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Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →Clear out junk files and repair common Windows errorsFree Scan →Contact your mortgage lender immediately—ideally before you miss a payment. Explain what you can realistically afford, provide an honest household budget and ask the lender’s mortgage-difficulties or arrears team what arrangements are available. Ask how each option changes your payment, total interest, mortgage term, fees and credit-file reporting. If you have already missed payments, contact the lender and obtain free, confidential debt advice without delay.
This guidance is for homeowners in the UK. Mortgage processes, government help and legal procedures differ between England, Wales, Scotland and Northern Ireland, and lender policies can change. A lender’s decision will depend on your circumstances and the terms of your mortgage.
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What to do today if a payment may be unaffordable
Do not wait until arrears have accumulated. Early contact gives you the best chance of discussing a manageable arrangement before the problem becomes more serious. Continue paying what you can afford, but do not promise an amount that leaves you unable to meet essential household costs.
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- Call the lender now. Use the mortgage-difficulties, financial-support or arrears team if the lender has a separate number. Tell the lender that your repayments have become unaffordable and whether the next payment is at risk.
- Prepare your figures before the call. Have your mortgage account number, the date and amount of the next payment, household income, essential spending, other debts and the amount you can realistically put towards the mortgage.
- Ask for every relevant option. Request personalised figures rather than accepting a general description of a term extension, interest-only period, payment holiday or other arrangement.
- Write down the agreement. Record the payment amount, start and end dates, interest treatment, fees, credit-file reporting and the date when normal payments are expected to resume. Ask the lender to confirm the arrangement in writing.
- Get debt advice if the budget does not balance. A free, confidential debt adviser can help when mortgage payments compete with other priority debts or when you have already missed a payment.
Build an affordability picture the lender can use
A clear budget is not just paperwork. It shows the lender what has changed and what payment is sustainable. List regular income for everyone in the household, including wages, benefits and other reliable receipts, then list essential outgoings and debt commitments. Separate unavoidable costs from spending that could be reduced temporarily, but do not create a budget based on unrealistic cuts.
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- Record the mortgage payment, any secured borrowing and essential household bills.
- Include food, energy, council tax, insurance, transport and unavoidable childcare or medical costs.
- List credit cards, loans and other arrears, including minimum payments and due dates.
- Show irregular annual costs by converting them into a monthly amount.
- Calculate what remains after essentials and state the amount you can actually pay towards the mortgage.
Mortgage payments are a priority debt because the loan is secured on your home. If several priority bills are competing for the same money, do not decide on a repayment order alone: a debt adviser can help you assess the consequences and communicate with creditors.
Temporary arrangements to discuss with the lender
The cheapest monthly payment is not automatically the cheapest solution. Compare immediate affordability with the total interest and repayment cost, the length of the debt, possible credit-file effects, eligibility rules and any charges. Ask the lender for figures based on your balance, rate and remaining term.
| Arrangement | What it may do now | Questions and longer-term effects |
|---|---|---|
| Term extension | Spreads the outstanding balance over more years and can reduce the required monthly payment. | How much extra interest will be paid? When will the mortgage finish? Is the extension permanent or reviewable, and will the payment change again when the rate changes? |
| Temporary switch to interest-only | Reduces the payment for an agreed period because it covers interest rather than reducing the capital balance. | How much capital will remain? What will the payment be when capital repayment restarts? Is a repayment plan required for the capital, and what happens if the period is extended? |
| Payment holiday or reduced-payment period | Pauses or reduces payments temporarily under the lender’s terms. | Will interest continue to accrue and be added to the balance? Will later payments or the term increase? Is it available to someone already in arrears, and how will it be reported to credit-reference agencies? |
| Another payment arrangement | The lender may change the payment method, timing or structure to fit your circumstances. | What exact amount is due, for how long, and what fees, interest and credit-file consequences apply? What review will take place if your income changes? |
MoneyHelper notes that borrowers who are already in arrears may not qualify for a payment holiday. That does not mean you should stop asking for help: contact the lender about alternatives and obtain debt advice.
If you have already missed a mortgage payment
Arrears are serious, but ignoring letters or calls removes opportunities to agree a solution. Contact the lender, explain the reason for the missed payment and provide the budget even if you cannot offer the full contractual amount.
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MoneyHelper says that, within 15 working days of falling into arrears, the lender must provide specified information. This includes:
- the total arrears;
- each missed or partly paid instalment;
- the exact amount outstanding on the mortgage; and
- charges already incurred and possible further charges.
Ask the lender to explain any figure you do not understand. Keep copies of statements, letters, emails and notes of calls. If a lender proposes a plan, check that the payment is affordable after essential bills and that you understand what happens if one payment is missed.
Missed payments can damage your credit file. Continued arrears can put your home at risk, although repossession is not an immediate or automatic consequence of one missed payment. MoneyHelper says lenders must make reasonable attempts to agree a solution, including considering changes to the payment method or timing, and must give reasonable notice before seeking repossession. The precise process depends on the facts and the law in the part of the UK where you live.
How to judge an offer before accepting it
Ask the lender to answer these questions in writing:
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- What will I pay each month during the arrangement?
- What will I pay when it ends, and when will that higher or normal payment start?
- Will unpaid interest be added to the mortgage balance?
- How much interest and total repayment cost will result over the life of the loan?
- Will the mortgage term be extended, and what is the new end date?
- Are there arrangement, valuation, legal or other fees?
- Will the arrangement or missed payment be reported to credit-reference agencies?
- What happens if my income falls again or I cannot meet the revised amount?
A lower payment that lasts only a few months may be useful if your income is expected to recover. A permanent term extension may provide more breathing room but can cost substantially more interest. The lender’s personalised calculation is more reliable than judging an option by its headline monthly payment.
Should you switch or remortgage?
A different mortgage deal can reduce payments in some circumstances, but switching is not a default solution to arrears. Compare the total cost, not just the new monthly figure. Include the new interest rate, arrangement and legal fees, the remaining length of your current deal, and any early repayment charge if you leave before it ends.
You also need to be able to qualify for the new deal. A lender may assess income, expenditure, loan-to-value and recent payment history. Arrears or a damaged credit file can limit the available choices. Ask your current lender whether it can offer a product change or support arrangement, and consider a suitable mortgage adviser for an explanation of alternatives. Do not proceed until you know the payment remains affordable if rates or household circumstances change.
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| Early repayment charge | Leaving the current deal early can create a large one-off cost. |
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| Remaining fixed or discounted term | Compare like-for-like periods rather than one short introductory payment. |
| Eligibility and affordability assessment | Recent arrears or changed income may prevent approval or reduce the range of deals. |
| Payment after the initial deal | Check what rate and payment apply when any introductory period ends. |
Free debt advice and government support
MoneyHelper directs people who have missed mortgage payments to free, confidential debt advice. Use it promptly if you have arrears, several priority debts or no realistic surplus after essential spending. An adviser can help you prepare a budget, understand the lender’s proposal and decide which creditors need contact. You do not need to wait for court papers.
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Government assistance depends on your nation, benefits and circumstances. MoneyHelper identifies Support for Mortgage Interest (SMI) and Help to Stay in Wales as possible forms of support, but eligibility, payment rates and scheme availability can change. SMI is a loan, not a grant. Check current official government rules before relying on either scheme, and do not assume that an application will cover the next mortgage payment.
People in Scotland and Northern Ireland should check the support routes that apply in those nations rather than relying on an England-and-Wales process.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.If possession proceedings are threatened
Read every letter from the lender and obtain advice immediately. In England and Wales, MoneyHelper describes the Housing Loss Prevention Advice Service for people at risk of losing their home through mortgage arrears. It may provide advice about housing, benefits and debt and, where applicable, representation at court. Check its current availability and the correct route for your circumstances.
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Legal support and court procedures differ across the UK. Do not assume that a lender can repossess without notice, but do not treat a notice as something that can safely be ignored. Take the notice, your budget and mortgage statements to a free debt adviser or appropriate housing adviser as soon as possible.
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Common mistakes that make the problem worse
- Waiting for the lender to call. Contacting the lender yourself gives more time to discuss options.
- Agreeing to an unaffordable promise. A plan that fails after one month can increase arrears and fees.
- Looking only at the monthly payment. Check interest, fees, term, capital outstanding and the payment after the arrangement.
- Assuming a payment holiday is available. Eligibility may be restricted, particularly once arrears exist.
- Switching without checking exit costs. An early repayment charge can outweigh a lower rate.
- Ignoring credit-file consequences. Ask exactly how missed payments and support arrangements will be recorded.
- Relying on an outdated scheme description. Verify current government rules for your nation and benefit circumstances.
A practical script for your lender call
You can start with: “My mortgage repayments are no longer affordable. I want to avoid arrears, or resolve them if I have already missed a payment. My household budget shows that I can pay £[amount] per month. What arrangements are available, and how would each affect interest, the term, fees and my credit file?”
Then ask the lender to confirm the next payment date, whether collection activity will change while your case is assessed, and the name or reference number for the conversation. Replace the amount in the script with a figure supported by your budget, not an optimistic estimate.
Frequently Asked Questions
Can I get a payment holiday after I have missed a payment?
Not necessarily. MoneyHelper says people already in arrears may not qualify for a payment holiday. Contact the lender anyway and ask about other arrangements, while obtaining free debt advice.
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Will a mortgage support arrangement damage my credit file?
The effect depends on the arrangement and how the lender reports it. Ask the lender specifically how it will be recorded, and ask about the treatment of any missed or reduced payment before agreeing.
Is Support for Mortgage Interest free money?
No. MoneyHelper describes Support for Mortgage Interest as a loan rather than a grant. Eligibility and current rules must be checked in the official government guidance.
Can my lender repossess my home after one missed payment?
There is no universal timetable stated here. Arrears are serious and continued arrears can put the home at risk, but MoneyHelper says lenders must make reasonable attempts to agree a solution and give reasonable notice before seeking repossession. Contact the lender immediately.
What if I live in Scotland or Northern Ireland?
Check the support and legal routes for your nation. Processes and assistance described for England and Wales do not automatically apply elsewhere in the UK.
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