Specialist Finance –

A guide to light and heavy refurbishment loans

Published

18th March 2021

Author

Yasin Patel

Category

Traditional townhouses in Notting Hill, one of which is being restored.

 

In the last few months, Arbuthnot Specialist Finance Limited (ASFL) have processed loan enquiries collectively valued at over £400 million, with a significant number of these earmarked for property refurbishment projects. To us, this is a clear signal that property professionals are taking advantage of the financing available to carry out ‘improvements’ to their properties. This can often be with the aim of increasing the value of a property before selling, but also to allow for an increased level of rental income as they retain them within their investment portfolio.

With refurbishment projects, depending on the amount of work needed to the property, lenders tend to categorise them into two types of refurbishment products – light refurbishment and heavy refurbishment. At ASFL, we categorise these as ‘Light Refurbishment’ and ‘Heavy Refurbishment & Conversion’.

Purpose

Light refurbishment loans cover projects where no structural changes are to be made to the property. This means the work is done within the existing structure to enhance the value. These loans are typically used to cover installations of a kitchen and/or bathroom, rewire and re-plumbing as well as enhancing the value of dilapidated properties.

Heavy refurbishment loans cover projects that involve structural change to the property. Typically, these are small-scale PDR or planning permission-led projects including extensions to residential properties, HMO conversions, change of use of commercial premises into multiple residential dwellings, and refurbishment of residential properties of a more significant nature.

Purpose

Timescales

When a lender receives the initial application for a refurbishment project, the approval to lend for a light refurbishment can be granted faster than for heavy refurbishment applications.

For heavy refurbishment, it is important to ensure that works will be carried out in accordance with planning and building regulations. As part of this due diligence, before an applicant is granted financing, a lender will usually need a report from a property surveyor (development appraisal) and a project monitoring surveyor (QS) depending on the level of works. 

Timescales

Monitoring

The lender will monitor the progress of the project at several stages to determine whether to release further funds from the agreed loan total to the property professional. Levels of monitoring may differ between each lender.

At ASFL, light refurbishment loan drawdowns will mainly be subject to a panel appointed asset manager for review. For heavy refurbishment, drawdowns will be subject to a panel appointed Quantity Surveyor certification and/or regular site visits by an ASFL appointed asset manager. Monitoring will also likely be required by the Local Authority Building Control. These additional oversight and controls reflect the higher risks associated with these more complex refurbishments. 

Monitoring

Fees

As light refurbishments have lower risk for the lender compared to heavy refurbishment, you will often see these advertised with a lower fee structure. ASFL charges a rate from 0.65% pcm for light refurbishment vs from 0.75% pcm for heavy refurbishment projects.

Fees

Author -

Yasin Patel

Yasin Patel

Managing Director, Arbuthnot Specialist Finance

With over 12 years’ experience in the specialist lending industry, Yasin has led several teams, structuring versatile transactions which have supported and pushed the industry in the UK. An authority in bridging finance, he has strong experience in all aspects of the lending cycle, from originations to collections.

ASFLEnquiries@arbuthnot.co.uk

0161 694 0059