UK Landlord Commercial FinanceBridging, Development & Commercial Mortgages
Looking for commercial mortgage, bridging or development finance for UK landlords? We connect you with BCL Commercial Finance, specialist commercial finance introducers. For regulated residential mortgages or consumer buy-to-let mortgages, you need an FCA-authorised adviser - we cannot help with those. Professional and portfolio buy-to-let is generally outside the regulated perimeter but is not currently within BCL's scope. England & Wales. September 2026.
Run by professional landlords with decades of experience of property and accounting for their own businesses.
Our Regulatory Position
Commercial property finance, bridging and development finance are generally outside the FCA's regulatory scope for business-purpose lending. This page promotes only non-regulated activities. Landlord Accounting operates without FCA authorisation on this basis.
Landlord Accounting is not regulated by the Financial Conduct Authority. We connect landlords with BCL Commercial Finance, specialist commercial finance introducers. We do not give mortgage or finance advice, and we do not arrange finance ourselves.
BCL Commercial Finance (Broker's Choice Limited) is not FCA-regulated. The products on this page - commercial mortgages, bridging loans, and development finance - are generally outside the FCA's regulatory scope for business-purpose lending. Consumer buy-to-let and regulated residential mortgages are not offered through this page. If you need those, find an FCA-authorised firm at register.fca.org.uk.
Legal basis for operating without FCA authorisation
Landlord Accounting operates within the scope of activities that fall outside the regulated perimeter - these are not regulated activities at all under the Financial Services and Markets Act 2000 (FSMA) and the Regulated Activities Order 2001 (RAO). First-charge commercial mortgages, commercial bridging finance secured on investment properties, and development finance for non-residential projects are not regulated mortgage contracts as defined in Article 61 of the Regulated Activities Order 2001. Bridging finance secured on a property the borrower occupies or intends to occupy as their main residence is a regulated mortgage contract and requires a directly FCA-authorised adviser. We do not conduct any regulated activity as defined by FSMA 2000.
Our Role - What We Do (and Do Not Do)
We are a UK commercial finance introducer - meaning we connect landlords and property investors with specialist finance brokers and then step aside. We do not give advice, we do not recommend products, and we do not arrange finance. The advice and product selection happen at the broker, not here.
Commercial / Bridging / Development - Introducer Service
Non-regulated commercial finance introductions via Broker's Choice Limited t/a BCL Commercial Finance
What we introduce
- Commercial property finance introductions
- Bridging loan introductions
- Development finance introductions
- Specialist lender connections
Consumer buy-to-let is regulated under the Mortgage Credit Directive (CBTL regime) and requires an FCA-authorised or CBTL-registered firm - BCL cannot assist. Professional and portfolio buy-to-let - where the borrower acts in the course of a business - falls outside both the RAO regulated mortgage regime and the CBTL regime. It is not a regulated activity. BCL's current scope is commercial, bridging and development finance; professional BTL introductions are outside BCL's scope for commercial reasons, not regulatory ones.
Not covered here
- Regulated residential mortgages - seek a directly FCA-authorised adviser
- Consumer buy-to-let mortgages (regulated under the MCD/CBTL regime) - seek a directly FCA-authorised adviser
- Professional buy-to-let and portfolio BTL - outside the regulated perimeter, but not currently within BCL's introducer scope
- Protection insurance - seek a directly FCA-authorised adviser
- Consumer buy-to-let mortgages - regulated activity, not offered here
Semi-Commercial & Commercial Mortgages for UK Landlords
Semi-commercial mortgage for mixed-use (shop/flat), offices, industrial, and serviced assets. Suitable for portfolio landlords, limited companies, and SPV commercial mortgage UK scenarios
Property Types
Mixed-use, offices, industrial units, and serviced commercial assets
Ownership Structure
Often via SPV or limited company; expect enhanced due diligence and KYC procedures
Specialist Lenders
Commercial lenders apply different criteria from residential mortgage lenders; specialist broker access is essential
Lender Focus Areas
DSCR Analysis
Debt service coverage ratio - net operating income divided by total debt service. Typically requires 120–130% minimum coverage.
Lease Terms
Length, break clauses, and rent review provisions - directly affect lender appetite and valuation.
Tenant Covenant
Financial strength and reliability of the tenant - a key underwriting consideration for commercial lenders.
Yields & Profile
Investment returns and borrower experience in commercial property are closely assessed.
Ready to enquire about commercial or semi-commercial mortgage finance? We will connect you with BCL Commercial Finance.
Enquire: Commercial →Second Charge Commercial Mortgages for UK Property Investors
Second charge commercial mortgage on an existing investment property or portfolio - additional capital for UK landlords and property investors, via BCL Commercial Finance (non-regulated, commercial basis only)
Commercial Refurbishment
Releasing equity from an existing commercial investment for refurbishment or improvement works, where remortgage is not practical.
Portfolio Capital Release
Additional capital for new commercial acquisitions, secured on existing investment property rather than the target asset.
Portfolio Rebalancing
Restructuring existing commercial property investments and releasing equity from assets with available headroom.
Ready to enquire about commercial second charge finance? We will connect you with BCL Commercial Finance.
Enquire: Second Charge →Bridging Finance for UK Landlords & Property Investors
Bridging loan for commercial property purchase, auction finance UK, chain-break, development exit bridge, or refurbishment bridge loan - short-term property finance for landlords and investors
Exit Route
Clear strategy for loan repayment - typically through sale or long-term refinance. Lenders consider this the primary assessment criterion.
Works Scope
Detailed specification of planned improvements where the bridge is for refurbishment.
Valuation
Professional property assessment and market value - both day-one and GDV (if works planned).
Timescales
Realistic project timeline and completion dates - bridging lenders require credible delivery schedules.
Ready to enquire about bridging finance? We will connect you with BCL Commercial Finance.
Enquire: Bridging →Development Finance UK - Heavy Refurb & Ground-Up Construction
Development finance UK - heavy refurbishment loans and ground-up construction funding for UK landlords and developers. Funds released in tranches against quantity surveyor inspections, sized to gross development value (GDV)
Heavy Refurbishment
Major structural works, complete property transformation, planning permission requirements, staged funding releases.
Ground-Up Development
New build construction - site acquisition, development funding, and comprehensive project management requirements.
Monitoring Inspections
Professional quantity surveying, stage-by-stage assessments, and controlled fund releases against verified progress.
Monitoring surveyors are appointed and paid by the lender - not a service provided by BCL Commercial Finance.
Project Requirements
- Cost plan - detailed breakdown of all project costs
- Professional team - architect, contractor, and project manager
- Track record in similar developments
Financial Metrics
- GDV assessment - Gross Development Value (the projected open-market value of the completed development; lenders typically advance 60–70% of GDV as the maximum facility regardless of cost)
- Exit strategy - clear plan for project completion
- Realistic timeline and draw-down schedule
Ready to enquire about development finance? We will connect you with BCL Commercial Finance.
Enquire: Development →International & Expat UK Property Finance
Expat UK property mortgage, foreign national UK investment property finance, and multi-currency income scenarios - via specialist partners. Selected cases only; lender appetite varies by nationality and country of residence
Common Scenarios Considered
- UK expats - British nationals living and working overseas purchasing or refinancing UK property
- Foreign nationals - non-UK nationals purchasing UK investment property (selected countries)
- Multi-currency income - borrowers with income in USD, EUR, or AED alongside sterling assets
- SPV structures - international investors using UK limited companies or SPVs
What to Expect
- Enhanced KYC and AML - proof of address, source of funds, employment documentation all required
- Lender appetite varies by nationality and country of residence - not all applications can be placed
- Minimum loan sizes typically £150,000+ for international cases
- Timescales are longer - allow 8–12 weeks for complex international applications
Ready to enquire about international or expat finance? We will connect you with BCL Commercial Finance.
Enquire: International →Commercial Finance Calculators - ICR, LTV, DSCR & Bridging Costs
Interactive calculators for common landlord finance metrics - select a calculator below
Interest Cover Ratio (ICR) Calculator
The interest cover ratio (ICR) for commercial property measures net operating income against interest payments. Used by some commercial lenders - most commonly for interest-only facilities. For capital-repayment commercial loans, use the DSCR tab instead, which is the primary metric for most commercial lenders. This tool covers commercial and mixed-use scenarios only. For regulated residential or consumer buy-to-let mortgage enquiries, consult a directly FCA-authorised adviser. Professional BTL is outside the regulated perimeter but not currently within this introducer's scope.
Indicative only. ICR thresholds, stress rates and definitions vary by lender and asset type. This calculator covers commercial and mixed-use scenarios; it does not assess regulated residential or consumer buy-to-let mortgage eligibility. Not financial advice - use the enquiry form for a full commercial assessment via BCL Commercial Finance.
Loan-to-Value (LTV) Calculator
Calculate your loan-to-value (LTV) ratio. LTV ratios for bridging typically reach up to 75–80%; commercial mortgage LTV typically 65–75%. See which product tier your borrowing falls into.
Indicative only. Maximum LTV varies by lender, product, property condition, and applicant profile. Higher-LTV products carry higher rates and stricter criteria. Valuation-day figures apply - not purchase price if different. Not financial advice.
Debt Service Cover Ratio (DSCR) Calculator
For semi-commercial and commercial properties. Net operating income must cover total annual debt service - typically at 120–130% minimum.
Indicative only. DSCR thresholds vary by lender and asset type. NOI definition varies - some lenders use gross rent without deductions. Always confirm precise requirements with the lender. Not financial advice.
Bridging Finance Cost Estimator
Estimate the cost of a bridging loan. Results are shown on a monthly-pay basis - if interest is rolled up (added to the loan and repaid on exit, the most common structure), your net advance will be lower and effective cost higher. See the rolled-up estimate in the result below.
Estimate only. Does not include exit fee, legal/valuation costs, or broker fees (typically a further 1–2% combined). Both monthly-pay and rolled-up figures are shown above - confirm with the lender which structure applies to your facility. Always get a full cost illustration from the lender before proceeding. Not financial advice - see the enquiry form for a proper introduction.
What to Prepare for Your Commercial Finance Enquiry
Essential documentation and information required for most finance applications
First two panels apply to all UK landlord and investor enquiries. Add the relevant project or purchase panel for your specific scenario.
Property Details - All Enquiries
- Full address, type, condition, and specifications
- Current rents, market rates, and rental history
- AST / HMO licence where relevant
Identity & Company - All Enquiries
- Company documents - if using SPV structure: incorporation, articles, etc.
- ID / AML compliance - identity verification and anti-money laundering
- Bank statements - personal and business financial records
Works Projects - Refurbishment & Development
- Project scope - detailed specification of planned works
- Budget breakdown - comprehensive cost analysis and estimates
- Timeline planning - realistic project schedule and milestones
Property Purchases - All Types
- Memorandum of sale - agreed purchase terms
- Exit evidence - for bridging/development: refinance terms or sale evidence
- Market comparables - supporting valuation and market evidence
Our Finance Partner
We work with BCL Commercial Finance for specialist commercial, bridging and development finance introductions
Status
Frequently Asked Questions
Common questions about our introducer service and partner relationships
What is the minimum loan size?
BCL Commercial Finance works with a wide range of specialist lenders for UK landlords. As a general guide: commercial mortgages and semi-commercial mortgages from around £150,000, bridging loans for commercial property from around £50,000, and development finance UK from around £250,000. Smaller or larger cases are considered on their merits - submit an enquiry and BCL will advise on current lender appetite.
How quickly will BCL Commercial Finance respond?
BCL typically responds to introducer enquiries within one business day. For time-sensitive scenarios - auction purchases, chain breaks - note this in your enquiry and BCL will prioritise accordingly.
Is there a fee for the introduction?
Landlord Accounting does not charge a fee for the introduction. BCL Commercial Finance's broker or arrangement fee is disclosed by BCL directly as part of their assessment - it is typically charged on completion, not upfront. Always confirm fee arrangements with BCL before proceeding.
What happens if BCL cannot place my enquiry?
Not every enquiry can be placed - lender appetite, loan size, asset type, or credit history can all affect whether a facility is available. If BCL cannot place your case, they will tell you why and, where possible, suggest alternative routes. There is no obligation at any point in the process.
Do you provide advice or recommend finance products?
No. We introduce your case to appropriate specialist partner firms. Advice and product recommendations are given by the partner firm, who will assess your specific requirements and circumstances in accordance with their own regulatory obligations.
Will I speak to BCL Commercial Finance directly?
Yes. We pass your details securely to the appropriate partner firm, and they will contact you directly to assess suitability and discuss your requirements. All ongoing communication about your application will be with your assigned adviser at the partner firm.
Can you guarantee terms or rates?
No. Lender criteria and product availability change constantly with market conditions. Partner advisers will assess your specific case and advise on available options at the time of application. No guarantee of terms, availability, or lender acceptance can be given at the introduction stage.
How to Get Started (Simple Steps)
Our straightforward process connects you with the right specialist partner
Tell Us Your Scenario
Share whether you are looking at purchase, refinance, refurbishment, or development - and whether the property is residential BTL, HMO, or commercial.
Share Headline Details
Provide property information, rental details, timescales, and any specific requirements. The more detail the better - it helps us identify the right partner first time.
We Introduce You
We connect you with the most appropriate specialist broker for your specific needs - they handle all advice, product selection, and lender communication from that point.
For landlord bookkeeping and recordkeeping that supports your finance applications, see our bookkeeping service or 1-to-1 training.
Full Enquiry Form
For commercial, bridging and development finance enquiries only. For regulated residential mortgage advice, please consult an FCA-authorised adviser - we cannot help with those enquiries.