How a Scottish Landlord Raised Funds for Buy to Let Home Improvements Despite Limited Equity

Landlords often face a common challenge: how to raise capital for property improvements when there’s limited equity in their buy‑to‑let portfolio.
This case study shows how one experienced landlord overcame that barrier using a Homeowner Business Loan (HOBL) secured against their residential property—unlocking fast funding without disrupting their long‑term investment strategy.

Client Background

Our client, an experienced UK landlord, owned a buy to let property in Scotland that required refurbishment to improve its condition and rental performance. The goal was clear:

✔ Modernise the property
✔ Increase long‑term rental returns
✔ Avoid selling or restructuring their existing assets

But accessing the funds proved challenging.

The Challenge: Limited Equity in the Buy‑to‑Let Portfolio

The client initially explored raising capital directly against their existing BTL properties.
However, limited available equity meant that a remortgage or further advance wasn’t possible.

This is a common scenario for landlords who are:

• Asset‑rich but temporarily cash‑constrained
• Working within Scotland’s more cautious BTL lending criteria
• Needing short‑term capital to support value‑adding improvements

Instead of accepting delays, they needed a flexible alternative.

The Solution: A Homeowner Business Loan (HOBL)

Because the funds were being used for business purposes (refurbishing a rental property), we structured the finance as an unregulated second‑charge Homeowner Business Loan, with the sale of the property as the planned exit strategy.

How It Worked

Rather than securing the loan on the buy‑to‑let itself, we arranged a bridging loan secured against the client’s residential home.

Why This Strategy Worked

This approach allowed the client to:

• Access funds, even with limited BTL equity
• Start refurbishment works immediately
• Avoid remortgaging their rental portfolio
• Keep their long‑term property investment plan intact

Lender Considerations

One complexity in this case was obtaining the first lender consent, which took longer than expected.
This extended the completion timeline — a common occurrence when restructuring security or using residential property for business‑purpose lending.

Despite the delay, the structure remained the most suitable and cost‑effective option.

The Outcome

The client secured the capital they needed to complete the buy‑to‑let home improvements without compromising their wider portfolio.

Results Achieved

    ✔ Funding approved despite low equity in the BTL

    ✔ Renovation works proceeded without delay

    ✔ No need to sell or refinance existing properties

   ✔ A flexible, common‑sense lending solution tailored to the client's needs

Why This Matters for Scottish Buy‑to‑Let Landlords

This case highlights an important message:

Limited equity in a buy‑to‑let doesn’t have to stop you from improving your property or growing your returns.

With the right advice, landlords can access:

• Alternative lending structures
• Short‑term bridging finance
• Flexible secured options such as HOBLs

For refurbishment projects or value‑adding improvements, these solutions can make all the difference.

FAQs 

1. Can I raise funds for BTL improvements if there’s no equity in the rental property? Yes. Using a residential property as security through a Homeowner Business for business purposes is possible.

2. What is a Homeowner Business Loan (HOBL)? A HOBL is a second mortgage secured against your residential property but used strictly for business purposes, such as buy‑to‑let improvements.

3. Are bridging loans suitable for property refurbishments? Absolutely. Bridging loans are often used for short‑term projects like home improvements, refurbishments, or boosting rental standards.