Limited company buy-to-let mortgages
We introduce limited companies and LLPs buying or refinancing rental property to a panel of buy-to-let lenders. A first purchase through a fresh SPV is the bread and butter, but the panel also runs to HMOs, multi-unit blocks and full portfolio refinances.
One thing up front: this page is about company buy-to-let for business purposes, which is generally unregulated. Consumer buy-to-let and regulated mortgages, like letting to a family member, are FCA-regulated and we do not arrange them.
By the CapExpand Team, led by Alex Beardsley
·Updated July 2026
Up to ~75%
Typical max LTV
125% ICR
Typical rental cover, Ltd co
Ltd & LLP
Who we help
No fee
You never pay us
The short version
A buy-to-let mortgage in a limited company or LLP is sized on the rent, not your salary. Lenders typically go up to around 75% loan-to-value and want the rent to cover the stressed mortgage interest by around 125%. Most prefer an SPV, and directors sign personal guarantees. It is business lending, so it sits outside FCA mortgage regulation, which is the only kind we introduce. We don't give advice, but we'll explain how it works so you can choose.
Where the regulated line sits
Buy-to-let lending to a limited company or LLP for business purposes is generally unregulated. Consumer buy-to-let and regulated mortgage contracts, for example letting a property to a close family member, or borrowing against a home you have lived in as an accidental landlord, are FCA-regulated. We do not arrange those, in any circumstances. CapExpand is not authorised by the Financial Conduct Authority and introduces limited companies and LLPs on a non-regulated basis only. For anything regulated, speak to an FCA-authorised mortgage broker.
What it is, and what we don't do
A limited company buy-to-let mortgage is a loan to a company, secured on residential property that the company lets out. The company owns the property, collects the rent and makes the payments. Because the borrower is a business borrowing for business purposes, the loan is assessed on the property and the rent rather than on someone's payslips.
That is the whole of what this page covers, and the whole of what we introduce: UK limited companies and LLPs borrowing against rental property. If your situation touches the regulated side, letting to family, a property you have lived in, or borrowing in your personal name as a consumer, that is a regulated mortgage broker's job, not ours. For business premises and commercial property, see our commercial mortgages page, or the wider property finance overview.
Why landlords use limited companies
The big driver is how mortgage interest is treated. Individual landlords can no longer deduct mortgage interest in full from rental income for tax, they get a basic-rate tax credit instead, which hits higher-rate taxpayers hardest. A company deducts finance costs as a normal business expense before corporation tax. That single difference is why so much new buy-to-let purchasing now goes through companies.
It cuts both ways, though. Company profits face corporation tax, taking money out of the company has its own tax consequences, and company buy-to-let rates and fees can run a little higher. Whether a company beats personal ownership depends on your income, your plans and how long you will hold the properties, and that is squarely a question for your accountant. We don't give tax advice, and you should not take this page as any.
There is a lending angle too: lenders typically stress rental cover at around 125% for companies, against roughly 145% for individuals at higher tax bands, so the same rent can support a larger loan through a company. More on that below.
SPV, HMO and portfolio lending
“Limited company buy-to-let” covers a few distinct shapes of deal, and the lender pool changes with each.
SPV buy-to-let
Most commonA special purpose vehicle is a company that exists purely to hold property, and it usually gets you the widest choice of lenders. Expect to be asked for property SIC codes such as 68100 or 68209.
Trading company borrowing
Fewer lendersYour existing trading business buys the rental property. Some lenders will do it, though plenty would rather see the property in a separate SPV, so have that conversation before you commit.
HMOs & multi-unit blocks
SpecialistHouses in multiple occupation and multi-unit freehold blocks come with their own valuations, licensing checks and sometimes lower LTVs. Fewer lenders do them.
Portfolio landlords
4+ mortgaged propertiesAt four or more mortgaged buy-to-lets, lenders assess the whole portfolio: a property schedule, the overall gearing and often a business plan.
Buying at auction or refurbishing before letting? That is usually a job for bridging finance first, refinancing onto a buy-to-let mortgage once the property is ready to let.
LTV, rental cover and costs
Where limited company buy-to-let typically lands. A general guide, not a quote, every lender sets its own criteria.
Important information
CapExpand Ltd is not authorised by the Financial Conduct Authority and can only complete non-regulated introductions. We work with UK limited companies and LLPs only, for business and commercial purposes. We are not a lender and we do not provide financial, tax or legal advice. We do not arrange regulated residential mortgages, consumer buy-to-let mortgages or any other regulated mortgage contracts. We work with a panel of lenders whose particulars are available on request, and we receive commission from the lender if a deal completes, at no cost to you. All lending is subject to status, valuation where applicable and the lender's own checks.
| What | Typical position | Worth knowing |
|---|---|---|
| Max loan-to-value | Up to ~75% | Some lenders 70% repayment / 65% interest-only |
| Rental cover (ICR) | Typically 125% | For companies; individuals at higher tax bands often ~145% |
| Security | Property + PGs | Personal guarantees from directors are standard |
| HMO / multi-unit | Specialist terms | Different valuations, sometimes lower LTVs |
The rent usually sets the loan, not the LTV
Lenders stress the mortgage interest at a rate above the pay rate and check the rent covers it by their required margin. On a lower-yielding property, that calculation can cap the loan below 75% even with a big deposit. It is the first number we sanity-check on any company buy-to-let enquiry.
Budget for valuation, legal and lender arrangement fees on top, arrangement fees on company buy-to-let are often added to the loan. We show you the full cost to completion, not just the headline rate.
What lenders look at
Beyond the rent and the deposit, expect lenders to weigh up:
- ✓Rental cover, does the rent comfortably clear the stressed interest
- ✓Deposit and gearing, typically 25% or more of the purchase price
- ✓Landlord experience, first-time landlords have fewer options, existing landlords more
- ✓The company structure, an SPV with the SIC codes lenders commonly ask for keeps things simple
- ✓The property itself, condition, lettability, and increasingly its energy performance, EPC rules for rentals have been a moving target, so check the current position before you buy
The classic case is a company buying its first rental through an SPV. Landlords incorporating and growing fit just as well, and so do portfolio landlords refinancing across several properties. Directors should expect to give personal guarantees on essentially every deal.
A note on who we take on
We currently work with UK limited companies and LLPs only, on a non-regulated basis. We are not authorised by the Financial Conduct Authority and do not arrange regulated mortgages or consumer buy-to-let, including personal-name buy-to-let for individuals.
How it works
Tell us about the deal
The property, the price, the expected rent, your deposit and the company structure. Two minutes on the form or a call.
We match you to lenders
We put it to the buy-to-let lenders on our panel suited to that property type, structure and portfolio size.
You get terms to compare
We talk you through the rate, the loan-to-value, the rental cover calculation, the fees and the conditions, and flag the catches.
Valuation, legals, completion
The lender values the property, the solicitors do their bit, and the funds complete. We keep it moving.
Common questions
Can my limited company get a buy-to-let mortgage?▼
Yes. Plenty of lenders now lend to limited companies and LLPs buying or refinancing rental property, and many landlords buy through a company as standard. Most lenders prefer a special purpose vehicle (SPV) set up to hold property, though some will also lend to trading companies. Expect personal guarantees from the directors, and lending sized on the rental income covering the mortgage payments.
How much deposit does a limited company need for buy-to-let?▼
Typically 25% or more. Limited company buy-to-let lending commonly goes up to around 75% loan-to-value, with some lenders capping at 70% on repayment or 65% on interest-only. The rental income also has to cover the payments by the lender’s required margin, so on lower-yielding property the rent, not the deposit, can be what limits the loan.
What is an SPV and do I need one?▼
A special purpose vehicle is a limited company set up to do one thing, in this case hold rental property, rather than trade. Lenders like SPVs because they are clean and easy to assess, and they commonly ask for property SIC codes such as 68100 or 68209 at Companies House. You do not always need one, some lenders will lend to a trading company, but an SPV usually opens up the widest choice of lenders.
What is rental cover, or ICR?▼
The interest coverage ratio is how lenders size buy-to-let loans. They stress the mortgage interest at a set rate and check the rent covers it by a margin, typically 125% for limited companies. Individuals at higher tax bands are often stressed harder, at around 145%, which is one reason company borrowing can support a larger loan on the same rent. Each lender sets its own stress rates, so the same property can support different loan sizes at different lenders.
Can I move my personally-owned properties into a company?▼
You can, and lenders can fund the purchase, but it is not a paperwork transfer. It is a sale from you to the company, with the tax and legal consequences of a sale, potentially including stamp duty and capital gains tax. Whether it is worth doing is a question for your accountant and solicitor. Once you have made that call, we can introduce the company to lenders who fund these transactions.
What is a portfolio landlord?▼
A landlord with four or more mortgaged buy-to-let properties. At that point lenders assess the whole portfolio, not just the property being financed, so expect to provide a schedule of your properties, mortgages and rents, and often a business plan and cash flow. Specialist lenders are well set up for this, and some price portfolio deals keenly.
Will I have to give a personal guarantee?▼
Almost certainly. Personal guarantees from the directors are standard on limited company buy-to-let, so although the company borrows, you are personally on the hook if it cannot pay. Take that seriously and get independent legal advice before signing one.
Can my company get a mortgage on an HMO or a block of flats?▼
Yes, but they are specialist products. Houses in multiple occupation and multi-unit freehold blocks are underwritten differently from a single let, with valuations, licensing checks and sometimes lower loan-to-values. Fewer lenders play in this space, which is exactly where an introduction to the right panel helps.
Is buy-to-let FCA regulated?▼
It depends who is borrowing and why. Buy-to-let lending to a limited company for business purposes is generally unregulated. Consumer buy-to-let and regulated mortgage contracts, for example letting to a family member, or a property you have lived in, are FCA-regulated and we do not arrange them, a regulated mortgage broker is the right place for those. CapExpand introduces limited companies and LLPs on a non-regulated basis and is not an FCA-authorised firm.
Does CapExpand lend the money?▼
No. We are not a lender. We introduce UK limited companies and LLPs to a panel of buy-to-let and property lenders and help you compare what comes back. The lender pays us a commission if a deal completes, never you.
Sources
- FCA, regulated mortgage contracts (MCOB)
- Bank of England PRA, buy-to-let underwriting standards (SS13/16)
- Companies House, standard industrial classification (SIC) codes
- NACFB, commercial finance standards
Important information
CapExpand Ltd is not authorised by the Financial Conduct Authority and can only complete non-regulated introductions. We work with UK limited companies and LLPs only, for business and commercial purposes. We are not a lender and we do not provide financial, tax or legal advice. We do not arrange regulated residential mortgages, consumer buy-to-let mortgages or any other regulated mortgage contracts. We work with a panel of lenders whose particulars are available on request, and we receive commission from the lender if a deal completes, at no cost to you. All lending is subject to status, valuation where applicable and the lender's own checks.
Buying through a company?
Tell us the property, the rent and the structure, and we'll come back with the buy-to-let lenders best placed to fund it. Free to use, no obligation.