Why can a bank say "no" even if you earn a good income? Is it possible? get a mortgage at another bank after being rejected? How to increase creditworthiness And what shouldn't you do before submitting a new application? We'll look at all the main reasons for refusal. mortgage loan in Poland.

Getting a mortgage in Poland is not just a matter of showing the bank a good salary.

You can earn money 10,000, 15,000 or even 20,000 zł per month and still get a negative decision.

And vice versa: a person with a lower income sometimes gets a mortgage without problems.

Why?

Because the bank evaluates more than just salary. It analyzes the client's entire financial situation: income, expenses, existing loans, credit limits, payment history, source of income, job stability, family situation, property value, loan amount and many other factors.

Moreover, One bank may refuse, while another may approve a mortgage for the same person.. This isn't a system error. Banks use their own rules and risk assessment models. BIK It also explicitly states that the same client may receive different solutions from different banks.

Therefore, a refusal from one bank does not mean that it is impossible to buy an apartment on credit.

But before you submit your next application, you need to understand, Why exactly was there a refusal?.

The most important thing: a bank refusal ≠ the inability to get a mortgage

This is the first thing you need to understand.

The bank does not say:

«"You can't get a mortgage at all.".

He says:

«"According to our rules and our risk assessment, we cannot provide you with this loan.".

These are two completely different things.

Each bank has its own lending policy. Therefore, the same client may receive, for example:

Bank	Result
Bank A	refusal
Bank B	400,000 zł
Bank C	550,000 zł
Bank D	650,000 zł

Why does this difference arise?

Because banks evaluate differently:

• source of income;
• form of employment;
• work experience;
• income from activities;
• family expenses;
• number of children;
• credit cards;
• limits;
• BIK history;
• citizenship;
• residence card;
• age;
• real estate value;
• own contribution;
• the amount of the requested loan.

That's why choice the right bank before applying it can be very important.

1. Insufficient creditworthiness

This is one of the most obvious and at the same time most common reasons for refusal.

The bank must assess whether you will be able to repay the loan regularly.

The calculation takes into account not only income, but also expenses and existing liabilities. BIK Key factors include the loan amount, term, income and its source, household expenses, existing loans, card limits, and credit history.

Conventionally, the bank looks at the situation like this:

family income

minus

expenses + existing liabilities

= the amount from which the new mortgage must be paid.

Therefore, a high salary in itself does not guarantee anything.

For example

The family receives:

15,000 zł netto

But at the same time it has:

• car loan;
• consumer credit;
• two credit cards;
• three children;
• high maintenance costs;
• large limit on the account.

For one bank, such a family may have insufficient creditworthiness.

And if you close some of your obligations or choose a different bank, the result may change significantly.

2. Too much existing debt

A person can earn well, but at the same time have too many obligations.

The bank analyzes:

• consumer loans;
• car loans;
• installments;
• leasing;
• credit cards;
• debit limits;
• overdraft;
• sureties and other obligations.

BIK separately lists existing loans, cards, and guarantees among the possible reasons for a negative decision.

Important point: a credit card that you don’t use

This is a very common mistake.

The man says:

«"I don't use a credit card at all.".

But the bank sees:

Available credit limit 30,000 zł.

And this limit can be taken into account when calculating creditworthiness.

Therefore, before taking out a mortgage, it is worth checking not only the actual payments, but also all open limits.

3. Low or unstable wages

Everything seems obvious here.

If your income is too low for the requested loan amount, the bank will refuse.

But the problem may not only be the amount of income.

The bank also analyzes:

How stable is this income?.

For example:

• the man just started working;
• recently changed employer;
• the contract ends;
• income fluctuates greatly;
• most of the salary consists of variable components;
• The income appeared only recently.

In such a situation, the bank may recognize the income partially or not accept it for calculation at all.

4. Inappropriate form of employment

Phrase:

«"I earn 12,000 zł"»

is not sufficient for the bank.

Important:

How exactly do you get these 12,000 zł?

This could be:

• umowa o pracę;
• umowa zlecenie;
• umowa o dzieło;
• działalność gospodarcza;
• rental income;
• foreign income;
• multiple sources of income.

Different banks may treat each of these sources differently.

For example, one bank may accept an entrepreneur's income well, while another may evaluate it much more cautiously.

That's why the form of income generation is sometimes no less important than its size.

5. Activities of the state subsidy and problems with the entrepreneur's income

For entrepreneurs, the analysis can be much more complex.

The bank may look at:

• duration of the activity;
• form of taxation;
• PIT;
• turnover;
• income;
• income stability;
• ZUS;
• tax liabilities;
• seasonality;
• debts;
• history of activity.

This is especially interesting for people on ryczałt.

For example, two entrepreneurs may have the same:

przychód 300,000 zł per year

but completely different creditworthiness.

Why?

Because the bank will not necessarily consider their income to be the same.

This is where the situation often arises:

«According to my calculations, I earn enough, but the bank thinks that I don’t.».

6. Bad history in BIK

BIK — one of the most important elements of credit analysis.

The history may contain data about:

• existing loans;
• repaid loans;
• regularity of payments;
• overdue payments;
• other credit obligations.

Problems with previous payments can significantly reduce your chances of getting a mortgage. The BIK specifically lists a poor credit history as one of the possible reasons for a negative decision.

But there is an important nuance here.

BIK does not make decisions on issuing mortgages.

The decision is made by the bank.

The BIK provides information that banks use in their assessments. Furthermore, the current BIK assessment that clients see in their reports does not necessarily match the assessment used by a specific bank. The BIK specifically explains that banks use their own approaches to assessing credit risk.

That's why:

«I have a good BIK» ≠ «any bank is obliged to give me a mortgage.».

7. Late payments

Even minor problems with previous loans can cause questions from the bank.

A particularly unpleasant situation is if there were:

• long delays;
• outstanding liabilities;
• transfer of debt for collection;
• entries in BIG;
• regular delays in payments.

BIK recommends checking your credit history before applying for a mortgage.

8. Entries in BIG

Not all problems are found only in the BIK.

The bank may take into account information from other databases.

For example, the presence of outstanding liabilities that have fallen into BIG could seriously worsen the situation.

Therefore, before taking out a mortgage, it is advisable to check not only the BIK, but also your obligations in other registries.

9. Too high family expenses

This is especially important for families with children.

Let's assume:

Income: 14,000 zł

At first glance, the amount looks good.

But the family consists of:

• 2 adults;
• 3 children.

The bank must take into account the costs of maintaining such a household.

Therefore, the creditworthiness will differ from the situation of a person who receives the same 14,000 zł, but lives alone.

The KNF states that when assessing creditworthiness, the bank must take into account, among other things, the client's typical maintenance costs and all financial obligations.

10. Too much credit

Sometimes the problem is not the client, but the loan amount.

For example:

the client can receive 500,000 zł,
but wants:

700,000 zł.

The bank will refuse the requested amount.

This does not necessarily mean giving up your mortgage completely.

Sometimes the solution may be:

• reduce the value of real estate;
• increase your own contribution;
• extend the loan term;
• add a second borrower;
• close existing loans;
• choose another bank.

11. Too little personal contribution

With a standard mortgage, the bank pays attention to the level of your own contribution.

The KNF guidelines include requirements for personal contribution, while allowing the use of statutory support programs.

So the situation is:

«"I don't have my own money, but I want to buy an apartment."»

may be a problem with a standard mortgage.

However, there are solutions that allow the use of government support mechanisms, for example Rodzinny Kredyt Mieszkaniowy (RKM).

It is important to understand:

RKM resolves the issue of its own contribution, but does not cancel the credit check.

This means that even if it is possible to use a bank guarantee, the bank will still analyze your income, expenses, and credit history.

12. Problems with documents

Sometimes a client is able to obtain a mortgage, but the documents are submitted incorrectly.

For example:

• the income in the application does not match the certificate;
• incorrect income amount;
• document missing;
• different dates in documents;
• source of income not confirmed;
• obligations are stated incorrectly;
• the required document from the tax office was not provided;
• problem with foreigner's documents.

Additional questions arise especially frequently among:

entrepreneurs and foreigners.

Therefore, it is better to check the documents. before submitting an application, and not after receiving a refusal.

13. Insufficient work experience

A person may have a good salary but work too little time.

For example:

«"I've been receiving 14,000 zł for two months now.".

For a bank, this is not the same as:

«"I've been earning 14,000 zł for three years now.".

The period required to recognize income depends on the specific bank and the source of income.

Therefore, changing jobs immediately before a mortgage may not be the best time to apply.

14. Foreigner and residence card

For foreigners, a mortgage may be more difficult not because the bank is unwilling to lend to foreigners, but because additional analysis is required.

The bank may look at:

• citizenship;
• legality of stay;
• type of residence card;
• card validity period;
• source of income;
• duration of work in Poland;
• income history;
• credit history in Poland;
• documents from the country of origin.

For example, a residence permit card valid for several more months, and a card that has been valid for several years may be perceived by the bank in completely different ways.

In addition, requirements from different banks may differ significantly.

Therefore, it is especially important for a foreigner don't automatically apply to all banks in a row.

15. Error in the application

It seems like a small thing, but sometimes this is where the problem starts.

For example, the client indicated:

income 8,000 zł

and from the documents the bank sees:

6,500 zł.

Or the client forgot to indicate:

• credit card;
• installment plan;
• surety;
• other loan;
• obligation to the bank.

Such discrepancies may raise additional questions or negatively impact the assessment.

Why might a bank refuse a person who has already received approval from another bank?

Because banks assess risk differently.

This is one of the most important points of the entire article.

Let's say the client:

• receives 11,000 zł;
• has umowa o pracę;
• wants 500,000 zł;
• has one child.

Bank #1 might say:

«"Insufficient creditworthiness.".

Bank No. 2:

«Approved 500,000 zł.».

Bank No. 3:

«Approved 450,000 zł.».

This is possible precisely because banks use their own models and lending policies. The BIK explicitly confirms that the same client may receive different solutions from different banks.

What to do after being denied a mortgage?

This is where many people commit the biggest mistake.

They get a refusal and immediately:

send an application to 5 more banks.

This is not always a good strategy.

First you need to understand:

Why did you refuse?

If the reason is:

insufficient creditworthiness — you need to work with income, expenses and liabilities.

If the reason is:

form of income — look for a bank that accepts such income.

If the reason is:

documents — correct the documents.

If the reason is:

BIK — First, sort out your credit history.

If the reason is:

residence card — look for a bank with suitable requirements.

If the reason is:

insufficient own contribution — consider RKM or another financing option.

Is it possible to apply to another bank after being rejected?

Yes.

A refusal from one bank does not in itself mean an automatic ban on applying to another bank.

But this must be done wisely.

BIK also notes that the reasons for refusal may vary and the decision of one bank does not mean that another bank will make the same decision.

Therefore, the correct approach is:

not "we apply to all banks", but "first we determine which bank is suitable".

What if there have already been several refusals?

Then it’s even more important not to continue submitting applications blindly.

If two, three or four banks refuse, you need to stop and conduct a proper analysis:

Check:

• BIK;
• BIG;
• income;
• expenses;
• loans;
• cards;
• limits;
• form of employment;
• experience;
• PIT;
• ZUS;
• documents;
• real estate value;
• own contribution;
• citizenship;
• residence card.

After this, you can determine, What exactly is stopping you? get a loan.

How to increase creditworthiness before a mortgage?

Sometimes a few changes are enough.

Close unnecessary credit cards

If the card is not needed, you can consider closing the limit.

Close small loans

Even a small monthly payment can reduce the amount of mortgage you can afford.

Reduce limits

Sometimes the problem isn't the actual debt, but the available credit limits.

Do not take out a new consumer loan

If you're considering a mortgage, getting a new loan before applying usually won't help your situation.

Don't change jobs unless necessary

Especially just before a mortgage.

Prepare documents in advance

Especially if you are an entrepreneur or a foreigner.

Check BIK

Get to know the problem better before submitting an application, and not after refusal.

Is it worth taking out a consumer loan using your own deposit?

This is a separate important question.

The personal contribution must comply with the bank’s requirements and current regulations.

The KNF states that the bank must ensure that the client's funds used as own deposit do not originate from a loan or credit.

So the idea is:

«"I'll take out a consumer loan and show it as my own contribution."»

may cause problems and negatively impact your creditworthiness.

RKM: A guaranteed contribution does not automatically guarantee approval.

If the client is considering Rodzinny Kredyt Mieszkaniowy, it is important to separate two questions:

1. Own contribution

и

2. Creditworthiness.

The guarantee can solve the problem of lack of own funds within the terms of the program.

But the bank is still obliged to assess the client’s ability to repay the loan.

That is:

no personal contribution → can help RKM

But:

no creditworthiness → RKM does not solve the problem.

Why can't you just choose the bank with the lowest interest rate?

Because the cheapest loan on an advertising banner is not necessarily the best option. just for you.

For example:

Bank A

The percentage is very attractive, but:

• does not accept your income type;
• requires longer experience;
• does not accept your type of pobytu card.

Bank B

The stakes are a little higher, but:

• accepts your income;
• your experience is suitable;
• accepts documents;
• allows the required amount.

As a result, it is Bank B may be a viable option.

Therefore, when taking out a mortgage, you first need to answer:

«"Where can I get approved for a loan?"»

and only then:

«"Where are the conditions better?"»

10 Things You Shouldn't Do Before Getting a Mortgage

❌ 1. Take out a new consumer loan

❌ 2. Open new credit cards

❌ 3. Increase credit limits

❌ 4. Conceal existing obligations

❌ 5. Indicate unconfirmed income in the application

❌ 6. Changing jobs unnecessarily

❌ 7. Submit applications to all banks in a row

❌ 8. Ignore problems in the BIK

❌ 9. Signing a contract for an apartment without checking the availability of financing

❌ 10. Calculate your creditworthiness only using an online calculator

The last point is especially important.

An online calculator can show:

«"PLN 700,000 available to you.".

But a real bank may calculate it completely differently.

Why do online calculators often give incorrect expectations?

Because real analysis is much more complex.

The bank evaluates:

• real confirmed income;
• income stability;
• expenses;
• obligations;
• credit history;
• limits;
• family situation;
• source of income;
• documents;
• real estate parameters;
• loan term.

BIK also notes that creditworthiness assessment depends on many factors, and the bank makes a decision based on data from the application, documents, and available databases.

That's why:

The calculator is a preliminary estimate.

Bank analysis is a real solution.

How to properly prepare for a mortgage in Poland?

The optimal order looks something like this:

Step 1: Determine your income

How much can actually be confirmed with documents?

Step 2. Check BIK

Are there any errors or problems?

Step 3: Check your credits

What commitments already exist?

Step 4: Check limits

Credit cards, debit, overdraft.

Step 5. Calculate the actual creditworthiness

Not based on bank advertising, but based on a specific situation.

Step 6: Identify suitable banks

Taking into account all the client's characteristics.

Step 7. Prepare documents

To avoid delays and questions.

Step 8. Only then submit applications

This is much more reasonable than sending applications to all banks in a row.

Particularly complex cases

There are categories of clients for whom choosing the right bank is especially important:

🇺🇦 Citizens of Ukraine

Especially if used:

• residence card;
• dochód z działalności;
• umowa zlecenie;
• foreign income;
• RKM.

👨‍💼 Entrepreneurs

Especially on the ryczałt or with unstable income.

🚕 People with unconventional sources of income

For example:

• Taxi;
• Uber/Bolt;
• multiple employers;
• rent;
• foreign income.

👨‍👩‍👧‍👦 Families with children

Because the number of family members directly affects the calculation of expenses.

💳 Customers with a large number of credit cards

Even if the cards are hardly ever used.

The main thing to remember

If the bank refused you a mortgage, Don't start panicking and applying to all the other banks right away..

Find the cause first.

Because:

refusal ≠ inability to obtain a loan.

Sometimes the problem can be solved by closing a small loan.

Sometimes - by reducing the credit card limit.

Sometimes - choosing another bank.

Sometimes - correct proof of income.

Sometimes - waiting for the end of the probationary period.

And sometimes a client really needs to increase their income or reduce the loan amount.

The main thing is to understand, What specific reason applies in your case?.

Want to know why you might be denied a mortgage?

В Rutkowski Home We can pre-analyze the client's situation before submitting an application:

• income;
• form of employment;
• loans;
• BIK;
• family situation;
• citizenship;
• residence card;
• own contribution;
• possibility of use RKM;
• the amount of the required loan.

Based on this, we can determine, Which banks are best suited for a specific situation and where there is a real chance of a positive decision?.

Because the job of a good credit consultant is not just to send an application to the bank.

The goal is to properly prepare the client for the application and select a bank that best suits their situation.

Frequently Asked Questions

If one bank refuses, will the others necessarily refuse?

No. Banks use different client assessment rules, so a refusal from one bank does not automatically mean a refusal from another.

Is it possible to get a mortgage with bad credit?

Sometimes yes, but it all depends on the nature and duration of the problems, as well as the policies of the specific bank.

Can a foreigner get a mortgage?

Yes. However, requirements for documents, residency, and income may vary depending on the bank.

Is it possible to get a mortgage without making a deposit?

In some cases, yes, for example, when using statutory support mechanisms, including RKM, if the client meets the program's terms and conditions and the bank's requirements.

What to do after refusal?

First, determine the reason for the refusal. Only then should a decision be made about reapplying.

Do I need to close my credit card before getting a mortgage?

Not always, but its limit can impact your creditworthiness. Therefore, before taking out a mortgage, it's worth checking all available limits and assessing their impact on the bank's calculations.

📞 Planning to buy an apartment in Poland and get a mortgage?

Contact me for a preliminary analysis of your situation. I'll help you assess your creditworthiness, select suitable banks, and prepare for your mortgage application.

Rutkowski Home – assistance with obtaining a mortgage and purchasing real estate in Poland.

Write or call me — we will analyze your situation individually.