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85% Rent A Room fixed for 2 years

Take advantage of this fixed three year Rent A Room mortgage that allows a single person to borrow more than their salary permits by including income from renting a room out.

Use our affordability calculator to get an idea of how much you could borrow. This calculator will work out the maximum amount you could borrow, assuming the rental income received would cover at least 50% of the mortgage. Please contact the team if you have questions about your specific circumstances.

What if you find your ideal home, but your income isn’t quite enough to get the mortgage you need? Well, if the property has a spare bedroom, our Rent A Room mortgage might be just the answer.  If you rent out a spare bedroom, we will take into account the rental when deciding whether we can offer you the mortgage you need.

This example explains how it works:

An applicant earns £28,000pa and wants to buy a two-bedroom property for £200,000. The applicant has a 20% deposit, so needs a loan of £160,000 but is struggling to find a lender that will lend this amount due to their income not being high enough. The applicant has a friend who is looking for somewhere to live and is interested in renting the second bedroom, but they do not wish to commit to purchasing a property together. The friend is happy to pay £400 per month to rent the spare bedroom. Bath Building Society would consider this rental income, which would cover about £48,000 of the loan. The remaining £112,000 will be covered by the applicant’s income.

The mortgage listed below moves on to our Standard Variable Rate (SVR), 5.75% (variable), after the initial rate period. The SVR is increasing to 5.99% (variable) from 1st September 2022.

rate i
Overall cost for
comparison i
Max %
type i
4.60%5.8% APRC85%Repayment only
See example

Representative example: A mortgage of £135,000.00 taken out for a period of 34 years on a repayment basis.
Monthly instalments: £655.67 per month for 23 months, followed by £753.98 per month for 384 months.
Total amount payable: £305,962.73.
Total amount of credit: £135,000.00.
The total amount payable includes valuation fee £255, product fee £999 and closing fee £100.
The overall cost for comparison is 5.8% representative APRC. This example is based on our 85% Rent A Room fixed for 2 years product. It is based on our current Standard Variable Rate of 5.75%, with fees not added to the mortgage.

Please ask for a personalised illustration for your own particular requirements.

The SVR is increasing to 5.99% (variable) from 1st September 2022.

Affordability calculator

Find out how much you can borrow with our affordability calculators.

Monthly payments calculator

Use the calculator to find out what your monthly payments might be based on the mortgage product and the type and term of your borrowing.

Mortgage details

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Please scroll down for monthly payments by product.

This is the maximum amount based on the information you provided. Your mortgage adviser will take you through the application process and will calculate the amount you can afford to borrow based on your income after the deduction of those expenses and commitments. Further restrictions may apply for specialist products.

  • Key features
    • Availability – Purchase up to 85% Loan To Value (LTV). Minimum deposit of 15% required.
    • Flexibility – Overpayments up to 20% of the capital balance as at 1st January are allowed in each calendar year without penalty.
    • Portable.
  • Early repayment

    If you repay your mortgage early, or make an overpayment, you may have to pay an early repayment charge.

    For full repayment, you will pay 3% of the outstanding balance in year 1, and 2% in year 2, plus a Closing Administration Fee (currently £100).

    For overpayments, you will pay 3% on any amount exceeding your 20% limit in year 1, and 2% in year 2.

  • Product fees


  • Lending criteria
    • Single applicants only, without financial dependants.
    • Rental income from only one tenant will be taken into account and the expected rental will be based on an independent assessment.
    • Minimum income of £20,000pa after deductions (excluding the rental income), employed or self-employed.
    • Up to 50% of the loan amount can be covered by the rental income from letting a room in the property. The balance of the loan must be covered by other income.
    • The amount being covered by the rent must be no more than 4 x the borrower’s income.
    • The property must be fit for purpose – for example, it must have at least two bedrooms and be suitable for occupancy immediately on completion of the mortgage.
    • Available in England, Wales and Scotland.
    • There needs to be a formal agreement with the tenant.
    • We recommend that the borrower take tax advice.
  • Useful stuff

    Mortgage Conditions

    Mortgage Conditions Scotland

How to apply

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