Buy-to-Let Offset Mortgages
Trying to save money with a buy-to-let offset mortgage? Our guide will tell you if a BTL offset mortgage is suitable for you and the best rates to look for.
Are you looking for an Offset Buy-To-Let mortgage?
No impact on your credit score
Offset buy-to-let (BTL) mortgages can help make significant savings on your mortgage interest, but there are both pros and cons involved in getting one.
By following this guide, you’ll have a clearer understanding of what an offset mortgage is, how to get one, and which alternative options are available for you to consider.
What is a buy-to-let offset mortgage?
A buy-to-let (BTL) offset mortgage provides a way of using your savings to reduce the amount of interest on your repayments each month, without losing access to it.
So, for example, if your mortgage is for £300,000 and you have £30,000 in savings, with an offset BTL mortgage you’ll only pay interest on £270,000.
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How do they work?
With an offset mortgage, the provider opens a savings account which is used to hold your cash – but formally, this sum is attached to the mortgage contract.
When you put money in the savings account it’s automatically deducted from your mortgage loan. Depending on the type of offset contract you choose, this can either reduce your interest repayments or your mortgage term.
You can access your savings at any time, if needed. If you do, your mortgage interest (or reduced term) is simply re-calculated.
So, in the above example, if you needed access to £10,000 you could get it but you’d then pay interest on £280,000 rather than £270,000.
You won’t be able to earn interest on the savings used to offset the mortgage, so before you go ahead, it’s best to speak to a mortgage expert who can ensure you’ve got the right product and rates for your situation.
Find out how much this type of mortgage could save you in interest payments by using our calculator below.
Offset Mortgage Calculator
This calculator shows you how your mortgage payments could look if you choose an offset mortgage and how much you could potentially save with this product type.
Without offset savings:
Monthly repayments:
Total cost:
With offset savings:
Monthly repayments:
Total cost:
Now that you have a rough idea of how much you could save on interest by offsetting your mortgage, you should speak to a specialist broker for bespoke advice about offset mortgages and access to the best deals that you qualify for.
How can they help landlords?
There are several ways you can benefit from an offset BTL as some providers offer two options:
Your monthly repayments will be lower, helping you budget better each month with higher disposable income
You’ll make the same monthly payments as you would on a regular mortgage, but the mortgage will be paid off quicker by ‘offsetting’ against the term
Payment reduction offsets are generally available on repayment and interest-only mortgages, while term reduction offsets are often applied to repayment mortgages.
The main advantages of an offset buy-to-let mortgage are as follows…
- If you have a big enough savings pot to make a significant reduction in your mortgage, you could save a lot on interest repayments or shorten the mortgage term.
- You can use funds in your ISA, current accounts and savings, so you can put funds to use to reduce your interest that may otherwise sit idle.
- Your savings remain accessible for an emergency, life event, or other investments should you need to take them back out.
- They can be tax efficient, especially for higher-rate taxpayers
How to get an offset buy-to-let mortgage
Prepare your documents
You’ll need to have certain documents on-hand to be prepared for your application; these include proof of address and income as well as evidence of your potential rental income for the buy-to-let property.
It’s best to get a quote for the rent from 2-3 fully accredited letting agencies.
Use our mortgage application guide to find out everything you’ll need.
Calculate savings and check credit
Decide how much of your savings (if not all) you would like to add to your mortgage for the interest offset.
Remember you can access these savings if you need to, although that will change the amount of mortgage that’s offset.
Calculate your total income and ensure that your credit score is up to date and good enough to get the mortgage you need, by downloading your credit reports.
Speak to an expert offset BTL advisor
An offset BTL mortgage is a niche product – it’s only offered by a select handful of providers.
To find the best offer, you’ll need to solicit help from a specialist mortgage broker who has years of experience in helping people gain access to this type of borrowing.
Our unique broker matching service is specifically designed to match you with a broker who is best served to help with these situations. Make an enquiry and we will arrange for someone to get in touch straight away.
What are the eligibility requirements?
The criteria for a buy-to-let offset mortgage can be stricter than what they’d be for a standard BTL as it’s considered more of a specialist product not generally available from a wide range of lenders.
Some providers require a minimum 75% loan to value ratio (LTV), so you’d need a deposit of at least 25% to be considered. Most buy-to-let mortgages also require the rental income to total a minimum of 125% of the mortgage repayments.
As with all mortgages, lenders will look at your credit score, income and outgoings to determine affordability.
Your age will also play a role as many lenders don’t allow applicants under 25 or over 75. However, if you don’t fit any of these requirements, a broker may still be able to help you find a lender with more relaxed terms.
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Compare offset BTL lenders and rates
To give you an idea of the rates you may get for an offset buy-to-let mortgage, The Family Building Society are currently (June 2023) offering a 2-year 1.80% discounted variable rate deal (starting rate of 6.24% and a follow-on rate of 8.04%) with a 70% loan-to-value. This comes with a product fee of £999. Clydesdale Bank are offering their product with a 75% loan-to-value on an open-ended variable rate basis with an interest rate of 8.74% and a product fee of £1,999.
However, some of the best offers may come from more specialist providers.
So to find the best rates and terms, you’ll need to compare all offers on the market and work through a specialist.
A mortgage broker will work hard on your behalf and save you time, money and hassle by finding an appropriate rate for any situation – even if your requirements fall outside of the norm.
Calculate your rental yield
Rental yield is an important indicator of how profitable your buy-to-let property is. You can use our calculator below to work out the rental yield for the property you’re looking to buy:
Rental Yield Calculator
This calculator will show you the rental yield on your buy-to-let property using either the original purchase price - plus associated costs - or the current value. All you need to do is choose which option you want to base your calculation on and your monthly rental premiums.
Gross Rental Yield:
Net Rental Yield:
Now you've worked out what your current rental yield is, why not speak to a broker to see what buy-to-let mortgage/remortgage opportunities are available? With their expertise in this market they'll be able to identify a range of new deals which could reduce your mortgage payments and, as a result, improve your overall rental yield.
Are there any drawbacks to consider?
There are possible disadvantages to think about if you’re considering an offset buy-to-let mortgage, but it’s a good idea to talk them over with a mortgage advisor if you’re concerned, as they will be able to help you fully assess the risks involved.
Potential drawbacks include…
- Some interest rates for offset BTL mortgages are higher than standard BTL mortgages, so you’ll need to compare offers carefully to see if it’s worth it.
- If you are able to put more cash savings towards the deposit, this may get you a better rate offer.
- If you need to withdraw from your offset savings account, monthly repayments and/or interest rates will increase.
- You won’t earn interest on the savings held in the offset account by the lender.
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What alternative options should you consider?
The new tax rules on mortgage interest relief only apply for private landlords, not businesses – so in some cases, it may be worth establishing a limited company before purchasing a new buy to let property.
However, private companies often pay more interest than private owners and filing taxes for a private company is more complicated and you may need help from a qualified accountant.
It’s also important to weigh up how much money you could make if you invest your savings in shares or other investment opportunities instead of placing it with a mortgage provider.
Speak to a broker who specialises in offset BTL mortgages
An offset mortgage can be a great way for your savings to reduce your mortgage interest repayments. But they may not be suitable for everyone.
To ensure it’s the best option and find out what rates are available, contact us today. We work with specialist brokers who will provide unbiased advice on whether an offset mortgage is the right choice for you.
We don’t charge a fee and there’s no obligation to take things further after an initial consultation. Contact us on 0808 189 0463 or make an enquiry and we’ll connect you to the broker that’s right for you.
Get Started with a Broker
Maximise your chance of approval with specialist advice from an expert in Buy to Let Mortgages.
FAQs
It’s theoretically possible if the amount you have left on your mortgage is exactly the same as the amount you have in savings. Although you might think this would mean paying no interest on your mortgage and earning none on your savings, it’s not that simple in reality.
This is because of the difference between credit interest and debt interest. Credit interest uses the actual number of days in the calendar month, while debit interest divides the year into 12, so there would be at least some discrepancy.
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Pete Mugleston
Mortgage Expert, MD
About the author
Pete, an expert in all things mortgages, cut his teeth right in the middle of the credit crunch. With plenty of people needing help and few mortgage providers lending, Pete found great success in going the extra mile to find mortgages for people whom many others considered lost causes. The experience he gained, coupled with his love of helping people reach their goals, led him to establish Online Mortgage Advisor, with one clear vision – to help as many customers as possible get the right advice, regardless of need or background.
Pete’s presence in the industry as the ‘go-to’ for specialist finance continues to grow, and he is regularly cited in and writes for both local and national press, as well as trade publications, with a regular column in Mortgage Introducer and being the exclusive mortgage expert for LOVEMoney. Pete also writes for OMA of course!
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