Mortgage Decision in Principle 2026/27: What It Is and How to Get One
A Decision in Principle gives you an early, indicative idea of how much a lender might offer, before you make a full mortgage application. This guide explains the credit check involved, how long it lasts, and how it differs from an actual mortgage offer.
Updated 3 July 2026
Key Facts
Credit check type:Usually a soft search
Validity:Typically 30-90 days
Legally binding on lender:No
Also called:Agreement in Principle, Mortgage in Principle
What Is a Decision in Principle?
A Decision in Principle (DIP), sometimes called an Agreement in Principle or Mortgage in Principle, is an early indication from a lender of roughly how much they would consider lending you, based on a quick review of your income, outgoings and credit history. It is a useful first step before house hunting, giving you a realistic budget, but it is not a guarantee of a mortgage and is not legally binding on the lender.
How to Get One
Most lenders and mortgage brokers can produce a Decision in Principle within minutes online, using information you provide yourself rather than documents at this stage. You will typically need:
Your name, date of birth and address history (usually 3 years)
Employment status and income, or self-employed income figures
Existing debts, credit commitments and monthly outgoings
The deposit you plan to put down and an estimate of the property value
Use our mortgage affordability guide to estimate roughly what you might be offered before applying, so the figure you receive is not a surprise.
The Credit Check
Most lenders run a soft credit search for a Decision in Principle, which is visible only to you and does not affect your credit score or appear to other lenders. A minority of lenders run a hard search even at this stage, which does leave a mark on your file. It is worth checking which type applies before requesting several Decisions in Principle in quick succession, or using a broker who can advise which lenders use soft searches at this stage.
DIP vs Full Mortgage Offer
Decision in Principle: quick, indicative, based on self-declared information, usually a soft credit check, not legally binding
Full mortgage offer: issued after full underwriting, document verification (payslips, bank statements, accounts for the self-employed), a property valuation, and a full credit search — a firm commitment to lend on specific terms
Because of this gap, it is entirely possible to be offered a lower amount, a different rate, or be declined at full application even after a positive Decision in Principle, particularly if your circumstances change or the self-declared figures do not match the verified documents.
Worked Example
Tom and Sarah want to start viewing houses and ask their mortgage broker for a Decision in Principle. Based on their combined income of £68,000, a £10,000 car loan, and a 10% deposit, the broker gets an indicative offer of £280,000 from one lender using a soft search, valid for 90 days.
Armed with this figure, they view properties up to around £310,000 (accounting for their deposit) and make an offer on a house at £300,000. Once the offer is accepted, they proceed to a full mortgage application with the same lender, submitting payslips and bank statements, after which the lender confirms a formal mortgage offer for £275,000, slightly below the original Decision in Principle once their actual outgoings were verified in detail.
Common Pitfalls
Treating it as a guaranteed offer. A Decision in Principle is not binding, and the full application can still result in a lower amount, different terms, or a decline.
Getting one too early or too late. Getting a DIP long before you are ready to view properties means it may expire before you need it; leaving it until after finding a property can slow down your offer.
Not checking soft vs hard search. Applying to multiple lenders that use hard searches can leave several marks on your credit file in a short time.
Overstating income or understating debts. Since the DIP relies on self-declared figures, inaccuracies only surface at full application, which can derail a purchase after an offer has already been accepted.
Not reserving the product rate. A Decision in Principle does not lock in an interest rate; rates can move before the full application is submitted and the product formally reserved.
Frequently Asked Questions
What is a Decision in Principle?
A Decision in Principle (DIP), also called an Agreement in Principle (AIP) or Mortgage in Principle, is a statement from a lender indicating roughly how much they would be willing to lend you, based on a quick assessment of your income, outgoings and credit history. It is not a formal mortgage offer and is not legally binding on the lender.
Do I need a Decision in Principle before viewing houses?
It is not compulsory, but most estate agents will ask for one before accepting an offer on a property, since it demonstrates you are a serious, credit-checked buyer. Getting one early also gives you a realistic budget before you start viewing, avoiding time spent looking at properties above what a lender would actually offer.
Does a Decision in Principle use a hard or soft credit check?
Most lenders use a "soft" credit search for a Decision in Principle, which does not appear on your credit file to other lenders and does not affect your credit score. Some lenders do run a hard search at this stage, so it is worth checking with each lender or your mortgage broker before applying, especially if you plan to get several Decisions in Principle to compare.
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How long does a Decision in Principle last?
Most Decisions in Principle are valid for 30 to 90 days, depending on the lender, after which you would need to reapply if you have not yet found a property or completed a full application. It is worth timing your DIP to when you are actively viewing and ready to make offers, rather than getting one too far in advance.
Can I be refused a mortgage after getting a Decision in Principle?
Yes. A Decision in Principle is based on limited information and a quick check, not the full underwriting a lender carries out at full application, including verifying your income with payslips or accounts, checking property-specific factors, and running a full credit search. It is common, though not universal, for a full application to be declined or offered on different terms even after a positive Decision in Principle.
What information do I need to get a Decision in Principle?
Typically your name, address history, income, employment status, existing debts and monthly outgoings, and an estimate of the property value and deposit you plan to put down. Most lenders and brokers can produce a Decision in Principle within minutes online using this information, without needing documents at this stage.
Can I get more than one Decision in Principle from different lenders?
Yes, and it can be useful to compare how much different lenders would offer, since affordability calculations vary between lenders. However, if a lender runs a hard credit search rather than a soft one, applying to several in a short space of time can leave multiple marks on your credit file, so it is worth checking which type of search each lender uses first, or working through a mortgage broker who can often get an indicative figure without multiple hard searches.
What is the difference between a Decision in Principle and a full mortgage offer?
A Decision in Principle is an early, provisional indication based on limited checks, while a full mortgage offer is issued after the lender has fully underwritten the application, verified your documents, had the property valued, and run a full credit check. Only the full mortgage offer is a firm, documented commitment to lend on specific terms.
Does a Decision in Principle guarantee the interest rate I will get?
No. A Decision in Principle usually confirms an indicative loan amount rather than locking in a specific interest rate or product. The actual product and rate are normally selected and reserved as part of the full mortgage application, and rates can change between getting a Decision in Principle and applying in full.
Does getting a Decision in Principle cost anything?
Most lenders and brokers provide a Decision in Principle free of charge, since it is an early screening step rather than a formal application. Fees, if any, are more commonly charged later, at full mortgage application or on completion, so check what a specific lender or broker charges before proceeding.
Do I need a new Decision in Principle if I change the property I want to buy?
Usually not, as long as the price and your circumstances have not changed materially, since a Decision in Principle is based on your finances rather than a specific property. However, if the new property is significantly more expensive or your income or debts have changed, it is worth getting an updated Decision in Principle to make sure the figure still applies.
Disclaimer: This guide is for general information only and does not constitute mortgage or financial advice. Always confirm current lender criteria with a qualified mortgage adviser or broker.
