Most people preparing for a mortgage think they understand what lenders care about.
- Income.
- Deposit.
- Credit score.
In 2026, those things still matter — but they are no longer the full picture.
Behind every mortgage application, lenders are asking quieter questions. Questions that don’t appear on comparison sites and aren’t obvious until an application slows down, attracts conditions, or is unexpectedly declined.
The shift is subtle, but it explains why many buyers and homeowners feel the process has become harder, even when their finances look strong on paper.
At its core, modern underwriting is no longer just about whether a mortgage works today. It’s about whether it still works if circumstances change.
The Questions Lenders Are Really Asking
Lenders rarely phrase these questions directly, but they influence almost every decision made in 2026.
How predictable is this income?
Lenders look beyond the headline figure. They want to see consistency, continuity, and a clear pattern — particularly where income includes bonuses, commission, overtime, or self-employed earnings.
Does spending rise as income rises?
An increase in salary doesn’t automatically improve affordability. Lenders review bank statements to understand behaviour, not just balances.
Are there known pressures ahead?
Upcoming childcare costs, loans due to start, fixed-rate periods ending, or planned changes in employment are often factored in before they happen.
Would this still be affordable if rates increased?
Even on fixed-rate mortgages, lenders stress-test applications against higher interest rates to assess resilience.
These questions explain why two applicants with similar figures can receive very different outcomes.
Case Studies
Case Study 1: Emily – York
Emily had recently received a promotion and felt confident about her application. While her income had increased, the lender focused on her probation period and the variable nature of her bonus.
The concern wasn’t her earning potential. It was how predictable her income appeared over the next few years. Once this was clearly explained and supported with evidence, the application progressed.
Case Study 2: Tom and Rachel – Wigan
Tom and Rachel were surprised when their lender asked detailed questions about childcare costs that hadn’t yet started.
From the lender’s point of view, affordability wasn’t about their current position, but about whether the mortgage would still be comfortable once those costs began. Addressing this early prevented changes later in the process.
Case Study 3: Daniel – Reading
Daniel worked on rolling contracts with no gaps in income. While this felt stable to him, the lender wanted reassurance around continuity.
By providing evidence of ongoing work and demand within his industry, his income was assessed as reliable rather than uncertain.
Why These Questions Matter
In 2026, lenders are less focused on whether an application meets a basic threshold and more concerned with long-term sustainability.
This approach reduces risk for lenders, but it also means borrowers need to understand how their finances look from the outside — not just how they feel month to month.
When applications are prepared with these questions in mind, outcomes are typically smoother and more predictable.
Frequently Asked Questions
1. Are lenders stricter in 2026?
2. Why do lenders look at future costs?
Because known changes can affect whether a mortgage remains affordable over the long term.
3. Does this apply to remortgages as well?
Yes. Remortgages are assessed using the same principles as new purchases.
4. Can preparation really change the outcome?
Often, yes. Many issues relate to presentation rather than eligibility.
5. Is this approach likely to change?
Unlikely. This method of assessing risk is now standard across most lenders.
Understand Lender Thinking Before You Apply
Understanding how lenders think before applying can help avoid delays, unnecessary declines, and added stress.
A clear review before submitting an application ensures the full picture is properly presented.
