Consent to Let
If you’re moving abroad and already own a UK property on a residential mortgage, you can’t simply start letting it out – a standard residential mortgage contractually requires you to live in the property, and letting it without permission is a breach of your mortgage terms, regardless of how good your reasons are. Consent to let is the formal permission from your existing lender to rent the property out instead, without needing to remortgage onto a full buy-to-let product.
We arrange consent to let for expat clients whose circumstances have changed – an overseas relocation, a temporary posting, or simply a decision to keep a property rather than sell it before moving.
How Consent to Let Differs From a Buy-to-Let Remortgage
Consent to let is typically a temporary variation to your existing residential mortgage, often granted for a fixed period – commonly six to twelve months, sometimes renewable – rather than a permanent change to a different mortgage product. It’s usually quicker and cheaper to arrange than a full buy-to-let remortgage, and it lets you keep your existing rate if it’s a good one, though lenders often add a small rate loading or admin fee for the permission itself. If your move abroad is genuinely long-term or permanent, a proper buy-to-let mortgage – covered on our Buy to Let Mortgages page – is usually the more appropriate long-term structure rather than repeatedly renewing a temporary consent.
When Lenders Typically Grant It
Not every lender offers consent to let, and those that do often attach conditions: a maximum loan-to-value the property needs to sit within, evidence the letting is genuinely temporary or circumstantial rather than a long-term plan, and sometimes a requirement that the property is let through a managing agent rather than privately. Some lenders decline outright once they know you’re becoming a non-UK resident, which is exactly why checking your specific lender’s policy – or knowing which lenders are consent-to-let friendly for expats specifically – matters before you assume this route is available to you.
Eligibility Conditions Worth Knowing Upfront
Beyond the reason for letting, most lenders apply a few standard eligibility checks: you’ll typically need to have held the mortgage for a minimum period, often around six months, before a lender will consider a request; a minimum level of equity in the property, sometimes around 25%, though this varies by lender; and a consistent payment history, since lenders view a track record of missed or late payments as a reason to decline. Duration itself varies more than people expect – commonly anywhere from 6 to 24 months depending on the lender, with some capping it as low as 16 months and others extending it to the remainder of your current fixed term.
What You’ll Typically Need
- Confirmation from your existing lender’s consent to let policy and any conditions attached
- Evidence of your reason for letting – relocation abroad, a temporary posting, or similar circumstances
- Landlord insurance in place, since standard residential buildings insurance typically doesn’t cover a let property
- An understanding of the tax implications of receiving UK rental income while non-UK resident, including registering under HMRC’s Non-Resident Landlord Scheme where relevant
What Happens When the Consent Period Ends
If you’re still living overseas and still letting the property once the initial consent period expires, most lenders will either renew it for a further period, sometimes with an updated rate loading, or require you to move onto a full buy-to-let mortgage at that point. It’s worth planning for this ahead of the expiry date rather than discovering the deadline has passed, since letting without valid consent, even briefly, is still a breach of your mortgage terms.
Our Fees
£295 application fee, 1% completion fee where a change of mortgage product is involved; consent to let itself is sometimes arranged for a smaller administrative fee depending on the lender.
Frequently Asked Questions
Can I let my property without telling my mortgage lender?
No – letting a residential mortgaged property without consent is a breach of your mortgage terms, and can have serious consequences including the lender demanding immediate repayment.
How long does consent to let typically last?
Often six to twelve months initially, sometimes renewable, though this varies by lender.
Will my mortgage rate change under consent to let?
Often a small rate loading or admin fee applies, but you generally keep your existing product rather than moving to a full buy-to-let rate.
What if my lender won’t grant consent to let?
Some lenders decline once you become a non-UK resident – in that case, a full buy-to-let remortgage with a more expat-friendly lender is usually the next step.
Do I need to pay UK tax on the rental income while living abroad?
Yes, generally, and you’ll likely need to register under HMRC’s Non-Resident Landlord Scheme – worth getting proper tax advice alongside arranging the consent.
Get in touch with details of your current mortgage and your move abroad, and we’ll check what your lender allows and what the alternatives look like.
