Lois Holder
Founder and DirectorLois has seen the buy-to-let market change many times and helps landlords at every stage, from buying their first rental property to remortgaging an established portfolio.
Book a call with LoisFirst-time and portfolio landlords
Buy-to-let mortgage broker for new and growing landlords.
Working with a buy-to-let mortgage broker matters because rental lending works differently from a standard mortgage. We help first-time landlords and experienced landlords growing their portfolios. Lenders usually ask for a deposit of 20% to 25% and base how much you can borrow mainly on the expected rent rather than your income. From there, we search for the lender whose criteria fit.
- Personal name and limited company buy-to-let
- First-time landlords, portfolio landlords and holiday lets
- 100+ five-star Google reviews
Free, no-obligation call · No impact on your credit file
What we arrange
Types of buy-to-let mortgage
- Standard buy-to-letA property let to tenants on a standard tenancy.
- Holiday letsFurnished properties let out for short holiday stays.How holiday let mortgages work →
- Limited company buy-to-letBuying through a company set up to hold property.
- Portfolio landlordsFour or more mortgaged buy-to-let properties.
- HMOsHouses let room by room to several tenants.
- Multi-unit freehold blocksSeveral flats or units on a single title.
- Let to buyLetting your current home and buying a new one.
- Buy-to-let remortgagesA new deal, or raising money for your next purchase.
Who we help
Buy-to-let advice for every kind of landlord.
Lenders treat a first rental property very differently from a ten-property portfolio or a limited company purchase. Choose the one that sounds like you to see what lenders look at and how we can help.
Buying your first rental property
Your first buy-to-let is a big step. First-time landlords can be considered by many lenders, but some prefer you to already own your own home or to earn a minimum personal income, so it pays to know which lenders fit before you apply.
What lenders look at- Your deposit, usually at least 20% to 25%
- The expected monthly rent
- If you own your own home
- Your personal income and credit history
Growing a property portfolio
Once you have four or more mortgaged buy-to-let properties, lenders treat you as a portfolio landlord. They look at your whole portfolio, not just the property you're buying, so preparation makes all the difference.
What lenders look at- Rent and mortgage details for every property
- Your overall loan to value across the portfolio
- Cash flow and a business plan
- Your experience as a landlord
Buying through a limited company
More landlords now buy through a limited company, often a special purpose vehicle (SPV) set up just to hold property. Both the company and its directors are assessed, and many lenders offer products designed for limited company landlords.
What lenders look at- How the company is set up and its SIC codes
- The credit history of each director
- Each director's income and other properties
- The expected rent against the mortgage
Remortgaging a rental property
When your buy-to-let deal ends, we compare your lender's offer with the whole market. Many landlords also remortgage to release equity for their next deposit, subject to the rent supporting the new borrowing.
What lenders look at- The current value and rent of the property
- How much equity you want to release
- Your plans for the money raised
- Any early repayment charges on your current deal
Let to buy
Let to buy means renting out your current home and buying a new one to live in. It usually involves two mortgages at the same time: a buy-to-let on the home you're letting and a residential mortgage on your new home.
What lenders look at- The equity in your current home
- The expected rent on the home you're letting
- Affordability for your new residential mortgage
- Your deposit for the new purchase
HMOs and multi-unit properties
Houses in multiple occupation (HMOs) and multi-unit freehold blocks can offer higher rental income, but fewer lenders offer them and their criteria are more specialist. We know which lenders work with these properties.
What lenders look at- The number of bedrooms, tenants or units
- HMO licensing from the local council
- Your experience as a landlord
- How the property is valued
Holiday let mortgages
Thinking about a holiday let?
A holiday let mortgage is for buying a furnished property to rent out as short-term holiday accommodation. Instead of a monthly rent, lenders usually look at the expected income across the low, mid and high seasons, often based on a projection from a local holiday letting agent. Most lenders ask for a deposit of at least 25%.
What lenders look at- A holiday letting agent's projection of the weekly income across each season
- The location and how much demand there is for holiday stays
- Personal use, as some lenders limit how many weeks a year you can stay there yourself
- Your own income and experience, especially if it's your first holiday let
How lenders assess the income
Lenders look at the whole year, not just the summer.
Low seasonWeekly rate in quieter months
Mid seasonWeekly rate in spring and autumn
High seasonWeekly rate in peak holidays
Average projected incomeTested against the mortgage payment, in a similar way to a standard buy-to-let
Already own a second home? Turning it into a holiday let usually means moving to a mortgage that allows holiday letting. We can find lenders whose criteria fit.
How much can you borrow?
It's all about the rent.
Buy-to-let lenders mainly work out how much you can borrow from the expected rent, not your salary. Most want the monthly rent to cover the mortgage payment by 125% to 145%, worked out at a stress rate the lender sets. On an interest-only mortgage that means the interest. On a repayment mortgage, the rent may need to cover both the capital and the interest.
Interest cover ratio (ICR)How much the rent must exceed the mortgage payment, usually 125% to 145%, also called rental cover.
Stress rateA higher test rate lenders use, so the rent still covers the mortgage if rates rise.
Top slicingIf the rent falls short, some lenders let you use your surplus personal income to make up the difference, which can increase how much you can borrow.
How rental cover works
The rent needs to cover the mortgage payment, plus headroom.
Mortgage payment interest only, or capital and interest
Monthly rent 125% to 145% of the payment
Rent falls short? With top slicing, some lenders let your surplus personal income make up the gap.
For illustration only. Each lender sets its own rental cover and stress rate, and calculates payments at that stress rate. We'll work out what's realistic for your purchase on a free call.
Personal name or limited company
What's the difference between personal and limited company buy-to-let?
You can buy a rental property in your own name or through a limited company, often a special purpose vehicle (SPV) set up just to hold property. Lenders treat the two differently, from the paperwork they ask for to how they work out the rental cover.
| Personal nameThe property is owned by you | Limited companyThe property is owned by your company | |
|---|---|---|
| Who the lender assesses | You, as the borrower. | The company, plus each director and main shareholder. |
| Documents lenders ask for | ID, proof of address, proof of income, bank statements and details of any other properties you own. | The same for each director, plus company details such as the registration number, SIC code and who owns the shares. |
| Rental cover | Often tested at 125% to 145%, depending on your personal income. | Often tested at around 125%. |
| Criteria | Some lenders set a minimum personal income or prefer you to own your own home. | Many lenders want a company set up just to hold property, with a property-related SIC code. |
| Choice of lenders | The widest choice of lenders and products. | A large and growing range of lenders, with rates and fees that can be slightly higher. |
| Often chosen by | Landlords buying one or a small number of properties. | Landlords with larger portfolios, or plans to grow one. |
We arrange both personal name and limited company buy-to-let mortgages, and limited company lending is one of Harry's specialisms.
From experience
Get the structure right before you buy
Before buying, decide how you’ll own the property: in your own name or through a limited company. Landlords often come to me after the company is already set up, and details like the SIC code or how the company is owned can limit which lenders will look at it.
A short call before you commit, alongside advice from your accountant on the tax side, can save a lot of time later. We’ll talk you through what lenders look for, for both personal and limited company buy-to-let.
Harry Mansell, CeMAPMortgage Specialist, Keyholder Mortgages
Based on real client cases, with personal details withheld. What’s possible depends on your circumstances and each lender’s criteria.
Who you'll speak to
Advice for landlords, at every stage.
Whether it's your first rental or your tenth, you'll speak to the same people every time, not a call centre. We'll be in touch around six months before each of your deals ends.
Harry Mansell
Mortgage SpecialistLimited company buy-to-let is one of Harry's specialisms. He also helps landlords with complex income or credit history find lenders whose criteria fit.
Book a call with Harry
Google reviews
Hear from the people we've helped.
Five-star rated on Google
Every review below was left on Google by a client we've helped, from first-time buyers getting their keys to people who'd been turned down elsewhere.
Buy-to-let FAQs
Your buy-to-let questions, answered.
Common questions on buy-to-let mortgages, holiday lets, limited companies and growing a portfolio. Can't see yours? Give us a call.
What is a buy-to-let mortgage?
A buy-to-let mortgage is a mortgage for buying a property to rent out. Instead of looking mainly at your salary, lenders base how much you can borrow on the expected rent. Many buy-to-let mortgages are interest-only, so the monthly payments cover the interest and the loan is repaid when the property is sold or refinanced.
Can I get a buy-to-let mortgage as a first-time landlord?
Yes, many lenders will consider first-time landlords. Some prefer you to already own your own home or to earn a minimum personal income, and the deposit is usually at least 20% to 25%. We know which lenders are comfortable with first-time landlords and can match you before you apply.
Can I get a buy-to-let mortgage as a first-time buyer?
Yes, some lenders will consider a buy-to-let mortgage for someone who has never owned a home, although the choice is more limited. Lenders will usually look closely at your personal income, your deposit and the expected rent. We can tell you which lenders consider first-time buyers for buy-to-let.
How much deposit do I need for a buy-to-let mortgage?
Most lenders ask for a deposit of at least 20% to 25% of the purchase price for a buy-to-let mortgage. Holiday lets usually need at least 25%. The exact amount depends on the lender, the property, the rent and your circumstances, and specialist properties or credit issues can mean a larger deposit.
How much can I borrow on a buy-to-let mortgage?
Buy-to-let lenders mainly use the expected rent to decide how much you can borrow. Most want the monthly rent to cover the mortgage payment by 125% to 145%, calculated at a stress rate the lender sets. On a repayment mortgage, the rent may need to cover both the capital and the interest.
What is top slicing on a buy-to-let mortgage?
Top slicing is when a lender lets you use your surplus personal income to make up a shortfall if the rent alone doesn't meet their rental cover test. It can increase how much you can borrow on a buy-to-let mortgage. Not every lender offers top slicing, and those that do will check your personal income and outgoings.
What is a portfolio landlord?
A portfolio landlord is someone with four or more mortgaged buy-to-let properties. Lenders assess portfolio landlords more thoroughly, looking at the rent, mortgage and value of every property, overall cash flow and often a business plan. Getting your paperwork organised before you apply makes the process much smoother.
Can I get a buy-to-let mortgage with bad credit?
Yes, although there are fewer lenders and many are stricter about recent credit issues. You will usually need a deposit of at least 20% to 25%, often more. The type of credit issue, how recent it is and your overall profile all play a part.
What is a holiday let mortgage?
This type of mortgage is for buying a furnished property to rent out as short-term holiday accommodation. Lenders usually assess the expected income across the low, mid and high seasons, often using a projection from a local holiday letting agent, and most ask for a deposit of at least 25%. Some limit how many weeks you can use it yourself.
What is let to buy?
Let to buy means renting out your current home and buying a new home to live in. It usually involves a buy-to-let mortgage on the home you are letting and a residential mortgage on your new home. Lenders check that the rent covers the buy-to-let and that you can afford the new mortgage.
Can I get a limited company buy-to-let mortgage?
Yes. Many lenders offer buy-to-let mortgages to limited companies, usually companies set up just to hold property, known as special purpose vehicles. The lender assesses the company and each director. Limited company buy-to-let is one of Harry's specialisms.
Can I remortgage my buy-to-let to raise a deposit for another property?
Yes, many landlords remortgage a rental property to release equity for their next deposit. How much you can raise depends on the property's current value, the lender's maximum loan to value and whether the rent supports the new mortgage. Early repayment charges may apply if you are still within your current deal.
Are buy-to-let mortgages regulated by the FCA?
Most buy-to-let mortgages are not regulated by the Financial Conduct Authority. The exception is consumer buy-to-let, for example if you inherit a property and let it out or rent it to a close family member, which is regulated. We'll explain which applies to you.
Book a free call
Let's talk about your plans.
Choose who you'd like to speak to, then pick a time that suits you. We'll call at the time you book, listen to what you need and talk you through your options.
- Completely free, with no obligation
- Speak to Lois or Harry directly, not a call centre
- Advising clients in Suffolk, Essex and across the UK
Prefer to talk now? Call 01787 209880 or email [email protected]
Ready to take the next step?
Book a free, no-obligation call with Lois or Harry and find out what's possible for you.