Mortgage refused in Poland – what next? Reasons and 5 steps
Author: Tacjana MasiukiewiczMortgages~8 min read
In short: a refusal from one bank does not close the door to a mortgage – banks have different procedures, and the reason for a refusal can usually be identified and removed. The most common reasons are low borrowing capacity, a negative BIK history, too short a track record or income in the wrong form, missing documents and, for foreigners, a residence document that is valid for too short a time. You have the right to ask the bank for a written explanation of your borrowing capacity assessment; before you submit another application, analyse the reason with an expert.
Updated: November 2026. Prepared by: TM Invest team.
Key facts
- The bank must inform you of the refusal without delay, and if it refused on the basis of a database (e.g. BIK), it must give you the result of the check free of charge and name the database (Article 24 of the Mortgage Credit Act).
- A written explanation of the capacity assessment is available on request made within a year; the bank replies within 30 days (Article 70a of the Banking Law).
- Do not immediately apply to several more banks – find out the reason first.
- Flat reservation: check in the agreement whether the reservation fee is refunded if the loan is refused.
Why banks refuse – the most common reasons
| Reason | How to recognise it | What can be done |
|---|---|---|
| Borrowing capacity too low | The bank offers a lower amount or refuses the amount applied for | A higher down payment, a longer term, a co-borrower, paying off other instalments, a cheaper flat |
| BIK – late payments or many enquiries | Notice of a database check; BIK report | Paying off arrears, correcting wrong data, waiting and building a positive history |
| Card limits and overdrafts | A high debt burden despite low instalments | Closing or lowering unused limits |
| Track record and form of income | Probation period, a young JDG, a fixed-term contract | Waiting until the end of the probation period or a year in business, choosing a bank with a different policy |
| Documents | Missing certificates, inconsistent amounts, illegible translations | Completing and aligning documents before a new application |
| Residence status (foreigners) | Card expiring soon, UKR status only, a visa | First a new permit or CUKR card, then the mortgage; a bank with a different policy |
| Currency of income | Income in EUR or from abroad not counted | Documenting income in Poland, a co-borrower, a higher down payment |
| The property | Low valuation, problems with the development’s documentation | A different property or a different bank – valuations and acceptance of developments differ between banks |
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Your rights after a refusal
Notice of refusal and of the database. Under Article 24 of the Mortgage Credit Act, a bank that refuses a loan because of a negative capacity assessment must inform you without delay that your application has been rejected. If the decision was based on information from a database, it gives you the result of the check free of charge and names the database.
Explanation of the capacity assessment. Article 70a of the Banking Law gives you the right to a written explanation of which factors – including personal data – influenced the assessment of your borrowing capacity. You can make the request within a year of receiving the assessment, and the bank replies without delay, within 30 days at the latest. This is the best source of information on what to improve.
Your data in BIK. You can get a free copy of your BIK data once every 6 months; the paid BIK report also includes a credit score. If BIK holds incorrect data, report it to the bank that submitted it.
What next – a 5-step plan
| Step | What to do | Why |
|---|---|---|
| 1. Explanation | Ask the bank in writing for an explanation of the capacity assessment | You learn the real reason |
| 2. BIK | Download a copy of your data or a BIK report | You check late payments, enquiries, limits |
| 3. Diagnosis with an expert | A free consultation: income, instalments, down payment, documents, residence | You know whether the problem lies with you, the bank or the flat |
| 4. Fixing it | Paying off or closing limits, completing documents, a new residence document, a bigger down payment | You remove the cause instead of just switching banks |
| 5. New application | At a bank whose procedures fit your situation | Fewer refusals and BIK enquiries |
Example: refused because of limits, not income
A common situation: your income is enough, but you have two unused credit cards and an overdraft on your account. The bank counts part of the granted limits as liabilities even if you spend nothing from them – so your capacity drops and the amount you applied for no longer fits. Closing the limits and waiting until the bank sees this in BIK may be enough for the next application to go through. A cash loan taken out “for the down payment” works in a similar way – its instalment reduces your capacity, and the bank may regard it as a source of the down payment that does not comply with its rules.
When it is better to wait before applying again
- You are on probation or have just changed jobs – some banks will wait until it ends.
- Your business is less than a year old – the choice of banks is narrow (see Mortgage for a self-employed foreigner (JDG and B2B)).
- There are recent late payments in BIK – it is better to pay them off and build up several months of on-time repayments.
- Your residence card expires within a few months – get a new permit first.
- You are short of a down payment – saving it up will help faster than more applications.
A refusal and your reservation or developer agreement
If you already have a reservation agreement with a developer, check its terms: the Developer Act provides for a refund of the reservation fee in cases including a mortgage refusal – details in the article Reservation agreement with a developer. In a developer agreement (umowa deweloperska), the clauses on financing and payment dates are important – which is why it is worth having it checked by a lawyer before you sign. Prevention is best, though: first a borrowing capacity assessment, then choosing a flat and reserving it.
Reasons specific to foreigners
For buyers from abroad, a refusal often stems not from borrowing capacity but from the bank’s policy on the residence document, the currency of income or a short history in Poland. A bank that has refused someone with a temporary residence card does not mean a refusal at every bank – the differences are large. See:
- Banks offering mortgages to foreigners;
- Mortgage and the residence card;
- Foreign income and a mortgage in Poland.
How we help
Our mortgage advisers are listed in the register kept by the Polish Financial Supervision Authority (KNF) – as agents of a mortgage credit intermediary; their help is free for the client. At a free consultation we will analyse the reason for the refusal, check your borrowing capacity according to several banks and show you what to improve before the next application. How capacity is calculated – in the article Borrowing capacity. Consultations are held in Polish, Russian and English.
Frequently asked questions
Does the bank have to give the reason for refusing a mortgage?
The bank must inform you of the refusal and, if it refused on the basis of a database, name it and give you the result of the check free of charge. At your request it also provides a written explanation of the borrowing capacity assessment (Article 70a of the Banking Law).
How soon can I apply to another bank?
There is no statutory waiting period. It is worth first identifying and removing the reason for the refusal, though – another application with the same problem usually ends the same way.
Does a mortgage refusal lower my BIK score?
A refusal in itself is not a late payment, but credit enquiries are visible in BIK. Many enquiries in a short time can be a warning sign for the next bank.
Will I get my reservation fee back after a refusal?
The Developer Act provides for a refund of the fee in cases including a mortgage refusal – the details depend on the reservation agreement and the refusal documents.
The bank refused because I have a temporary residence card – what should I do?
Check how long your card has left until it expires, and compare banks with a different policy towards foreigners. A new permit or a higher down payment also often helps.
Does a mortgage adviser improve my chances after a refusal?
An adviser does not change your situation, but knows the procedures of many banks – they can point to a bank where your case has better chances and help you prepare the documents.
This article is for information only and does not constitute legal advice or a credit offer. Bank terms change – we always confirm them before an application is submitted.
Sources and date of verification: 11.2026
- Ustawa o kredycie hipotecznym (Mortgage Credit Act) – consolidated text, Journal of Laws 2025 item 720 (Art. 23, Art. 24)
- Prawo bankowe (Banking Law) – consolidated text, Journal of Laws 2026 item 38 (Art. 70a)
- BIK – BIK report and free copy of your data
- KNF – Recommendation S (borrowing capacity assessment)
- KNF – register of mortgage credit intermediaries and agents
TM Invest team
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