A question we hear a lot in 2026 is a simple one:
“I earn more than I did a few years ago — so why does getting a mortgage feel harder?”
On the surface, it doesn’t make sense. Salaries have increased. Some household incomes are higher than ever. Yet many buyers and homeowners feel they are being questioned more closely, asked for more documents, or offered less than they expected.
The reason isn’t that lenders have suddenly become unreasonable. It’s that the way risk is assessed has changed.
In 2026, lenders are far less interested in how things look today, and far more focused on how sustainable your finances appear over time. They want to know how you would cope if rates changed, costs increased, or income dipped — even temporarily.
This is where many applications quietly fall down.
Below are three real examples that show what’s actually happening behind the scenes.
Case Studies
Case Study 1: Hannah – Oxford
Hannah earned £12,000 more than she did five years ago and assumed affordability would be straightforward. On paper, her income looked strong. What caused delays was her spending pattern.
Multiple subscriptions, short-term credit used and cleared each month, and regular discretionary spending didn’t worry her — but it mattered to the lender. Not because she was irresponsible, but because the application didn’t clearly show resilience.
Once this was reviewed properly and presented with context, her mortgage offer followed. The income was never the issue. The story behind it was.
Case Study 2: Mark and Louise – Sheffield
Mark and Louise had stable jobs and no missed payments. They were surprised when the mortgage amount offered was lower than expected.
The issue was future pressure. Childcare costs were due to increase within months, and lenders factored this in before it even happened. From the lender’s point of view, the question wasn’t “Can they afford this now?” but “Will this still work in two years?”
By adjusting the structure of the mortgage rather than pushing the borrowing higher, they avoided future strain.
Case Study 3: Sam – Bristol
Sam was self-employed and earning more than ever. What slowed things down was income volatility. His best year was recent, but lenders wanted reassurance it wasn’t an outlier.
By using the right lender and explaining contract continuity clearly, Sam secured a mortgage that reflected realistic income rather than a short-term peak.
Why This Is Happening
In 2026, lenders focus heavily on:
- Stability over headline income
- Spending behaviour, not just debt
- How costs might change in the near future
- Whether borrowing still works if rates rise
This is why two people earning the same salary can receive very different outcomes.
Frequently Asked Questions
Why do lenders ask for so many documents now?
They’re building a fuller picture of sustainability, not just checking boxes.
Does earning more always help?
Not if spending and commitments rise at the same pace.
Are lenders stricter in 2026?
They are more cautious, but also more consistent when applications are well-presented.
Can this affect remortgaging too?
Yes. Remortgages are assessed almost as carefully as new purchases.
Is this likely to change soon?
Unlikely. This approach is now embedded in lender risk models.
Why a Proper Mortgage Review Matters Before You Apply
If getting a mortgage feels harder than it should, it’s usually not because you’re doing something wrong — it’s because the application isn’t telling the full story.
A proper review before applying can prevent unnecessary declines and delays.
Follow-On Tease
In the next article, we’ll look at the specific questions lenders are quietly asking in 2026 — and how knowing them in advance changes outcomes.
