How to Get a Joint Mortgage if One Applicant Is an NHS Worker

Buying a home together is exciting, but if one of you works for the NHS, the mortgage process can look a little different. Some lenders view NHS income favourably, and there may be special schemes or key-worker products that you could benefit from.

In this guide, our experts at WIS Mortgages explain how joint applications work, how lenders assess each applicant and how to make your NHS income count toward your borrowing power.

Key Takeaways

• NHS staff may have access to specialist mortgage options, key worker schemes, and lender flexibility, but these do not automatically apply to joint applications.
• Lenders will assess both applicants’ income, credit score, and affordability, even if only one person works for the NHS.
• Some lenders may offer mortgage products tailored for NHS workers, such as lower deposits or enhanced affordability, subject to eligibility and individual lender criteria. A mortgage professional, like one of our team at WIS Mortgages, can help identify them.
• The non-NHS applicant’s financial position can strengthen or weaken a joint application, particularly if they are self-employed, have variable income, or have poor credit.
• Using a mortgage broker, especially one experienced with NHS mortgages, can streamline the process and ensure the right lender is selected.

Do NHS Workers Get Mortgage Benefits?

NHS workers do not automatically receive special mortgage rates, but some lenders do recognise NHS employees as key workers and may offer:

• Lower deposit requirements
• Enhanced income multiples (e.g. 5x income instead of 4.5x)
• More flexible affordability assessments for overtime, bank shifts, or unsociable hours pay
• Access to exclusive mortgage deals through key worker or professional product ranges

However, these benefits usually only apply to the NHS applicant, not both parties. So, an NHS mortgage can be complex. It is for this reason that joint mortgage NHS applications need careful planning and, in most cases, professional guidance.

How Do Lenders Assess a Joint Mortgage?

A partner mortgage with an NHS employee means both applicants are jointly responsible for the loan and assessed together. Lenders will look at several factors to assess eligibility for these mortgages. Below, we have outlined some of these factors in a handy table:

How is an NHS Applicant’s Income Treated?

NHS staff often have income from overtime, shift enhancements, or bank work. Not all lenders treat this the same way. For example, things like basic salary and contracted overtime are fully counted.

However, things like agency work or bank shift income may be treated slightly differently. Some lenders will accept anywhere from 50 to 100 % of bank shift income, and will likely treat agency work as self-employed income. So, when it comes to finding a suitable joint application with a healthcare worker, looking for a lender who views this income favourably is very helpful.

If you’re unsure about how your income may affect how much you can borrow, then our mortgage affordability calculator is a really helpful tool.

What Mortgage Schemes Can NHS Workers Use?

There are a variety of mortgage schemes that NHS workers are eligible to benefit from. This gives you plenty of choice when it comes to choosing the most suitable mortgage product for your circumstances. Below, we have outlined these schemes so that you can understand what might work best for you.

Eligibility for these schemes depends on individual circumstances, including income thresholds, property type, and local authority policies. If you’re still unsure about which mortgage is right for you, then our mortgage comparison calculator is a useful tool that breaks down your options.

Case Study: Joint Mortgage Success When One Applicant Works NHS Unsocial Hours

At WIS Mortgages, we are always here to help our clients understand the best path forward for choosing a medical staff mortgage. In one case, we helped an NHS worker who worked regular evenings and weekends. She also had a partner who worked part-time while studying for a Master’s degree. These unique circumstances made getting a mortgage more complicated than usual.

Our client earned a good income, but as the property was near London and priced higher, she did not qualify based on her income alone. The lender wasn’t willing to count 100 % of her evening and weekend earnings either, due to variability. So, without support, she was limited to buying a one-bedroom property.

To find a workable solution to this problem, we advised adding her partner to the mortgage. Although he only worked part-time, his £10,000 income increased their total borrowing capacity by around £50,000. To further strengthen her application, we:

• Helped her partner register on the electoral roll to improve his credit score.
• Positioned the couple to access 5x income borrowing, rather than the standard 4.5x.

With tailored advice and lender matching, the couple were able to increase their borrowing potential and secure a suitable property. This demonstrates that even in cases where unsocial hours aren’t fully accepted, there is often a way to bridge the gap.

Frequenlty Asked Questions

Q. Why Use a Specialist NHS Mortgage Broker?

A. WIS Mortgages regularly helps NHS staff and joint applicants secure mortgages, even when:

• One applicant is self-employed
• Income includes bank shifts or agency work
• The other applicant has poor credit
• The couple is a first-time buyer
• A higher borrowing multiple is needed

A broker can access lenders not available on the high street and match you with the right criteria from the start.

Q. Can you get a joint mortgage if only one person works for the NHS?

A. Yes. Both incomes will be assessed, but only the NHS applicant may qualify for any key worker benefits if the lender offers them.

Q. Do NHS workers get better mortgage rates?

A. Not automatically, but some lenders offer exclusive products or enhanced affordability for NHS staff.

Q. Can overtime and bank work be used in affordability?

A. Yes, but how much is counted depends on the lender and how regular the additional income is.

Q. What if the other applicant has bad credit?

A. You may still get a joint mortgage, but it may limit lender choice or require a higher deposit. A broker can help find specialist lenders.

Q. Can an NHS employee buy jointly with someone who is self-employed?

A. Yes. Lenders will assess both incomes. More documents may be required for the self-employed applicant (usually SA302s or accounts).

Q. Is there an NHS mortgage scheme in 2025?

A. There is no single nationwide NHS mortgage scheme, but some lenders still classify NHS staff as key workers and offer tailored products.

Q. Can NHS workers get a mortgage with a 5% deposit?

A. Yes, either through standard 95% LTV mortgages or schemes such as First Homes or Shared Ownership.

Find the Right NHS Mortgage With Our Help

A joint mortgage NHS workers can benefit is not only possible, but can also be beneficial if the right lender is chosen. While NHS income may unlock better affordability or key worker products, both applicants’ finances still matter. The best results come from understanding how lenders view NHS pay and working with a broker who can match you to the most suitable deals.

If you’re an NHS employee applying with a partner, friend, or family member, WIS Mortgages can help you secure the right mortgage and make the process as straightforward as possible. To find out more, please get in touch with us today.

Important FCA Warning

As a mortgage is secured against your home, it may be repossessed if you do not keep up the mortgage repayments.

This article is for information purposes and does not constitute personal mortgage advice. You should speak to a qualified mortgage adviser to assess your individual circumstances. Written by the mortgage specialists at WIS Mortgages, regulated by the FCA (824411).