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BTL Mortgage If You Are Self Employed

Detailed advice about applying for a buy to let mortgage as a self-employed applicant - from the independent, whole-of-market mortgage brokers.

Almas Uddin
Almas Uddin

Founder and Mortgage Advisor

Almas Uddin2024-06-14
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Self-Employed Buy To Let Mortgage Options

It might seem that getting a mortgage as a self-employed person is complicated and time-consuming - but the reality is that the mortgage lending market has grown vastly in the last few years, and it is now a much simpler process!

New lenders update their lending criteria as more people decide to become self-employed or start their own businesses.

These changes have meant less stringent application criteria and a more flexible way to secure lending, whether you want to invest in a buy-to-let or take out a mortgage to purchase a residential property.

Revolution Brokers has created this guide to explain how to find a buy to let mortgage as a self-employed person - and if you'd like more information or to get started with your mortgage application, get in touch!

Our team is on hand at 0330 304 3040, or you can send an enquiry to [email protected].

How Do Buy-To-Let Mortgages Work For Self-Employed Applicants?

When searching for a competitive buy to let mortgage, you might hear these referred to as a self-employed buy to let mortgages loan - but in actuality, this is no different from any other buy to let mortgage.

The product is the same, with the significant difference being in the calculations run by a lender since, as a self-employed person, your income will be somewhat different to a regular salary earned by an employed applicant.

Lenders will consider how much you earn and then use averages to calculate your annual income.

Aside from this, you can apply for the same BTL mortgages as anybody else, and many flexible lenders do not stipulate a minimum income requirement.

However, it is always ideal to work with a mortgage broker who can support your application, negotiate rates and terms on your behalf, and identify the best lenders to make an application to.

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Based on your yearly income,
you may be able to borrow


Most lenders will let you borrow 4.5 times your annual salary so, as long as you have a standard 10% deposit, you should be able to borrow this much.


Depending on your personal circumstances, some lenders may let you borrow 5 times your salary.


Lenders usually cap the amount they lend at 5.5 times your salary, so it’s unlikely you’ll be able to borrow more than this.

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Can Self-Employed People Get Buy To Let Mortgages?

Yes, they can. The same criteria usually apply, although a buy to let mortgage is less complex for a self-employed investor since your personal income is much less critical than when a lender calculates affordability for a residential mortgage.

Investment landlords can even secure a buy to let mortgage with zero additional income; because the projected rental revenue forms the essential part of the affordability process, rather than any outside income streams.

Suppose you are a new landlord and have made a profit of just £1. In that case, you can still secure a BTL mortgage as many lenders have no minimum income threshold to satisfy and might only ask that you can prove an income - of any value.

If you are an experienced landlord, you may not be asked to provide any evidence of your income since your experience minimises the risk factor to the lender, who will therefore have a much lower standard of proof to satisfy.

What Are the Self-Employed Mortgage Requirements for a Buy to Let Deposit?

In general, buy to let lenders have a minimum deposit of 25% on an investment mortgage. However, Revolution Brokers work with providers who are happy to accept a lower deposit of around 15%.

There are lots of ways to raise a deposit or increase the value on offer, including:

  • Using savings
  • Adding family gifts to your deposit
  • Raising capital
  • Taking out a charge on an existing rental property

If you are interested in expanding your property portfolio financed against existing equity in other rental properties, check out our guides on investment landlord mortgages.

Can I Self-Cert My Income On A Buy To Let Mortgage Though the Self-Employed Mortgage Requirements?

Some mainstream lenders may still work on old lending criteria, which means they might ask for

  • Three years of accounts
  • Financial references to prove affordability

Our specialist lenders have much more flexible terms, and we are experienced in helping landlords find the right borrowing.

You can still find buy to let mortgages that are, to all intents and purposes, self-cert mortgages - although self-cert is very rare these days given reforms to mortgage lending.

Generally, the most important criteria are to demonstrate that the rental income from the property will be more than sufficient to cover the mortgage payments, which is essential from a viability perspective.

How Much Can I Borrow On A BTL Mortgage As A Self-Employed Landlord?

The maximum you can borrow for buy to let mortgages is less focused on your income stream as an investor and more about the projected revenue from the investment property you wish to mortgage.

Typically, a lender will want to see the projected rental income and that this covers the mortgage payments by between 125% to 145%, depending on your tax status. Many providers will ask for confirmation from a certified letting agent to support the projected rental income calculations.

Some lenders may require applicants to have a separate personal income stream and may only consider applications from a landlord who earns at least £25,000 per year.

What Are the Self-Employed Mortgage Requirements UK for a Buy to Let Property?

It depends on the lender; some mortgage providers will be happy to accept self-certification when income is not a critical affordability requirement.

However, if there are income requirements in place, you will need to demonstrate the accuracy of your income figures.

Generally, the lender will primarily want to know what sort of rental income you're looking at on the property in question. This factor is more important than any other self-employed income since it will be the revenue used to repay the buy to let investment mortgage.

BTL loans are nearly always interest-only. A typical UK lender will require the rental income to be at least 125% of the monthly interest charge, extending up to 145% and above if you are a higher rate taxpayer.

Are There Joint Mortgage One Self-Employed Products for Buy to Let?

Yes, if you want to apply for a buy to let mortgage as a self-employed investor, you can have joint applicants and sometimes up to four investors on the same mortgage.

The same application criteria will apply, so a lender will credit check each applicant and use their combined income to create an affordability assessment.

Note that the rental income from the investment property remains the crucial factor, so you can't necessarily borrow a massive amount simply because you have multiple applicants on the same mortgage forms.

Can I Change A Residential Mortgage To Buy To Let If I Am Self-Employed?

You can swap a self-employed residential mortgage to a buy to let mortgage, but each lender will have different eligibility requirements in place.

Usually, this takes the form of a remortgage, where a new BTL mortgage pays off the old residential mortgage and starts afresh on the new terms negotiated.

It's not usually possible to keep a residential mortgage running on a property where you aren't a resident any longer.

You must contact your mortgage lender since if you start letting out a mortgaged home without permission, it could constitute a breach of the mortgage contract and land you in very hot water.

How Can I Get the Best BTL Mortgage For Self-Employed Investors?

Mortgage products and offers change rapidly, with new promotions and competitive rates often available from niche lenders and specialist mortgage providers.

The best way to secure an affordable rate is to work with a broker who will assess your borrowing requirements and identify lenders who offer competitive terms and will be able to accept your application in line with their criteria.

Suppose you are looking for the most appealing BTL mortgages for self-employed investors. In that case, the first step is to contact Revolution Finance Brokers for professional advice about the ideal lenders whose eligibility criteria will match your circumstances.

For more advice, contact the team today by calling 0330 304 3040 or sending an email to [email protected].

Almas Uddin
Almas Uddin

Founder and Mortgage Advisor

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FCA disclaimer

The content included in our articles, blogs, web pages and news publications is based on information accurate at the time of writing. Note that policies and criteria can change regularly throughout the UK mortgage lending market, and it remains essential to contact the consultation team to receive up to date guidance. The information included on the Revolution Brokers site is not bespoke to any circumstances or individual application scenarios and therefore is not intended to be used as financial advice. The content we share is designed to be informative and helpful but cannot be relied upon to provide individual advice relevant to your mortgage requirements. All Revolution team members are fully qualified, trained and experienced to provide mortgage advice of an independent nature.

We collaborate with lenders and providers who are regulated, authorised and registered with the Financial Conduct Authority (FCA). Should you require specific mortgage borrowing types, some products such as buy to let mortgages may not be FCA regulated. The Revolution team can provide further information about regulated and unregulated lending as required. Please remember that a mortgage is a debt which is secured against your home or property. Your home can be at risk of repossession if you do not keep up with the repayments or encounter any other difficulties in managing your mortgage borrowing responsibly. This also applies to any remortgage or home loan secured against your property, including equity release products.

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