Use an income forecast that reflects the full year
Peak-week prices alone do not show annual cash flow. Management costs, quiet periods and running expenses affect the budget. The lender may ask for a letting-agent projection or trading records, and may limit personal use.
How I approach the case
We begin with what you want to achieve, your timescale and any part of the case that needs explaining. I review the evidence and suitable lender routes, then explain the available options and their costs. A recommendation follows the individual assessment; an initial conversation does not commit you to an application.
Where legal, tax or other specialist advice is needed, we identify it early so the finance fits the wider transaction. Tell me about any change in employment, borrowing, deposit or property details before proceeding.
What to prepare
- Agent's seasonal rental estimate
- Personal-use plans
- Property and planning details
- Running costs and management arrangements
You do not need every document before saying hello. Start with a short outline; detailed or sensitive records should follow through an agreed secure route.
A standard buy-to-let product may not permit holiday letting. Planning, insurance and tax treatment should be checked separately.
Your questions, answered
How should I compare the rental income with the costs?
Set out the expected rent and allow for finance costs, managing-agent fees, insurance, repairs, periods without a tenant and tax advice. A gross rental yield is a starting calculation, not the cash you keep. We also need to understand the lender’s separate rental-cover assessment.
Should I decide the ownership structure before applying?
Ownership affects the application and the wider transaction. Tell me whether the purchase is personal, joint or through a company and whether you already have a property portfolio. A qualified tax adviser should help assess the tax and ownership implications before you commit to a structure.
What information about the property matters?
The actual use, tenancy arrangement, condition and any licensing or planning questions should be clear from the outset. A standard single tenancy, an HMO and a holiday let can need different lending routes. Share the particulars and proposed use before assuming one product fits them all.
Further reading: MoneyHelper: buy-to-let mortgages. Content reviewed 9 September 2026. General information; availability depends on the individual case.