Getting a Buy-to-Let Mortgage With No Income

If you want to invest in a rental property but do not have a regular personal income, you may still be able to get a buy-to-let (BTL) mortgage. Some lenders use a flexible approach for landlords and base their decision mainly on the expected rental income. Below, we set out the specific details of getting a buy-to-let mortgage with no income.

Can you get a buy-to-let mortgage with no income?

Yes, you can get a buy-to-let mortgage with no personal income, but your choice of buy-to-let lenders will be narrower. Some lenders set no minimum income, provided the property meets their financial stress test. If the projected rent covers the repayments (with an additional buffer), that can be sufficient.

That said, many mainstream lenders and high street banks still apply minimum income rules for buy-to-let applicants, often to show you can cover basic living costs. It’s therefore sensible to work with a BTL lender that can accommodate your income position, even if you currently earn no income.

What if you have no proof of rental income?

Having no provable income (such as payslips, accounts, tax returns, or contracts) does not automatically stop you getting a BTL mortgage, because lenders place greater emphasis on the property’s rental income projection.

How to get a rental income projection

Most lenders will accept a projection from one of the following:

• A letting agent approved by the lender

• A RICS-registered surveyor

• A valuation report arranged through the lender

A typical rental income projection will cover:

• Expected monthly rental income

• Local rental comparisons

• Comments on the property’s condition and suitability

• Consideration of voids and rent variability

Lenders then apply an affordability stress test, which usually requires the projected rent to be at least 125% to 145% of the mortgage payments.

How to get a buy-to-let mortgage with no income

If you currently have no personal income, you can improve your chances of buy-to-let mortgage approval by:

• Working with a specialist broker: Many lenders that accept no income are intermediary-only, so you need a broker to access them. A broker can also prepare and present your application effectively.

• Choosing the property carefully: Target higher-yield areas to help meet the rental stress test without relying on your own income. Lenders prefer properties with strong rental yields.

• Preparing a financial-resilience summary: Some lenders gain comfort from seeing savings or cash reserves to cover vacant periods. A broker can help assemble this.

• Applying to the right lender: Certain lenders are comfortable with no or low income, provided the rental coverage on the buy-to-let is sufficient.

Lenders with no minimum income requirement for buy-to-lets

A number of mainstream lenders may consider buy-to-let applicants with no personal income:

• The Mortgage Works: No minimum income is required. The maximum loan is tied to the achievable rent. You can apply at any age if you’re an experienced landlord with at least a 35% deposit; otherwise, the age limit is 70.

• Accord Mortgages: No minimum income threshold. If you do have income, Accord permits top slicing—using your income to cover any rental shortfall—but you must earn at least £50,000 to do this. Borrowing up to 80% LTV is available, including for first-time landlords.

• Vida Homeloans: No evidence of income is required for buy-to-let, though you must still declare any employment or self-employment. Borrowing up to 85% LTV is possible, meaning a 15% deposit.

For a realistic view of your options, a brief chat with an experienced adviser can identify which lenders are suitable for your income position and circumstances.

Are the rates higher for landlords with no personal income?

Sometimes, but not always. Buy-to-let rates are usually driven more by:

• Your LTV and deposit

• The strength of the rental income

• Property type and letting model (long-term, holiday let, HMO, Airbnb, etc.)

• Your credit history (some lenders accept bad credit)

• Your landlord experience (or if you’re a first-time landlord)

Having no personal income does not automatically mean higher rates. However, it can reduce your choice of lenders and make it harder to find the most competitive deals without expert support from an adviser.

Can you do let-to-buy with no income?

Yes, it’s possible, but it’s usually harder than getting a standard buy-to-let with no income. Let-to-buy requires two applications at the same time:

• One for a residential mortgage on your new home

• One for a buy-to-let mortgage on the property you’re leaving

The buy-to-let side is often manageable; the residential side is the sticking point.

• Buy-to-let: Many BTL lenders have no minimum personal income if the rental passes their stress test. If the expected rent comfortably covers the mortgage, specialist lenders may still lend even with little or no income.

• Residential: Residential lenders almost always need provable income, as these loans are assessed against personal earnings rather than rental income. If you truly have no income, the residential mortgage becomes the blocker.

Frequently Asked Questions