Mortgage advice that doesn’t cost the earth

Whether it's your first buy-to-let or your fifteenth, we're here to help you get the finance right

  • One dedicated adviser to support you from start to finish, whether you’re thinking about letting out your first flat, or building your portfolio
  • We check criteria, affordability, fees and rates to get you the best value deal that fits your goals and values
  • Open conversations and signposting on properties, ways of letting and investment strategies to support your decision making

Book your free mortgage consultation

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SME Finance Awards Best Ethical Mortgage Broker 2025

Mortgage advice that puts you first

Buy-to-let mortgages are typically more complicated than mortgages for your own home. Different lenders have different requirements when it comes to deposits, rental income calculations, tenant types and property categories. It’s easy to spend time chasing the wrong lender or risk your credit score with an unsuccessful application.

We help landlords at every stage, from first-timers exploring property investment to experienced portfolio owners looking to expand or rationalise. We know how much the right guidance matters, so we take the time to understand your situation, filter out the lenders that won’t fit, find the best deals and handle the paperwork – even the insurance and rent guarantee if you wish.

Even if you’re still in the early stages of thinking about property investment, we’re happy to chat. We can help with planning, understanding the numbers and working out what’s realistic for your circumstances. Past performance does not guarantee for future performance.

Remember, your home may be repossessed if you do not keep up repayments on your mortgage. The Financial Conduct Authority does not regulate buy-to-let mortgages.

Three common situations we help with

First-time landlords

You’re exploring property investment as a way to build wealth. We’ll help you understand the criteria, find lenders willing to support new landlords, and structure your approach to maximise your chances of approval.

 

Experienced investors

Looking to capital raise, add another property, buy at auction, consolidate a portfolio, or just explore your options? We can help. With access to the full range of mortgages for individuals and companies (SPV and trading) – HMO, MUFB, residential or semi-commercial – plus strong bridging & development finance partnerships, we’ll find the right financial strategy for you.

Accidental landlords

You need to let your property temporarily (moving in with a partner, relocating for work, inheriting property). Consumer buy-to-let mortgages can provide a flexible solution for your specific circumstances.

Here’s what you get as a buy-to-let client with WR Ethical

Whole-market search for competitive rates

We search across every available lender to find you a buy-to-let mortgage that fits your situation and budget

Help with complex situations

Portfolio lending, HMOs, holiday lets, limited company structures, self-employed income. We know which lenders handle these well.

Your dedicated adviser from start to finish

One expert guide who understands your unique financial story

Clear explanations without the jargon

We speak plain English and focus on providing clear and helpful guidance

Making a difference with every mortgage

We donate £60 to charity with each mortgage application on your behalf

Mortgage advice that doesn’t cost the earth

Guidance on the ethics, customer service, and pricing strategies of every lender, from a firm that is set up to do good

Take the first step today

Book your free consultation now. Choose a time that works for you, and we’ll call you for a relaxed, no-pressure chat about your options

Get expert advice

What customers say about us

We invite feedback from everyone we advise, so you can read genuine, unfiltered reviews

Your mortgage journey with us

  1. Initial chat (15 minutes)

    We discuss your situation and explain options in plain English

  2. Agreement in principle (within a day)

    Get your AIP quickly for confident offers

  3. Support while you are house-hunting

    Straightforward advice on properties, people and negotiating, plus trusted recommendations for solicitors, surveyors, insurance and more

  4. Application

    We help you pick a lender, put your application in, and see it through to mortgage offer

  5. Completion and beyond

    Your dedicated adviser keeps things smooth, monitors rates, and will be there when it’s time to remortgage or move

Who needs a buy-to-let mortgage?

If you’re buying property as an investment rather than to live in, you’ll need a buy-to-let mortgage. This includes:

Standard residential lettings

Traditional buy-to-let properties rented to long-term tenants

Holiday lets and Airbnb

Short-term rental properties and serviced holiday accommodation

HMOs and student lets

Houses in Multiple Occupation with rooms let to individual tenants

Serviced accommodation

Furnished, short-stay properties managed as a business

Refurbishment properties

Properties requiring works before they can be let

Portfolio mortgages

Covering multiple investment properties under specialist lending

Take the first step today

Book your free consultation now. Choose a time that works for you, and we’ll call you for a relaxed, no-pressure chat about your options.

Get expert advice

Meet your team

The team dedicated to your mortgage journey

Paul

Paul

Paul founded WR Ethical in 2020 to help people simplify the process of buying a home, and help people do good with their money. To him, doing this feels like a vocation, not a business.

His interest in property began in 2005 when he bought a home in Bristol that needed quite a bit of refurbishment. Around the same time, he joined a church focused on helping the local community (with lots of spare rooms to fill). A wide variety of roles and life experiences since then led him to start WR Ethical, combining his passion for property with a commitment to doing things differently.

When not thinking about helping others to buy a home, you can find Paul spending time with his family, running, cycling, walking the dog and baking.

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Jess

Jess

Jess has been helping people find a home since 2014. She’s the most organised member of the team and is brilliant at working through lots of detail to make sure your mortgage application goes as smoothly as possible, keeping track of an extraordinary number of different things at the same time.

Before pursuing her interest in mortgages and joining WR Ethical in 2022, Jess worked in a lettings agency, supporting mostly students and landlords. That experience gave her a solid understanding of the property world from multiple angles.

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Ashley

Ashley

Ashley helps people get their own home, whatever their situation. His knowledge of different lenders’ criteria and processes is exceptional, so he can take even complex circumstances in his stride.

A Bristol local who cares deeply about the community, Ashley joined WR Ethical in 2022 after previous roles as a carer for young people, health coach and gym manager. Through all of these, his love of helping others shines through. He’d always been interested in mortgages, and since leaving school had in mind that this is where he’d end up.

Outside of work, Ashley enjoys staying active and spending time in Bristol with friends and family.

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Mark

Mark

Mark helps mortgage customers protect their homes and families with clear, accessible advice on life insurance and personal protection.

After an early career in finance in Australia, Mark returned to the UK in 2016 and has continued building his expertise in supporting individuals and families. He takes pride in educating each person about the best options available, no matter how complex their circumstances or medical history. He’s committed to going the extra mile to find the right cover.

When Mark’s not working, he really enjoys cooking and travelling, though most of his free time is now happily spent with his energetic daughter attending tea parties and reading her favourite books.

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Darryl

Darryl

Darryl has been helping people with their mortgages for over 20 years. He’s worked with people from all walks of life – from those buying a first home, through remortgaging and moving home, to exploring later life lending such as equity release. His extensive knowledge of lenders and their criteria means he can quickly find just the right option for you.

He joined WR Ethical in 2025 and believes mortgage advice should always be clear and easy to understand, so you feel confident to make informed choices.

When he’s not working, Darryl is raising four children, who keep life busy and fun. He also loves cooking, getting lost in a good book, and travelling whenever possible.

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Lorna

Lorna

Lorna joined WR Ethical in 2025, bringing strong organisational skills and a love for helping others. She handles the admin that keeps mortgage applications moving smoothly, making sure nothing gets missed along the way.

After three years working in the theatre industry, Lorna returned to her admin roots. Her interest in mortgages sparked after buying her first house, and she’s looking forward to helping others through the same journey.

Outside of work, Lorna loves spending time with her family and keeping active, either at the gym or on a long walk.

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Conor

Conor

Conor loves guiding first time buyers and movers through one of life’s biggest financial decisions, making the process as clear and stress-free as possible.

After building his mortgage advice experience at another Bristol firm, Conor joined WR Ethical in 2025. Prior to moving into financial services, he worked in healthcare, including time as an emergency care attendant with the ambulance service. That experience taught him how to support people through challenging moments with calm, clarity and care – skills he continues to bring to his mortgage advice today.

Outside of work, Conor is a keen kickboxer who enjoys the discipline and focus the sport brings. At home, he mostly enjoys spending time with his young family, but you’ll also find him playing padel and tennis when time allows.

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Matt

Matt

Matt joined WR Ethical in 2026, bringing eight years of experience working with a diverse range of clients within a small financial adviser’s practice. He particularly enjoys helping families and first-time buyers achieve their goals, guiding them through the home-buying process and doing everything he can to turn it from a potentially stressful time into an enjoyable life milestone.

Based in Yatton, Matt has existing clients all around the North Somerset area and beyond, broadening WR Ethical’s reach across the South West.

Outside of work, Matt prioritises quality time with his family, but always has a personal endurance challenge to train for. When time allows, he gets out running, cycling or hiking as much as he can.

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Start with zero risk

We believe in transparent, upfront pricing that empowers your mortgage decisions. Our commitment is to provide clear, honest financial guidance without hidden costs.

And, if we can’t find you a better deal than going direct, we’ll tell you!

Free initial consultation and Agreement in Principle

Explore your options with no obligation. Get genuine advice about deposits, affordability and timing without paying a penny.

When you are ready to apply

Standard Application: £295 – applies to standard cases unless told otherwise

Specialist Application: £495 – for more complex cases and we’ll advise if this applies to you

Insurance: No fee for any insurance or protection we arrange for you

If you need to change your application after submission, your first change is free and subsequent changes cost £45.

No hidden charges

We explain our fee upfront so there are no surprises.

Existing Customer Discount: £50 off – our thank you for your loyalty

First Change Free – if you need to change your application after submission (such as changing the property or loan amount), your first change is free and subsequent changes cost only £45.

FAQs

Get clarity on your mortgage journey with answers to our most common questions

Still have questions?

Contact us and our team will help you get the answers you need

Get answers

No. Some lenders offer mortgages to landlords who don’t own their own home yet, though the range is more limited and criteria tend to be stricter. We know which lenders are flexible on this and can guide you through your options.

With a chat. We help first-time landlords all the time. You’ll generally need proof of personal income (usually £25,000 or more, though it varies), a deposit of around 25% (sometimes as low as 15%), and a property where the rental income covers at least 125% of your mortgage payments. We’ll walk you through everything step by step.

Yes. It used to be that many lenders refused mortgages where tenants were on benefits, but thankfully, this has changed. The Renters Rights Act 2025 finally banned landlords from being able to discriminate against tenants on several grounds, including receipt of benefits.

These work differently from standard lettings because the rental income is calculated differently. You can still get a mortgage on these types of lettings, but depending on the specifics, it may be at a higher rate, and the lender may want you to have prior letting experience before you apply.

Lenders generally do this because they recognise that the income streams are different from a ‘standard’ AST. It’s worth noting that some smaller HMOs and student properties can fit under standard buy-to-let products with some lenders, depending on the number of tenants and the type of tenancy agreement, so it’s worth checking yours.

Many lenders also offer different deals for properties depending on the number of rooms or beds.

It depends on your circumstances, particularly your tax position and long-term plans. Since 2015, the tax landscape has changed for individual landlords. A limited company structure can offer advantages for some people, especially higher-rate taxpayers, but it comes with additional complexity and costs.

We can explain the implications from the mortgage side, and you can use this, along with advice from an accountant or tax adviser, to help you decide.

Self-employed landlords can absolutely get buy-to-let mortgages. Most buy-to-let lenders (although not all) will want you to prove your income in the same way you would for a residential mortgage – with two years of accounts and tax returns. Some have a minimum income, and some don’t. Some allow you to count your rental income towards this, and again some don’t.

It’s complicated… but here are some of the factors.

As a headline, most lenders require projected rental income to be at least 125% of your mortgage payments, calculated at a ‘stressed’ interest rate to build in a safety margin – but it depends on whether you are buying in personal or company names, what your tax status is and how long you are fixing your mortgage for.

Some lenders stress at 130%, 145%, and even 160% in certain situations. If you take a 5-year fixed rate deal, some lenders will only use ‘pay rate’, rather than a ‘stressed’ interest rate, and some lenders will charge a higher application fee (often 3%, but up to 10%), to get their stress rate down to enable you to borrow more. Some lenders will even allow you to ‘top slice’ – to use your personal income to make up for any shortfall in potential rental income.

In addition to looking at the individual property, lenders will also factor in your portfolio (if you have one). Typically, they will have different rules depending on whether you have 1-3, 4-9, or 10+ properties, and they may also have rules about how many are on their books and how many are with other lenders.

They all have their own rules for making a judgment on how safe a bet they think you are – and their own risk appetites.

It depends how imperfect! Different lenders have different risk appetites.

It is rare that we can’t find a lender to help, but there are times when you may have to wait a little until any blips are further in the past.

We work with specialist lenders who consider applications from people with missed payments, defaults, CCJs or even DMPs or IVAs.

The important thing is to be up-front at the start, get a copy of your credit report and then match you with the right lender – rather than making multiple unsuccessful applications that could damage your score further.

The main types are ‘standard’ (for single rental properties), ‘consumer’ (if you’ve lived in the property previously, or a few other scenarios), portfolio (multiple properties on one deal), HMO (houses in multiple occupation, including student properties), holiday let, serviced accommodation, MUFB (multi-unit freehold block – whether residential or semi-commercial), and refurb-to-let. All of these could be arranged in either personal names or for a limited company. We’ll explain which is right for your situation during our initial chat.

We stay in touch. We’ll contact you before your fixed rate ends to make sure you’re still on a competitive deal and discuss your remortgage options.

Still have questions?

Contact us and our team will help you get the answers you need

Get answers
Remember, your home may be repossessed if you do not keep up repayments on your mortgage.

Your mortgage journey

Contacting us doesn't commit you to anything. We'll simply have a friendly chat about your situation and explain how we can help. No jargon, no pressure, just honest guidance from people who genuinely care about helping you.

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