The situation
The recurring issue is investors arranging the bridge alone, then approaching BTL lenders post-refurb and finding the valuation, rental yield or 6-month seasoning rule doesn't support the refinance they assumed.
How we approach it
We size the bridge against the post-refurb valuation and pre-agree the BTL exit lender's appetite at outset. The refurb spec is scoped to hit both the works budget and the rental appraisal.
What that looks like in practice
- Bridge sized on post-works value, BTL refinance pre-vetted at outset
- Works budget cross-checked against rental appraisal
- 6-month seasoning rules navigated (day-one refinance lenders identified)
- Ltd Co structure evaluated for the hold-forever portfolio
- Repeat clients — we do 5+ deals a year with several
Typical timeline
- AuctionBridge terms pre-agreed based on legal pack review.
- Completion + worksBridge drawn, refurb completed in 8-16 weeks.
- RefinanceBTL mortgage drawn, bridge redeemed, capital pulled.
Common questions
Do all BTL lenders need 6-month seasoning?
No — a number will refinance day-one on refurb-to-BTL. Panel is narrower. We pre-identify at outset.
How much capital can I pull back?
Depends on the delta between purchase+works and post-refurb value. Well-chosen deals leave 20-30% left in; badly chosen leave 60%.
What if valuation comes back low?
The scenario we underwrite for. Sizing the bridge conservatively against realistic post-works value avoids the trap.
One broker, both loans, planned together
Send the auction lot — we'll model the bridge, refurb budget, and BTL refinance together before you bid.