, a positive signal to underwriters—it suggests a zero-interruption income stream even during national industrial disputes.
Contractual Clarity
Lenders prefer the transparent 'Pay Point' system. Because your future pay rises are often publicly documented and guaranteed by length of service rather than discretionary performance reviews, some specialist lenders can include 'upcoming increments' in their calculations.
It is a common misconception that police officers are viewed as 'contractors' due to the Office of Constable status. From an underwriting perspective, you are a standard employee for tax purposes (PAYE). However, the police pension scheme is a Defined Benefit (CARE) scheme, which is handled differently than a private 401k or Defined Contribution pot during monthly affordability 'Stress Tests'.
Section 2: Base Salary
vs Variable Income
Understanding the distinction between Base Salary and Variable Income is the single most important factor in determining your maximum loan amount. Most High Street banks will multiply your core salary by 4.5x, but they will 'shade' (ignore or reduce) your overtime.
Comparative Modeling Case Study
Profile: Constable earning £46,000 base + £6,000 evidenced overtime (Total £52,000).
Standard High Street treatment. Shading variable income by half.
Specialist treatment for consistently proven overtime history.
The difference between a specialist and a mainstream lender.
Section 3: Probationers
& Fixed Contracts
As of 2026, the influx of officers via the PCDA (Police Constable Degree Apprenticeship) and DHEP (Degree Holder Entry Programme) has introduced new variables into the lending market. Traditionally, 'probation' was seen as a major barrier. Today, it is largely a documentation challenge rather than a structural exclusion.
The Apprenticeship View
Some underwriters misclassify PCDA officers as 'Apprentices' on temporary training contracts. It is vital to provide an HR Confirmation of Employment Letter stating the permanent nature of the role from Day 1.
The Lending Threshold
While the majority of mainstream lenders will lend during Month 1 of probation, some require a minimum of 12 months service to credit-score you as a stable 'Public Sector Professional'.
Can I get a mortgage in my first year?
Yes. Providing your contract is permanent, your income is stable, and you have no ongoing disciplinary issues, the status of 'Probationer' is not a ban. However, be prepared for 'manual underwriting' where a human reviews your contract rather than an automated algorithm.
Section 4: Does Overtime
Count for a Mortgage?
This is the most contested area of police lending. Not all overtime is equal in the eyes of an underwriter. To ensure your extra shifts translate into borrowing power, you must understand the categories of variable pay.
1. Casual Overtime
Unplanned extensions to shifts. Lenders view this as the least sustainable. It is typically averaged over the last 12 weeks of payslips and 'shaded' by 50%.
2. Rest Day Working
Operationally mandated work on days off. If this is consistent (e.g., for football policing or a specific operation), specialist lenders may treat this at 100% value.
3. Acting Up Allowances
Temporary salary bumps for higher duties. Most lenders ignore this unless it has been in place for over 6-12 months and is confirmed in writing by your Force.
4. London & SE Allowances
Treated as Guaranteed Basic Pay. Because these are fixed additions to your contract, they are almost always included at 100% for the initial multiplier.
The 2026 Underwriting Reality
Underwriters apply an 'Affordability Stress Test'. This means even if they accept 100% of your overtime, they will simulate an interest rate rise (the 'Stress Rate') to ensure your net pay can still cover the bills after pension and tax.
Section 5: Pension Deductions
& Affordability
One of the most confusing aspects of police lending is the gap between Gross Borrowing Power and Net Affordability. While a lender might offer you 4.5x your gross salary, they may reject the application during the 'Affordability Stress Test' because of your high pension contributions.
The Pension Deduction Math
Example: Constable on £48,000 gross salary (CARE 2015 Scheme).
The Impact: Lenders look at your monthly surplus after all 'committed outgoings'. A £500+ monthly pension deduction is viewed the same way as a £500 car loan or personal debt. It reduces the amount of mortgage interest you can comfortably service in a 'stressed' scenario.
Section 6: London Weighting
& SE Allowance
For officers in the Metropolitan Police, City of London, or Home Counties, London Weighting and South East Allowances are critical components of the mortgage application. Unlike overtime, these are almost universally treated as non-variable guaranteed income.
Metropolitan Advantage
London Allowances (approx £7,000 - £8,000 depending on Force) are added to your base salary before the multiplier is applied. This can increase a solo officer's borrowing power by £30,000 - £36,000.
High Cost Offset
While the weighting increases borrowing power, it rarely keeps pace with property price inflation in London/SE. Most officers in these zones still require Shared Ownership or Dual Income to secure a family home.
Underwriter Tip: Ensure your broker correctly labels these allowances as 'Guaranteed' rather than 'Other Income'. Mislabeling can result in them being 'shaded' by 50% by automated scoring systems.
Section 7: Police-Friendly
Lender Concepts
The UK mortgage market features several lenders who specialize in 'Professional' or 'Public Sector' criteria. These lenders do not necessarily offer lower interest rates, but they offer flexible underwriting.
Inbound Progression
Lenders who accept written confirmation of your next pay increment (Pay Point) if it is due within 3-6 months.
OT Consistency
Lenders who recognize 'Rest Day Working' as a core part of your policing role and accept 100% of the value.
High Multipliers
Niche lenders offering up to 5x or 5.5x salary for 'confirmed' officers in senior ranks or specialist roles.
Neutral Notice: We do not affiliate with specific lenders. "Police-friendly" is a description of underwriting criteria, not a specific product brand. Always consult a Whole of Market broker.
Section 8: Common Mistakes
Officers Make
The path to a police mortgage is rarely blocked by your profession, but it is frequently derailed by simple tactical errors. These are the most common pitfalls observed in 2026.
- 01
Assuming OT Always Counts
Most officers calculate their borrowing power based on their 'Best Month' of overtime. Lenders use a 3 or 6-month average. If you worked 40 hours last month but 0 the month before, your 'Calculable Income' will be much lower than you think.
- 02
Ignoring the 'Paper Trail'
Digital thinness is a risk. Many officers do not download their PDF payslips regularly. If you apply during a block of training or leave where overtime is zero, you need historic payslips to prove your 'Average' earnings to the underwriter.
- 03
The 'Gross vs Net' Trap
Falling into the trap of buying a property at your Maximum Borrowing Cap. Because of the 13%+ pension deduction, a police officer on £48k has significantly less disposable monthly cash than a private sector worker on the same salary. Overstretching leads to 'Mortgage Poverty'.
Section 9: Documents
You Will Need
Preparation is the antidote to the inevitable friction of underwriting. Because police payslips are notoriously complex—often spanning multiple pages with dozens of individual codes—having a clean document pack is essential.
- Last 3-6 Months Payslips (PDF)
- Most Recent P60
- HR Letter (if in probation)
- Overtime Breakdown Report
- 3 Months Bank Statements
- Valid Passport or Driving Licence
- Proof of Address (Utility Bill)
- Latest Credit Report (Experian/Equifax)
Practical Tip: Many Forces use 'Oracle' or similar systems for payslips. Ensure you download the full detailed version of your payslip (not the summary), as underwriters need to see the breakdown of individual overtime hours to verify sustainability.
Frequently Asked
Questions
Q. How do mortgage lenders assess police officer income?
Mortgage lenders treat police base salary as standard employed income, typically applying a 4x to 4.5x multiplier. Overtime is classified as variable income and is usually averaged over 3-6 months. While many high street lenders 'shade' or reduce overtime income by 50% for affordability tests, specialist lenders may accept 100% of proven overtime history. Probationary status and pension deductions are also factored into net affordability calculations.
Q. Do lenders treat police officers differently?
Lenders do not offer 'discounts' to police, but they do have specific underwriting criteria. They view policing as a stable, recession-proof profession, which can lead to higher borrowing multipliers (up to 5.5x) and more flexible treatment of variable income like overtime and rest day working compared to generic private sector roles.
Q. Can I use overtime for a mortgage as a police officer?
Yes, you can use overtime for a mortgage. Most mainstream lenders will average your overtime over the last 3-6 months and include 50% of it in their affordability assessment. Specialist lenders may include 100% of your overtime income if you can prove a consistent history of working extra shifts through your payslips.
Q. Can I get a mortgage in my probation period?
Yes, you can get a mortgage during your police probation. While some lenders require 12 months of service, many will lend from Month 1 if you have a permanent contract. You will typically need to provide an HR letter confirming your employment status and that the role is permanent rather than temporary.
Q. Does the police pension reduce my borrowing power?
The police pension does not usually reduce your gross borrowing cap (which is based on gross salary), but it does impact your monthly affordability. Because contributions are high (13.44%+), lenders factor this 'commitment' into their monthly stress tests, which may reduce the final loan amount they are willing to offer.
Q. Is police salary considered stable for a mortgage?
Yes, police salary is considered highly stable. The public sector nature of the role and the transparent 'Pay Point' system allow underwriters to view your income as reliable and predictable, often making police officers 'low risk' candidates in credit scoring models.
Q. Can I borrow 5x my salary as a police officer?
Borrowing 5x or even 5.5x salary is possible for police officers through specialist 'Professional' mortgage products. These are typically reserved for officers with higher basic salaries or those moving into promoted ranks where future earning potential is clearly documented.
Q. Does 'Acting Up' allowance count for a mortgage?
Acting up allowances are treated as variable income. Most lenders will only include them if they have been received consistently for 6-12 months. You may need a letter from your force confirming the duration and nature of the temporary allowance for it to be fully included.
Q. Does London weighting count at 100% for a mortgage?
Yes, London weighting and South East allowances are almost universally treated as 100% guaranteed basic pay. Because they are a fixed contractual addition to your salary, lenders do not 'shade' them like they do with overtime.
Q. Can I get a mortgage with a misconduct warning?
A misconduct warning itself is not a credit issue and won't appear on a credit file. However, if any disciplinary action results in a loss of certain allowances or a temporary pay freeze, this could impact the income an underwriter is willing to use for their calculations.
Q. Does being on PCDA affect my mortgage lending?
PCDA (apprenticeship) status can cause confusion with automated underwriting systems that view 'Apprentices' as temporary. Provided you can prove your contract is permanent and leading to a full Constable role, most lenders will accept your application as a standard professional employee.
Q. Do I need a specialist police mortgage broker?
You do not strictly 'need' a specialist, but a broker who understands police payslips (overtime, pension, allowances) can ensure your income is presented correctly. This prevents mainstream lenders from incorrectly 'shading' income that should be treated as guaranteed.
Q. What documents do I need for a police mortgage?
You will need your last 3-6 months' payslips, your most recent P60, 3 months of bank statements, proof of ID, and an HR letter if you are in probation or receive complex allowances.
Q. How is 'Rest Day Working' treated by lenders?
Rest day working is treated as variable overtime. Lenders look for a consistent history of these payments over 3-6 months. Specialist lenders are more likely to include 100% of this income compared to high-street banks who may only take 50%.
Q. Does my police pension affect my credit score?
No, your police pension has no impact on your credit score. It only affects your 'Affordability' (the monthly cash flow available to pay the mortgage) rather than your 'Creditworthiness' (your history of repaying debts).