A category 2 disability beneficiary, without any supplementary professional activity, submits a mortgage application. The bank agrees to review the application, but the borrower’s insurance poses a problem: higher premiums, exclusions, extended processing times. This scenario occurs frequently, and it deserves a detailed examination of the real friction points rather than repeating that “it’s possible.”
The disability pension is indeed considered income by banks. It is included in the calculation of the debt-to-income ratio just like a salary. The difficulty does not lie there. It focuses on two areas: the overall strength of the financial file and the access conditions to loan insurance.
Removal of the medical questionnaire: what the 200,000 euro threshold changes
Since the Lemoine law, borrowers whose insured capital does not exceed 200,000 euros per person and whose repayment ends before age 60 no longer have to fill out a health questionnaire. For someone receiving a disability pension, this rule changes the game.
Without a medical questionnaire, the insurer cannot apply a higher premium or exclusions related to health status. Thus, the same insurance conditions as a valid borrower with an equivalent financial profile are obtained. The file is processed faster, and insurance refusals disappear in this range.
When looking to obtain a mortgage with a disability pension, checking if the project falls within this framework should be the very first reflex. A joint purchase with a co-borrower sometimes allows staying under this individual threshold.
Beyond 200,000 euros of insured capital or with a term after age 60, the medical questionnaire becomes mandatory again. This is where the AERAS convention comes into play.
AERAS convention and mediation: the lever when insurance is blocked
The AERAS convention (Insuring and Borrowing with an Aggravated Health Risk) organizes a review of the file in three successive levels. If the first level denies coverage, the file automatically moves to a pool of specialized insurers, and then to a third level if necessary.
In case of refusal or conditions deemed abusive, AERAS mediation can be initiated. This recourse remains underutilized. The 2025 activity report of the AERAS mediation commission reminds borrowers that they can contest a refusal or an excessive premium.
In practice, the request is made by mail or online form, at no cost. The mediator reviews the file and can request a re-examination. Feedback varies on processing times, but the process remains free and does not commit to anything.
When the mortgage guarantee replaces borrower insurance
Some banks agree to substitute insurance with a mortgage guarantee or a pledge (life insurance contract, investment portfolio). This option mainly concerns profiles with assets but whose health status makes borrower insurance too expensive or inaccessible.
The classic mortgage links the loan to the property itself. The bank takes a first-ranking mortgage, which guarantees repayment in case of default. The notary fees are higher, but the health insurance issue is eliminated.
Bank file with a disability pension: the points that the bank really looks at
The disability pension is considered a stable income by most institutions. Its amount depends on the disability category:
- Category 1: reduced work capacity but possible professional activity, so pension + salary accumulation is common
- Category 2: inability to exercise a profession, the pension often constitutes the main income
- Category 3: need for a third person, with an increase in the pension but a more complex borrower profile for the bank
The higher the category, the more the bank scrutinizes the risk. A file in category 1 with a part-time job is processed almost normally. In categories 2 or 3, the bank will look for compensations: significant personal contribution, co-borrower, supplementary income (rental income, savings).
The debt-to-income ratio remains capped according to usual rules. The disability pension is fully integrated as net income. Supplementary aids (such as AAH) are sometimes taken into account, but their treatment varies from one institution to another.
Changing borrower insurance during the loan: the 2026 reform
The reform planned for 2026 aims to eliminate “coverage gaps” when changing borrower insurance. The former insurer would remain liable for claims reported before the substitution. The new insurer would cover relapses occurring after the new contract takes effect.
For a borrower with a disability, this point is concrete. Changing insurance during the loan (possible at any time since the Lemoine law) allows to seek a more suitable contract without risking a period of no coverage. The continuity of coverage secures the process.
Comparing borrower insurance offers through insurance delegation remains the most direct way to reduce the overall cost of the loan. Group contracts offered by banks often include significant margins on high-risk profiles.
Complementary aids not to be neglected
Some local authorities offer subsidized loans or grants for adapting housing to disability. The zero-interest loan (PTZ) remains accessible under resource conditions, regardless of disability status. Combining PTZ and disability pension in the financing plan reduces the monthly payment and improves the debt-to-income ratio presented to the bank.
The financial setup of a real estate purchase with a disability pension relies less on a principle obstacle than on the preparation of the file. Checking the 200,000 euro threshold to avoid the medical questionnaire, anticipating the AERAS recourse if necessary, and comparing borrower insurances in delegation: these three actions cover the majority of the blockages encountered in practice.
