Consent to Let: A Guide for UK Homeowners Moving Abroad

Who this page is for

If you own a UK property with a residential mortgage and you are moving abroad, this page is for you. Common situations include a work relocation for one to three years, a longer-term expat role with an uncertain return date, or a permanent move where you want to keep the UK property as a rental investment.

This page covers what consent to let is, how to apply for it, how long it typically lasts, and what your options are when the consent period runs out. It also covers the point at which a buy-to-let remortgage becomes the better answer.

If you are a foreign national rather than a UK national, the same principles apply. The non-UK resident mortgage pages cover your specific lender pool and criteria.

What consent to let is

Consent to let is written permission from your residential mortgage lender to rent out your property. Your mortgage contract almost certainly contains a condition requiring you to live in the property as your main residence. Letting the property without permission breaches that condition.

The breach matters. In serious cases a lender can demand full repayment of the outstanding mortgage. In practice, most lenders prefer to grant consent rather than take action, because a performing mortgage is better than a repossession. But the legal position is clear, and renting without permission carries real risk.

Consent to let is a temporary arrangement. It does not change your mortgage product. The loan stays on its existing rate, term, and conditions. The lender simply agrees, for a fixed period, not to treat the letting as a breach.

Why lenders require it

Residential mortgages and buy-to-let mortgages are different products. They are priced differently, assessed differently, and subject to different regulatory requirements. A residential mortgage is underwritten on the assumption that you live in the property and pay the mortgage from your income. A buy-to-let mortgage is underwritten partly on the rental income the property generates.

When you rent out a residential property without telling the lender, they are exposed to risk they have not priced for. The property is now occupied by someone other than the borrower. The insurer may be unaware. The lender has no rental income data. And the mortgage conditions are being breached.

Consent to let exists as a middle ground. It lets you rent the property without taking out a new mortgage, while giving the lender visibility of what is happening.

How to apply for consent to let

Contact your lender directly. Most have a consent to let process through their online portal, a dedicated phone line, or a written application. The application is usually straightforward.

What you will typically need to provide:

• Your current address abroad, or your intended address if you are applying before you leave.
• The reason for renting (work relocation, posting, and so on).
• The expected duration of the let.
• Confirmation that your buildings insurance covers a rented property (standard home insurance often does not, and a landlord policy is usually required).
• Supporting evidence in some cases, such as an employer letter confirming the relocation or a letter of confirmation for a posting.

Processing times vary. Most lenders respond within a few days to two weeks. Apply before you leave the UK if possible. Applying from abroad adds minor complexity but is not a problem.

Valid reasons lenders typically accept

Lenders have discretion over whether to grant consent to let and on what terms. Reasons they commonly accept include:

• Relocation abroad for work (the most common reason).
• A short-term posting or secondment, whether employer-arranged or voluntary.
• A military or diplomatic posting abroad.
• Moving temporarily to care for a family member in another country.
• A relationship breakdown requiring one party to vacate, where the property will be sold or returned to once the situation resolves.

Lenders are generally more cautious where the move appears permanent. If you have sold your furniture, bought a property abroad, and have no specific return date, the lender may conclude that a buy-to-let remortgage is more appropriate than consent to let. That is not unreasonable. Consent to let is designed for temporary situations.

How long consent to let lasts

Most lenders grant consent to let for a fixed period. The most common range is 12 to 24 months, though some lenders grant shorter initial periods and review at the end.

At the end of the consent period, the lender will typically ask what has changed. If you have returned to the UK and are living in the property again, no further action is needed. If you are still abroad and still letting the property, you will need to either request an extension or move to a buy-to-let mortgage.

Whether a lender extends consent to let depends on the lender and the circumstances. Some extend routinely for a further period. Others will not, on the basis that a longer-term rental position should be on a buy-to-let product. It is worth asking your lender about their extension policy before your initial consent period expires.

What happens when consent expires

You have three options when your consent to let period ends.

Return to the property. If you are back in the UK and living in the property as your main residence, the consent period has served its purpose and no further action is needed.

Apply for an extension. Contact your lender before the expiry date. Do not wait until after. Lenders differ on whether they extend, for how long, and on what terms. Some extensions are granted at the original rate. Others come with a rate adjustment.

Remortgage to a buy-to-let product. If you are still abroad and intend to remain so, remortgaging to an expat buy-to-let mortgage is the right long-term position. It gives you a fixed rate for the full term, removes the uncertainty of consent renewals, and correctly positions the mortgage for a rental property held by a non-resident.

If the consent period expires and you take none of these steps, you are again in breach of your mortgage conditions without permission.

Consent to let vs. buy-to-let remortgage: which is right

The right choice depends on how long you will be abroad and how certain your return is.

Consent to let works well when

• You are going abroad for a fixed posting of one to two years and you are confident you will return.
• Your current mortgage product has a rate that is better than what you could get on a fresh buy-to-let remortgage.
• You do not want to go through a full remortgage application mid-posting.
• The property is your intended main residence when you return.

A buy-to-let remortgage is usually better when

• You expect to be abroad for more than two years, or your return date is unclear.
• Your current mortgage fix is ending anyway, making a remortgage natural.
• You want certainty over the mortgage rate and terms for the full period you are abroad.
• Your existing lender is unwilling to grant consent to let, or is granting it only on unfavourable terms.
• You are planning to build a UK rental portfolio rather than return to owner-occupation.

The rate difference between a residential mortgage with consent and an expat buy-to-let mortgage is often smaller than people assume. For the right applicant with the right lender, the certainty and correct product fit of a buy-to-let remortgage outweighs the short-term convenience of consent to let.

See our expat remortgaging guide for a full explanation of the remortgage process from abroad.

Non-Resident Landlord Scheme

Whether you are on consent to let or a buy-to-let mortgage, if you live outside the UK and receive UK rental income, the Non-Resident Landlord Scheme applies. Under the default rules, your letting agent deducts 20% basic-rate tax from your rent before paying you.

Registering with the scheme using form NRL1 allows you to receive rent gross and settle any UK tax owed through self-assessment after the tax year. For most expat landlords this is materially better cash flow.

See our Non-Resident Landlord Scheme guide and the NRL1 form explained page for the practical steps.

Frequently asked questions