Zamítnutí hypotéky: proč se to stává a jak se tomu vyhnout

When you apply for a zamítnutí hypotéky, odmítnutí půjčky na bydlení bankou kvůli nevyhovujícím kritériím. Also known as odmítnutí hypotečního požadavku, it usually happens because of hidden issues in your financial profile, not just low income. Many people think if they have a steady job and a down payment, they’re safe. But banks look deeper — and often, the problem isn’t what you think.

One of the most common reasons for zamítnutí hypotéky is a poor kreditní historie. Even a single late payment on a phone bill or utility from five years ago can show up in your record. Banks don’t care if it was a mistake — they care about patterns. If you’ve ever had a debt collection notice, even if you paid it off, that’s a red flag. And it doesn’t matter if you think it’s unfair — the system doesn’t ask for explanations.

Another big issue is příjmy. Many applicants think their gross salary is what counts. It’s not. Banks calculate your net income after taxes and mandatory deductions, then subtract all your existing monthly payments — credit cards, car loans, even alimony. If your remaining disposable income is too low, they’ll say no. You might earn 40,000 Kč, but if you’re paying 15,000 Kč in other loans, your available capacity for a mortgage drops below the threshold. And banks don’t count bonuses, freelance income, or side gigs unless you’ve had them for at least two years with stable documentation.

There’s also the matter of bankovní kritéria. Every bank has its own rules. Some won’t approve loans if you’re over 45. Others won’t lend if your debt-to-income ratio exceeds 45%, even if you have a perfect credit score. Some banks require proof of savings for six months. Others demand you’ve been employed in the same company for at least a year. There’s no universal standard — which means applying to just one bank is a gamble.

And here’s what most people miss: it’s not always about money. Banks also check your employment stability. If you’re self-employed, even with high income, you’ll need more paperwork — tax returns, profit statements, maybe even bank statements from the last three years. If you’re on a fixed-term contract, they’ll ask for proof it’s being renewed. Even your address history matters — if you’ve moved three times in the last five years, some banks see that as instability.

You might get rejected even if you have a great deposit. Banks don’t just look at your ability to pay — they look at your risk profile. A single child, a partner with bad credit, or even a recent divorce can trigger extra scrutiny. It’s not personal. It’s math. And it’s not always transparent.

But here’s the good news: rejection isn’t the end. Most times, it’s just a signal. You can fix it. Pay down debt. Wait six months to rebuild your credit record. Get a co-signer. Change banks. Some lenders specialize in higher-risk profiles. And if you know what they’re looking for, you can prepare properly — not just with documents, but with strategy.

In the posts below, you’ll find real cases of people who got rejected — and how they turned it around. No theory. No fluff. Just what actually works in Czech banks today.