BUY-TO-LET MORTGAGE ADVICE
Buy-to-Let Mortgage Broker: Finance That Works for the Numbers
Whether it is your first rental, a limited company purchase, an HMO or a growing portfolio, we test the rent against lenders' calculations and find the lender whose rules give you the best result.
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Based in Derby, we advise landlords across the UK by phone and video.
The rent decides the loan
Buy-to-let lending is based mainly on rental income, and every lender runs that calculation differently. On the same property, one lender's maximum loan can be tens of thousands of pounds higher than another's. We run the numbers across lenders before you offer, so you know what works.
Talk through your mortgage options
Tell us about your plans and circumstances. Your initial consultation is free.
How much could you borrow?
| Monthly rent £1,100 | Maximum interest-only loan |
|---|---|
| 125% cover at 5.5% | About £192,000 |
| 145% cover at 5.5% | About £166,000 |
| 125% cover at 4.5% (five-year fix) | About £235,000 |
Illustrative figures before deposit, fees and other criteria. The lender you choose can change the answer by more than £60,000 on the same rent. Read our buy-to-let mortgage guide.
Buy-to-let we arrange
Also see first-time buyer landlords, expat buy-to-let, buy-to-let with bad credit and commercial and mixed use.
What landlords need to know in 2026
- Tax. From April 2027, property income in England, Wales and Northern Ireland will be taxed at 22%, 42% and 47%. See our buy-to-let tax guide.
- Stamp Duty. Usually 5% above standard rates on additional homes in England and Northern Ireland.
- Renters' Rights Act. From 1 May 2026, most English tenancies became periodic and section 21 evictions ended.
- Landlord database. Every landlord in England must register each property, at £65 a year per property. The deadline depends on your region, for example 14 May 2027 in the East Midlands. Our sister company has a free landlord database checklist.
Letting in Derby or Nottingham?
Our sister company, Option Estates, manages rented homes across Derby, Derbyshire and Nottingham for 8% of the rent, with no set-up fee. It publishes average rents and rental yields for Derby and 30 other local towns, and an instant rent estimate you can use before you offer. You are free to use any letting agent.
How it works
- Free consultation. Your plans, the property or target area, your income, existing portfolio and preferred structure.
- Numbers first. We test the rent against lenders' cover ratios and stress rates, personally and through a company if relevant.
- Lender match. We compare rate, fees and the maximum loan together, not just the headline rate.
- Application. We handle the application, valuation and any rental assessment questions.
- Completion and review. We diarise your deal end so you can remortgage or release equity on time.
Our mortgage broker fee
Your initial consultation is free. If you proceed, our broker fee for a straightforward case is £499 in total: £299 on mortgage application and £200 when your mortgage offer is issued. The £299 application payment is refundable if your mortgage is declined, subject to the terms of your written fee agreement. The fee is £999 where income is complex or there are some credit problems, and £1,499 for heavy adverse credit such as a bankruptcy, as far more work is involved. These are paid the same way: part on application, refundable if the mortgage is declined, and the rest when the mortgage offer is issued. We confirm your fee and terms before you proceed. Lender and third-party fees may be additional.
Buy-to-let FAQs
How much deposit do I need for a buy-to-let mortgage?
Usually 25%. Some lenders accept 20% and a few 15%. HMOs, holiday lets and new limited companies may need 25% to 30%.
How do lenders work out how much I can borrow?
Mainly from the rent. The rent must cover the mortgage interest by a set ratio, often 125% or 145%, at a stressed interest rate. Some lenders also let your personal income top up a shortfall.
Should I buy in my own name or a limited company?
It depends on your tax band, plans and how many properties you own. Mortgage interest is a deductible cost in a company, but taking money out is taxed again. Take advice from a tax adviser, and we will find lenders for whichever structure you choose.
Can I get a buy-to-let mortgage as a first-time buyer?
Yes, with some lenders. Expect to need around 25% deposit and a minimum personal income. You lose first-time buyer Stamp Duty relief on a future home.
Do you arrange HMO and holiday let mortgages?
Yes. Both need specialist lenders, and HMOs usually need the right licence and some landlord experience.
I have four or more mortgaged properties. What changes?
Lenders treat you as a portfolio landlord and assess your whole portfolio. We prepare the property schedule and cash flow figures lenders need.
Is buy-to-let regulated?
Usually not. It is regulated if you or a close family member will live in the property.
Is the first consultation free?
Yes. Our initial consultation is free. If you proceed, our broker fee for a straightforward case is £499: £299 on application and £200 when a mortgage offer is issued. The £299 application fee is refundable if the mortgage is declined, subject to the written fee agreement. The fee is £999 where income is complex or there are some credit problems, and £1,499 for heavy adverse credit such as a bankruptcy, as far more work is involved. These are paid the same way: part on application, refundable if the mortgage is declined, and the rest when the mortgage offer is issued. We confirm your fee before you proceed.
Ready to run your numbers?
Tell us about the property or your plans. Your initial consultation is free.
Content written and reviewed by Davi Thakar. Last reviewed 16 October 2026. Your property may be repossessed if you do not keep up repayments on your mortgage. Most buy-to-let mortgages are not regulated by the Financial Conduct Authority. Tax treatment depends on individual circumstances and may change. This information is not a personal recommendation.