What is consent to let and how to get it in 2025

If you’re a homeowner in the UK and need to rent out your property, you may not necessarily need to switch to a buy-to-let mortgage. In fact, you can apply for consent to let from your lender, which allows you to rent your property temporarily without committing to a full buy-to-let mortgage.

Consent to let is perfect for situations where you’re moving for work, relocating with a partner, or taking an extended break – without wanting to sell your home or face the extra responsibilities of a buy-to-let mortgage. Whether you’re exploring renting for a short period, like with Airbnb, over renting full time, or simply weighing your options, consent to let could be the solution for you.

What is consent to let?

Consent to let is a temporary agreement between you and your mortgage lender that grants you permission to rent out your property. Instead of switching to a buy-to-let mortgage, you can maintain your existing residential mortgage while renting out your home, typically for a short period – often between 6 and 24 months.

Renting out your property without permission, while still on a residential mortgage, could breach your mortgage terms and lead to serious consequences, including mortgage fraud. By getting consent to let, you’re staying compliant with your mortgage terms while exploring renting as an option.

What are the valid reasons for consent to let?

Several reasons could justify the need for consent to let. Here are the most common scenarios:

• Work relocation: If your job requires you to move temporarily, whether to another city or abroad, consent to let allows you to rent your home while you’re away.
• Moving in with a partner: Not ready to sell your property but want to live with a partner? Consent to let gives you the flexibility to rent out your property until you’re ready to make a permanent decision.
• Extended travel plans: If you’re taking a gap year, a sabbatical, or just planning to travel for an extended period, renting out your property can help cover your mortgage payments while you’re away.
• Military deployment: For members of the armed forces, some lenders may waive fees for consent to let if you need to rent your property while deployed or stationed elsewhere.
• Waiting to sell: If you’re in the process of selling your home but haven’t found a buyer yet, consent to let allows you rent it out until the sale goes through.
• Wanting to rent while remortgaging: If you’re in the process of switching your mortgage or refinancing, you can rent your property temporarily while you wait for a buy-to-let mortgage to come through.

How do I know if I’m eligible for consent to let?

Eligibility for consent to let varies from lender to lender, but there are some common requirements you’ll need to meet:

• Residential mortgage for 6-12 months: Lenders typically require that you’ve had your residential mortgage for a certain period (usually 6 to 12 months) before granting consent to let.
• No missed payments or arrears: It’s important to have a strong mortgage repayment history with no missed payments or arrears.
• A valid reason for letting: You’ll need to show your lender that there’s a valid reason for renting out your property (such as a job relocation, travel plans, or waiting for a buyer).
• Compliance with tenancy rules: Your tenancy agreement needs to comply with local laws, such as having an assured shorthold tenancy (AST) in place.
• Minimum equity: Some lenders may require you to have a certain amount of equity in your property (e.g., 25%) before they approve consent to let.
• Help to Buy or Shared Ownership Schemes: If you purchased your property through a Help to Buy or shared ownership scheme, there may be additional conditions to meet.

Your mortgage lender may also ask that you…

• Only renting out property on one tenancy agreement.
• Do not borrow more on the property while it’s being rented out.

This can vary from lender to lender, so make sure to get clarity on all the terms and conditions.

When can consent to let be refused?

There are a few reasons why a lender might refuse your request for consent to let:

• If you haven’t owned the property long enough: Most lenders require you to have owned the property for at least six months before granting consent to let.
• If you have mortgage arrears or missed payments: If your mortgage payments are overdue or you have a history of missed payments, your request may be refused.
• If the property falls under a restricted scheme: Properties bought through Help to Buy or shared ownership schemes may not be eligible for consent to let, as these often come with restrictions.
• If you’re seeking a long-term rental solution: If your intention is to rent the property long-term, you may need to apply for a buy-to-let mortgage instead of requesting consent to let.
• If the lender has reached their limit on consent-to-let agreements: Some lenders have a set limit on how many consent-to-let agreements they will offer, so it may be refused if they’ve reached that limit.

What happens if I’m refused?

If your application for consent to let is refused, don’t worry – there are a few alternatives to consider:

• Appeal the decision: If you believe you meet all the necessary requirements, you can appeal the lender’s decision, typically by writing a letter to your lender. Sometimes, lenders will reconsider the application if there’s a valid case.
• Switch to a buy-to-let mortgage: If your consent to let request is turned down and you’re planning to rent out the property for the long haul, switching to a buy-to-let mortgage might be your best bet. It comes with its own requirements, but it’s tailored specifically for rental properties.
• Review lender-specific policies: Each lender has its own rules, and some may be more flexible than others. If one lender says no, it’s worth checking with others to see if they can offer a different solution.
• Risk of renting without consent: If you decide to rent out your property without obtaining consent, you could face serious consequences, including mortgage fraud, higher fees, and even repossession.

How long does consent to let last?

Consent to let is typically granted for a short duration, ranging from 6 to 12 months, although some lenders may extend this to 24 months. At the end of the agreed term, you have a few options:

• Return to living in the property: If you’re no longer renting your property and want to move back in, you can return to your home as long as you notify your lender.
• Request an extension: If you want to continue renting, you may be able to request an extension. However, this isn’t guaranteed, and the lender will need to approve it.
• Switch to a buy-to-let mortgage: If you intend to keep renting the property beyond the consent to let period, you’ll likely need to switch to a buy-to-let mortgage, which will require you to meet additional criteria.

Pros and cons of consent to let

Before you decide if consent to let is the right choice for you, it’s important to weigh up the benefits and potential downsides. Here’s a breakdown of the pros and cons to help you make an informed decision:

Pros:

✅ Renting without a buy-to-let mortgage: Consent to let gives you the flexibility to rent your property for a while without needing to commit to a buy-to-let mortgage. This can be a good option if your plans are temporary.
✅ Helps with your mortgage payments: If you’re moving, working abroad, or waiting to sell your home, renting it out can help cover the mortgage while you’re away.
✅ Certain cases may come with waivers: Some lenders offer a break on fees for special situations, like military deployments, which can be really helpful.
✅ Avoiding early repayment charges: If you’re in a fixed-rate mortgage, consent to let lets you rent your property without having to pay any early repayment penalties. Then you can switch to a buy-to-let mortgage once your fixed-term mortgage ends.

Cons:

❌ It can cost a bit more: Some lenders charge extra fees or higher interest rates when you go for consent to let – check these fees with your lender as early as possible..
❌ Not all lenders offer it: Even if consent to let sounds like a good option, not all lenders will approve it, and their criteria can differ, so you’ll need to check with your lender.
❌ It’s only temporary: Consent to let usually lasts between 12 to 24 months, so if you’re planning on renting long-term, this might not be the right solution for you.
❌ Tenant care can be a concern: Tenants might not treat the property with the same care as an owner-occupier, which could mean more wear and tear and possibly more repairs.

The documents you need for consent to let

When you apply for consent to let, you’ll need to gather a few key documents. These help your lender understand your situation and decide if they can approve your request. Here’s a breakdown:

• Formal request: You must submit a formal request to your lender, asking for permission to rent out your property. You can ask your lender what the request needs to include before applying.
• Proof of reason for letting: Whether it’s a work contract, travel plans, or evidence of waiting to sell, you’ll need to show why you’re renting out your property.
• Mortgage payment proof: Your lender will want to see that your mortgage payments are up to date.
• Tenancy agreement: You’ll need an Assured Shorthold Tenancy (AST) agreement for your tenants.
• Updated home insurance: Make sure your home insurance reflects your status as a landlord.

How to get consent to let, step-by-step

Here’s a simple, step-by-step guide to help you apply for consent to let. If you follow these, you should be all set!

1. Check your mortgage terms: Contact your lender to confirm their specific consent-to-let policy. If they don’t allow it, consider what you need to do to switch to a lender that does.
2. Prepare supporting documents: Gather the necessary documents to support your request (proof of reason, mortgage payment proof, tenancy agreement).
3. Submit an application: Depending on the lender, you can submit your application online, by phone, or in person.
4. Pay any fees: Some lenders may charge an application fee or increase your interest rate.
5. Receive approval: Once approved, your lender will confirm consent and tell you how long it will last.
6. Inform your insurer: Your home insurance must reflect that you’re now a landlord.
7. Set up a compliant tenancy agreement: Ensure your tenancy agreement complies with local laws.

Is it difficult to get consent to let? 

Getting consent to let is usually pretty straightforward, especially if you’ve kept up with your mortgage payments and have a solid reason for renting out your property. 

That said, each lender can have slightly different rules, so it’s worth checking their specific requirements. 

Just be aware that it might take a few weeks to process your application, so it’s a good idea to plan ahead and give yourself plenty of time.

Are there costs with a consent to let property?

There are a few costs you might run into when applying for consent to let. But remember, these may be tax deductible for you – you can speak to an accountant for personalised advice. 

Here’s a rundown of what to expect:

• Application fees: Lenders may charge an application fee, typically up to £300.
• Increased interest rates: Some lenders raise the interest rate when granting consent to let.
• Additional insurance costs: As a landlord, you’ll need landlord insurance, which may come at a higher cost than regular home insurance.
• Letting agent fees: If you use a letting agent to find a tenant or a platform like Airbnb, you’ll likely have to pay fees for their services.
• Landlord responsibilities: You’ll be responsible for gas safety checks, maintenance, and other legal obligations. But don’t worry, we have a simple landlord checklist to keep you on track.

Tax implications

In the UK, rental income is considered taxable, but you only pay tax on it if your total income exceeds your Personal Allowance for the tax year.

For the 2024/25 tax year, the Personal Allowance is £12,570. If your total income (including rental income and any other earnings) is below this threshold, you won’t pay tax on your rental earnings.

However, you still need to report the rental income to HMRC if it exceeds £1,000 (the Property Income Allowance).

Expert landlord advice from your local letting specialists

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