French banks lend to self-employed borrowers and company owners who can show two to three years of accounts and tax returns. They usually average your profits over that period and treat a volatile or falling income with caution. Company owners are assessed on what they draw in salary and dividends, with the company's filed accounts and an accountant's letter in support. A business with fewer than two full years of figures is hard to finance.
What banks want to see
An employee proves income with payslips. A self-employed borrower proves it with history. French banks ask for two to three years of accounts and personal tax returns, and they usually average your profits over that period.
A single strong year after weaker ones counts for less than a steady record, and a recent fall in profit draws questions. Self-employed income that cannot be shown over two or three full years is one of the most common reasons non-resident files are refused.
Salary, dividends and retained profit
If you own a company, the bank looks first at what you take out of it: salary plus dividends, as shown on your personal tax returns. Many owners keep their salary low and draw dividends, which is fine when the pattern is regular and visible over several years.
Some lenders will also consider profit kept in the company if you own most of it and the accounts are clear. Others will look at personal income only. A broker knows which approach each bank takes this quarter.
Company accounts and the accountant's letter
Banks want accounts that have been filed with the registry in your country, or audited where the law requires it. Draft or unfiled accounts carry little weight.
A letter from your accountant helps, confirming your income for recent years, the state of the business and that its tax affairs are up to date. If your latest year is not yet filed, management accounts with that letter can bridge the gap.
Keep business and personal spending in separate accounts. A file where business costs run through a personal account is hard for a credit team to read.
When income moves from year to year
Banks treat volatile income cautiously. They may take your lowest year, ask for a larger deposit or want savings held with them. Commission, project fees and one-off contracts count for less than recurring revenue.
If you also earn in a currency other than the euro, the bank converts that income after a margin, which adds a second layer of caution. A broker knows which lenders take your average and which take your weakest year, and that choice can change how much you can borrow.
Documents for a self-employed file
- Passport for each borrower and proof of address
- Two to three years of personal tax returns and tax assessments
- Two to three years of filed or audited company accounts
- An accountant's letter on recent income and the business
- Management accounts for the current year
- Three to six months of personal and business bank statements
- Proof of where the deposit comes from
Start with the eligibility check, and we will introduce you to one broker who places self-employed non-resident files.
Questions
How many years of accounts do French banks want?
Usually two to three full years of accounts and personal tax returns. Banks then average your profits over that period.
Do French banks count dividends as income?
Yes, when they are regular and shown on your personal tax returns. Some lenders also consider profit retained in a company you control.
Can I get a French mortgage with one year of trading?
It is very difficult. Most banks want two to three full years of figures before they will count self-employed income.