When you submit a mortgage application in Ireland, it’s rarely the final step. Even after you’ve provided payslips, bank statements, and tax returns, lenders often come back with further queries. These aren’t red flags—they’re simply part of the due diligence lenders carry out to assess your full financial picture.
In this article, we explore the five most common clarifications Irish lenders request and explain how to respond to each effectively. If you’re planning to apply, addressing these in advance can significantly reduce delays.
Lenders want more than just payslips—they want to be confident your income is sustainable and secure.
Employment status confirmation: A letter from your employer stating whether your role is permanent, temporary, or subject to probation.
Bonus, overtime & commission details: Are these recurring? Lenders often want to see a 6–12 month history, especially if these are included in your affordability calculations.
Self-employed documentation: Two full years of audited or accountant-certified accounts, Form 11s, and a written projection from your accountant on expected future income.
Redundancy risk: If you’re in a sector facing layoffs (e.g. tech or construction), the lender may seek clarification on your job security.
📌 Tip: If your income includes variable elements like commission, have your employer confirm their consistency in writing.
📚 Related reading: How to Get a Mortgage as a Content Creator in Ireland
Lenders need to see that you can comfortably afford repayments—not just now, but long term.
Evidence of repayment behaviour: This includes regular rent payments, savings habits (e.g. €1,200/month into a savings account), or existing loan repayments that mimic mortgage instalments.
Credit card debt: Actively paying down debt isn’t always seen positively—especially if that’s your only sign of repayment capacity.
Irregular income sources: Relying heavily on bonuses or freelance income without supporting evidence can weaken your application.
Social welfare income: Not all lenders accept benefits like Child Benefit or Jobseeker’s Allowance in affordability calculations.
Loan type scrutiny: Personal loans and car finance agreements are often treated more strictly than student loans or short-term overdrafts.
📌 Pro tip: Start a standing order that mirrors your future mortgage repayments to build a clear savings trail.
Lenders check your actual financial habits, not just what you report on your application.
Childcare costs: Especially relevant if you’re expecting changes (e.g. crèche fees or a second child starting school).
Maintenance payments: Legally binding support payments must be disclosed. Provide divorce agreements or legal documentation.
Undeclared credit facilities: Lenders use the Central Credit Register (CCR) to check all open loans or credit cards—even ones with a zero balance.
Unreported bank statement outgoings: Regular subscriptions (e.g. gym, streaming, tuition fees) not listed on your application can trigger queries.
📌 Tip: Run through your last 6 months of statements before submitting your application and disclose any recurring payments upfront.
Mortgage approval is based on the financial picture at the time of application. If that picture changes, your lender needs to reassess.
New job or job offer: Even a positive change like a salary increase can require reapproval. Most lenders require at least one month’s payslip from the new employer.
New loans or credit cards: Any new credit facilities opened after application can delay or even invalidate approval.
Family circumstances: A new baby, separation, or someone moving into your household may impact your outgoings or repayment capacity.
📌 Tip: Be cautious about making big life changes after submitting your application.
If you own or plan to buy other properties, lenders want the full financial picture.
Mortgage statements for all other properties
Rental income proof: Rent collected must be declared on your tax returns. You’ll also need to provide tenancy agreements and possibly a PRTB registration.
Buy-to-let loan coverage: If the rent doesn’t cover the mortgage on a buy-to-let, that shortfall will be factored into your affordability.
Full property disclosure: Failing to mention an existing property—even if it’s overseas or mortgage-free—can result in delays or a declined application.
📌 Tip: Treat buy-to-let properties as part of your income and debt portfolio, and declare them from day one.
Lender clarifications are normal—they’re about building confidence that you can repay the mortgage without financial strain. At Mortgage Navigators, we help you pre-empt these queries, present your case clearly, and avoid unnecessary delays.
✅ We work directly with your solicitor and accountant
✅ We know what each lender looks for and how they interpret income
✅ We keep your application moving forward—even when queries arise
📞 Ready to move forward with your mortgage application?
Contact Mortgage Navigators today and we’ll help you stay one step ahead of your lender.
Article by Margaret Barrett
Managing Director at Mortgage Navigators,