A practical 90-day landlord mortgage health check: what lenders focus on, what causes delays, and how to set up a smoother remortgage.
Remortgaging as a landlord isn’t just “renewing a deal” — it’s a property decision
Most landlords don’t struggle with the basics of a mortgage. You’ve been through the process before.
Where it gets difficult is when remortgaging becomes reactive:
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a deal ends sooner than expected,
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paperwork is scattered,
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a valuation surprises you,
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or lender affordability rules don’t match your expectations.
A simple way to stay in control is to run a 90-day mortgage health check — a short, structured review of the things that most influence lender appetite, pricing, and how smoothly the case progresses.
This article gives you a practical checklist you can run for one property or several.
Why 90 days?
At around 90 days out you can:
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gather clean documentation without rushing,
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spot problem areas before they slow things down,
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decide the right route (straight remortgage vs restructure vs capital raise),
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and avoid last-minute compromises.
Even if your deal ends later than 90 days, doing this now makes the next stage faster.
The 90-day landlord mortgage health check (12 points)
1) Renewal date + any early repayment charges (ERCs)
Start with a basic “what happens when” view:
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when your current deal ends,
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whether ERCs apply,
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and which property (or properties) are priority.
Why it matters: you can’t plan properly if you don’t know what’s genuinely “in play”.
2) Loan-to-value (LTV) on the property (and across your borrowing if you have more than one)
Work out a rough LTV:
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property value (realistic, not optimistic),
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current mortgage balance.
If you own more than one property, it also helps to know your overall leverage.
Why it matters: lender appetite and product availability can change sharply at different LTV bands.
3) Rental coverage resilience (not just at today’s rent)
Rental coverage is central to buy-to-let affordability.
Do a quick check:
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current rent,
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current mortgage payment,
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and what happens if rates are higher at renewal.
Why it matters: if coverage is tight, you may need a different lender route, term changes, or a restructure plan — and it’s far better to spot that early.
4) Void-risk reality check
Ask yourself: if the property was empty for 1–2 months, what happens to cashflow?
Why it matters: resilience is part of sustainability — and it influences your decision-making, even if it doesn’t show up on a product sheet.
5) Property type flags (HMOs, flats, “non-standard”, above commercial)
Make a short list of anything that could trigger extra lender questions, such as:
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HMO use / licensing considerations
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multi-unit buildings
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short leases
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non-standard construction
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above commercial units
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unusual layouts that can affect valuations
Why it matters: these aren’t “bad” — they simply need the right lender route and better preparation.
6) EPC and energy efficiency pinch points
If you have properties with lower EPC ratings, flag them.
Why it matters: EPC and energy efficiency can influence future costs, letting demand, and sometimes lender sentiment. Even when it isn’t a hard stop, being able to explain your plan strengthens your case.
7) Your landlord “property schedule” (this alone can save weeks)
If you have more than one property, keep a simple schedule with:
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address
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property type
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estimated value
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rent
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lender + balance
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deal end date
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special notes (lease length, HMO, works planned)
Why it matters: it reduces back-and-forth and prevents underwriting delays.
8) Capital raise clarity (if you want funds out, decide why)
If you’re raising capital, be clear:
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how much you need,
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what it’s for (purchase, improvements, deposit, consolidation),
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and your timescale.
Why it matters: purpose and documentation affect lender approach and case packaging.
9) Works planned in the next 6–12 months
If you’re planning refurb, conversion, EPC works, or layout changes — note it now.
Why it matters: some cases work better with a staged plan (finance now, optimise later), but that needs early thinking.
10) Admin friction: who holds the keys and the documents?
Be honest:
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are documents in your letting agent portal?
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do you need tenant access for valuation?
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are you waiting on accountants for income evidence?
Why it matters: these slow cases down more often than the mortgage decision itself.
11) Ownership structure clarity (personal name, limited company, or mixed)
If you own in your personal name, through a limited company, or a mix — be clear which is which and why.
Why it matters: lenders like coherent, well-explained cases. A mixed structure isn’t a problem — confusion is.
12) Your “landlord strategy statement” (3–5 lines)
Write a short summary:
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what you’re trying to achieve (cashflow, grow, de-risk, consolidate),
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what you’re prioritising this cycle (fix term, LTV reduction, capital raise),
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what you’re avoiding (over-stretching affordability, tight coverage, restrictive terms).
Why it matters: it speeds decisions up and gives your application a clear narrative.
Common landlord remortgage mistakes (even experienced landlords make these)
Mistake 1: Waiting until the lender writes
That’s when you lose time and flexibility.
Mistake 2: Treating it as “one property, one deal” with no wider plan
If you have more than one property, the smartest choices often come from a joined-up view.
Mistake 3: Underestimating paperwork
Cases don’t fail on rate — they fail on messy evidence and slow replies.
Mistake 4: Not flagging complexities early
Underwriters don’t like surprises. Your case moves faster when issues are surfaced upfront.
A simple 90-day action plan (start this week)
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Confirm renewal dates + any ERCs
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Build or update your property schedule
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Create a document folder per property (tenancy/rent evidence, lender statements)
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Decide: straight remortgage, restructure, or capital raise
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Book a review conversation so you know what’s realistic and sensible
Want a landlord mortgage review?
If you’re within the next 3–6 months of renewal — or you’re considering a capital raise to fund your next move — we can help you map the best next steps and reduce friction in the process.
Telephone: 01352 721300
Email: mortgages@netrent.co.uk
Important information
YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR ANY OTHER DEBT SECURED ON IT.
Mortgage advice is provided by our trusted partner, DNA Financial Solutions, who are authorised and regulated by the Financial Conduct Authority (FCA).
Disclaimer: NetRent does not provide legal advice and these articles represent our understanding of rental property law.