Missed mortgage payments in the UK: what to do

Missing a mortgage payment can feel overwhelming, but acting early gives you more time to understand the options. Contact your lender as soon as you expect a problem, even if the payment is only likely to be late. Explain what has changed, what you can pay and whether you need communication in a particular format or extra support. You do not need to share more personal information than is necessary.

There is no safe number of missed payments to wait for, and lenders do not all use the same approach. A missed payment may lead to charges or be reported to credit reference agencies. Under the FCA’s mortgage-arrears rules, lenders must deal fairly with customers in payment difficulties, consider reasonable arrangements and treat repossession as a last resort. FCA mortgage arrears rules also set out the information lenders should provide once arrears arise.

Start with essentials and free debt advice

Before making promises to a lender, make a realistic budget. Protect essential living costs and priority debts first. These can include your mortgage or other secured loans, energy bills, and Council Tax or rates in Northern Ireland. MoneyHelper’s guide to prioritising debts can help you sort what needs attention first.

Avoid using scarce money for mortgage overpayments or trying to clear every debt at once. Do not take out further borrowing simply to cover a payment without independent advice. If you have other debts, find free debt advice through MoneyHelper as early as possible. An adviser can help you prepare a budget, speak through your options and decide what to say to creditors; they cannot guarantee a particular outcome.

If you need urgent help, you can also contact National Debtline. In England, Shelter’s mortgage-arrears guidance is another source of housing advice. Services and legal processes differ elsewhere in the UK.

Speak to your lender about an affordable arrangement

Tell your lender about the payment problem and ask what arrangements may be suitable for your circumstances. This could involve changing the way you repay the mortgage, such as a temporary interest-only arrangement, a term extension or another individually agreed option. A lender must consider appropriate ways to deal with arrears, but no particular concession is guaranteed.

Before accepting any change, ask for it in writing and check:

• what you will pay now and later;
• whether interest will continue to build up and the total cost will increase;
• whether the term, monthly payment or balance will change;
• any charges; and
• how the arrangement and any missed payment will be reported to credit reference agencies.

An interest-only arrangement pauses capital repayment; it does not remove the capital you owe. Extending the mortgage term may lower monthly payments but can increase the overall interest paid. FCA rules on shortfall charges require charges to reflect reasonable additional administration costs rather than acting as a penalty.

Payment holidays and the Mortgage Charter are not the same thing

A contractual mortgage payment holiday depends on your lender and mortgage agreement. It is not a general right for everyone in difficulty, and interest may still be added. MoneyHelper explains payment holidays, including why you should check the impact before agreeing one.

The Mortgage Charter, published on 26 March 2026, contains commitments from participating lenders. Eligible customers who are up to date with payments may be able to make a one-off switch to interest-only payments for six months or extend their term, with a right to reverse that change within six months, subject to the Charter’s conditions. Buy-to-let mortgages are excluded, and some options have affordability conditions. These commitments are not an unconditional payment holiday and do not replace individual support for people already in arrears.

Understand the possible effect on your credit file

Missed mortgage payments can harm your creditworthiness, but the effect depends on the information reported and your wider credit history. Reported late payments commonly remain on a credit file for six years. A defaulted account is generally removed six years from the original default date. Experian’s explanation of late payments and the ICO’s credit-information guidance explain these records in more detail.

Ask the lender how a proposed arrangement will be reported. Simply asking for help is different from a missed payment or an agreed payment change. No one can promise how a lender will assess a future application or exactly how your score will change.

If you receive a court notice or hearing date

Repossession is a last resort, but do not ignore letters, notices or a hearing date. Take the paperwork to a free debt adviser or a local housing or legal adviser straight away, and attend any hearing if you can. Selling a property is also a major decision: it may take time, involve costs and still leave a shortfall, so seek independent advice before treating it as a solution.

The legal route is not the same across the UK:

• England and Wales: lenders should follow the mortgage arrears pre-action protocol before court action. A court can make different types of order; an order is not automatically an immediate eviction. See GOV.UK’s repossession-order guidance.
• Scotland: repossession has its own legal framework and sheriff-court process. mygov.scot explains where to find local housing advice.
• Northern Ireland: the High Court decides repossession cases, while enforcement is a separate stage. See nidirect’s explanation of the court’s role and seek Northern Ireland-specific advice.

Do not rely on a timetable from another part of the UK. Local advice is particularly important if you have received court papers or enforcement notices.

Support for Mortgage Interest (SMI)

Support for Mortgage Interest is a government loan that can help with eligible mortgage interest for people receiving certain qualifying benefits. It is not a grant: the loan must be repaid with interest, and it does not clear mortgage capital or arrears. Eligibility rules and waiting periods apply, so check the GOV.UK eligibility guidance for your circumstances.

Northern Ireland has separate administration and guidance for Support for Mortgage Interest. Ask an adviser to help you understand which rules apply rather than assuming that a UK-wide timescale applies.

What not to do when money is tight

Do not ignore the problem, rely on an assumed grace period or agree to payments you cannot sustain. Avoid prioritising non-essential spending over essentials and priority debts. Be cautious about a remortgage too: it depends on eligibility, fees and suitability, and a cheaper deal is not assured. If illness, caring responsibilities or a change in work is affecting your budget, mention the practical impact to your lender or adviser so they can consider appropriate support.

The most useful next step is usually a conversation: first with your lender, then with a free debt adviser if you need help working out an affordable plan.