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How to Prove Your Income When You’re Self-Employed (Mortgages, Rentals + More)

  • Writer: Rebecca Marshall
    Rebecca Marshall
  • Jun 6
  • 4 min read

You’ve found the house. Or the flat. Or the car.

You’ve filled in the application.

And then the dreaded question arrives:


“Can you send over proof of income?”


If you’re self-employed, that question can stop you in your tracks. It’s not as simple as handing over a few payslips and an employer's letter. You are the employer. So what exactly are you supposed to send?


Whether you're applying for a mortgage, trying to rent a property, or sorting finance for a big purchase, this guide walks you through exactly what counts as proof of income when you work for yourself and how to make it as stress-free as possible.


How to Prove Your Income When You’re Self-Employed (Mortgages, Rentals + More)

Why They Ask You to Prove Your Income

(and Why It Feels So Much Harder When You’re Self-Employed)


When you're self-employed, you're used to doing things your own way, but lenders and letting agents still need reassurance. They want to see that your income is:


  • Consistent

  • Trackable

  • Enough to cover your commitments


But here’s the problem: Self-employed income often fluctuates. It doesn’t always look neat and tidy on paper. And unless you’ve been preparing for this moment, getting the right documents together can feel like a mad scramble.


So What Actually Counts as Proof of Income?


Here are the documents that lenders, landlords and finance providers are most likely to ask for in the UK:



✅ 1. SA302s (HMRC Tax Calculation Documents)


These show your total income and tax for each year, and they’re the gold standard for proving income if you’re self-employed. You can download them from your HMRC online account after you file your tax return.


  • How many you need: Usually 2–3 years' worth

  • Why they matter: They’re official proof from HMRC — showing exactly how much you declared and paid


Tip: Some lenders call these “tax calculations” or just ask for your “self-assessment documents.” They mean SA302s.



✅ 2. Tax Year Overviews


These go hand-in-hand with your SA302s. Think of them like a receipt showing what you actually paid. Most mortgage lenders will ask for both documents together to cross-reference the figures.


  • Download from: Your HMRC account, just like your SA302s

  • Need to match: The totals on your SA302s. No discrepancies!



✅ 3. Business Bank Statements


Lenders often want to see how money is coming into your account month by month. They’ll usually ask for 6 to 12 months of statements.


  • What they’re looking for: Regular income, not just big one-off payments

  • Bonus points: If your account is clearly for business only. No Spotify subscriptions or Tesco shops mixed in



✅ 4. Accountant-Prepared Accounts (for Limited Companies)


If you run a limited company, your accountant will (hopefully) produce end-of-year accounts. Some lenders will accept these instead of SA302s, but not all.


  • What matters most: They need to be professionally signed and match your other figures



✅ 5. Invoices, Contracts or Upcoming Work


These aren’t usually accepted as primary proof of income, but they can help, especially if your income is a bit up and down.


  • Best used for: Supporting your case or showing pipeline work

  • Won’t work alone: You’ll still need the official HMRC stuff



What If You’ve Only Been Self-Employed for a Year?


This is where things can get tricky.


Most mortgage providers want to see at least two full years of self-employed earnings, but not all of them. Some lenders, especially specialist ones, will consider applications with just one year of SA302s if everything else looks strong (like a healthy deposit, good credit, or other sources of income).


Tip: If you're new to self-employment, start building your paper trail early, even if you’re not planning a big life move yet. It’ll save you headaches later.


How to Make Life Easier for Your Future Self


Being self-employed means wearing every hat, and “chief admin officer” is one of them. If you’re not already keeping things tidy, here’s how to get on track:


🗂 Keep Digital Copies of Everything

Tax returns, overviews and bank statements. Keep a secure digital folder for each year. When a lender or landlord asks, you won’t have to go digging.


📅 File Your Tax Return Early

Waiting until the January deadline might feel normal, but if you're applying for a mortgage in November, lenders will expect this year’s return to be ready. Early filing buys you time.


📊 Consider Accounting Software or a Bookkeeper

Even if your business is small, tools like FreeAgent, QuickBooks or Xero make it easy to pull reports and track your earnings. Or you can outsource the stress entirely to someone who loves spreadsheets more than you do.


Spoiler alert: We love spreadsheets! Get in touch to find out about our bookkeeping services.


💼 Use a Separate Business Account

Mixing business and personal money might work day to day, but when it’s time to prove your income, you’ll regret it. A separate account shows clear, trackable earnings. (We recommend Starling for a clean, no-fuss setup.)


The Bottom Line

Being self-employed doesn’t have to mean jumping through more hoops, but it does mean taking a bit more control over your records. If you can show clear, consistent earnings with the right paperwork, you’ll have no trouble proving your income when the time comes.


And trust us: That moment will come. Whether it’s a mortgage, a rental, or just trying to get your next phone upgrade, future you will thank present you for being organised.


At Strive, we don’t just keep your books tidy. We help you stay ready for the big stuff. Whether it’s a mortgage application, a rental reference, or anything else that needs proof of income, we make sure your finances are organised, accurate and easy to access when it matters most. So when opportunity knocks, you're not scrambling for paperwork, you're already one step ahead. Get in touch to find out how we can help your small business.

 
 
 

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