Changing a Commercial Mortgage to Residential

There could be several reasons why you might want – or need – to change a commercial mortgage to residential. It may be that you have ceased trading and want to convert your premises into a home. Or you might be looking to buy unused commercial premises with a view to converting them.

In this article, we’ll explain how to go about it, the eligibility requirements, and why it’s essential to use an experienced commercial broker to guide you through the process and ensure you get the best deal.

Can you change from a commercial mortgage to residential?

Yes, it’s possible. Switching to a residential mortgage used to be a complicated process, but regulation introduced in 2015 made it far easier.

There are clear distinctions between the two, which is why you need to switch. A commercial mortgage application examines the business’s cash flow to determine whether it is approved. A residential mortgage focuses on the circumstances of the individual borrower(s).

As more businesses close, such premises can be converted into residential homes. If the property still has an outstanding commercial mortgage, this loan will need to be repaid in full as part of the process. In most cases, the most appropriate way to do this is by switching to a residential home loan.

The funds raised from a residential application can be used to repay the outstanding commercial loan and, second, to finance the required property renovations.

Will your interest rate change?

Your interest rate will almost certainly change for the better. Residential rates are typically lower than those for commercial properties so you should end up on a lower rate after switching.

But as this is a slightly more complicated process than a straightforward remortgage, it’s highly recommended that you speak to a broker with knowledge of this market to ensure you find a lender that is sympathetic to your circumstances and will offer you the lowest rate.

Things to consider before you switch

There are three key considerations if you want to switch from a commercial mortgage to residential, namely:

• Change of use for the property
• Any planning permission that may be required
• What the overall costs could be

Change of use for the property

However you come to own your commercial property, it’s important you know what class of building it is. This will help you determine how viable the project is and whether it’s possible to change the usage and classification to a C class (which includes residential properties).

Broadly speaking, buildings fall into five classifications (although technically, there are eleven, as some have sub-classes).

This is the list following changes applied in 2020 that saw classes A and D removed.

Planning permission

You will likely be making significant changes to the interior layout of the building, so you may also need to get planning permission from the local authority. These days, many commercial property types can be converted to residential without the need to apply for planning permission.

Depending on the property and the nature of a development, your project may be allowed under permitted development rights. In this case, you will not need to get planning permission. Be aware that permitted development and planning permission rules vary from one local authority to another, so you will need to check the situation locally.

Even when planning permission is not required, you must apply for ‘prior approval’. This is a request for your local authority to confirm that specified parts of your development project are acceptable before you can start work. Prior approval may not be granted if the building is at risk of flooding, for example.

If you’re looking to buy commercial property to convert, look for ones with already approved planning permission. They usually cost more, but you can buy them with greater confidence.

Overall costs

You will also need to consider the overall cost of the development project that could include:

• Planning permission
• Prior approval fee
• Stamp duty, if applicable
• Legal fees
• Architect fees
• Cost of the work – these types of projects are notorious for unexpected costs, so bear that in mind

How to change a commercial mortgage to residential

Follow these steps to complete your switch:

1. Check if your property is an exception – lots of commercial buildings are now eligible for conversion, but there are exceptions, notably:
   • • Listed buildings
     • Buildings in a national park or conservation area
     • Buildings with a designated area of outstanding natural beauty (AONB)
     • Buildings in military explosive zones or safety hazard areas
2. Identify the current use class of the building
3. Find out if you need to apply for planning permission (NB: this is different from applying for change of use). You will typically need to apply for planning permission for any building larger than 150 square metres or if your plans involve extending, changing its external appearance or altering/moving windows or doors.
4. Work out your budget (along with a business plan and exit strategy if buying to convert)
5. Arrange your finances—There are several ways to do this, and the right method for you will be determined by the details of your project.
   Options include:

• • Switching your existing commercial mortgage to residential
  • Bridging finance
  • Bridging finance with a Decision in Principle (for buy-to-let)
  • Development Finance
  • Self-build conversion mortgage

It’s important to note that, following the structural changes to the property, you will need to be the registered owner of it for six months before you can apply for a change of mortgage.

Whether you already own the property you want to convert or intend to buy will determine when you get a valuation and survey done. It’s worth noting, though, that safety regulations are tighter for residential homes than business premises, so you will likely need to carry out a fair amount of work to make sure it is eligible for a residential mortgage.

If you want to convert a property for mixed purposes, for example, to add a residential element to a pub or shop, the mortgage you require will depend on the percentage of it that will be intended for residential use.

Which lenders will let you switch?

This is a niche area of lending that is not readily available via mainstream lenders, with the possible exception of Barclays. Some specialist providers have a more flexible approach to lending and will assess applications on a case-by-case basis.

While they are open to various circumstances and conversion plans, they are not always easy to find, as they tend not to advertise. Most will only accept applications from a broker.

Converting bigger commercial properties like office blocks will require specialist development finance, only offered by a few lenders. A broker can help you determine the best way to approach a loan of this type.

Bridging finance to buy a commercial property to convert

If you’re looking to buy with a view to converting, you will usually need to apply for a ‘heavy refurbishment’ bridging loan to get your project started. Heavy refurbishment refers to renovations involving structural alterations and changes of use. Before applying, you will need to draw up a comprehensive business plan detailing how the funds will be used and your exit plan.

Most lenders have a maximum loan-to-value of 70%, so you will most likely need a deposit of at least 30%. A larger deposit will allow you to access better rates and terms. Providers don’t typically advertise their rates, as each application is assessed on its own merits.

As a guide, though, with a strong application and a 30% deposit, you can expect rates to start at around 0.74% pcm, while a 50% deposit might get you a rate of 0.54%.

This type of loan requires you to draw up a comprehensive business plan that clearly explains why your proposal will succeed and what your exit plan is for the bridging loan.

Possible exit plans include converting to a residential mortgage, living in it, selling it, or switching to a buy-to-let mortgage.

Once you have everything in place, you can usually expect to receive credit-backed terms within 24 hours of applying. If you agree to the terms, a formal offer will be made, and you must submit your documents. Assuming there are no hiccups, completion should take less than a month.

Changing a commercial mortgage to a residential buy to let

If you plan to let out your new property (or properties) post-construction, you can apply for a Decision in Principle (DIP) on your buy-to-let mortgage when you take out bridging finance. A DIP will serve as your exit strategy.

In addition to the usual eligibility criteria, most providers will favour applications from experienced developers who can evidence proven success with this type of deal. First-time developers can apply, but it is wise to partner up with an experienced landlord or developer to add weight to your application.

You will need to do research into the rental market in the area, as lenders will need to see that there is sufficient demand for you to realistically expect the homes to be occupied and that rental yields will cover at least 125% of the monthly mortgage payments (in some cases 140%).

Fortunately, many commercial properties available for developers are desirable in the town centre or city centre locations.

For maximum rental income, houses of multiple occupancy (HMOs) are often the best choice. You would need to switch to a buy-to-let HMO mortgage.

Find a broker experienced in commercial and residential mortgages

While regulation has made switching from a commercial mortgage to a residential one easier, it remains a complex area of finance. Add the fact that there are relatively few providers willing to lend, and it’s clear to see why an experienced broker is essential to have on your side.

Our unique broker matching service will partner you with an experienced commercial to-residential mortgage broker who has helped people in your situation to secure the best deal.

It only takes a few minutes to provide the details we need to find your ideal broker. Call today on 0330 818 7026 or enquire online to arrange a free, no-obligation chat.