Bridging Finance: Regulated vs Unregulated Explained
Bridging finance is a short-term secured loan, typically lasting 1 to 24 months, used to bridge a gap between an immediate funding need and a longer-term solution. UK lenders split bridging into regulated and unregulated categories, each with different rules, costs and exit strategy requirements. Understanding which type applies to your business is essential before you apply.
What is bridging finance and how does it work
Bridging finance provides fast access to secured capital, usually against property, when timing prevents a standard mortgage or term loan from completing quickly enough. The borrower pays monthly interest, or rolls it up into the loan, and repays the full principal when the exit event occurs, such as a sale or remortgage.
Lenders calculate the loan against the value of the security using a loan-to-value ratio, most commonly up to 70 or 75 percent for commercial property. Because the term is short, lenders focus more on the exit strategy than on income multiples. Arrangement fees typically run from 1 to 2 percent of the facility, and interest rates currently sit between 0.55 and 1.2 percent per month depending on security quality and borrower profile.
Regulated bridging: when FCA oversight applies
Regulated bridging loans fall under the Financial Services and Markets Act 2000 and FCA supervision when the security is a property where the borrower or a close family member lives or intends to live. For limited companies and LLPs this category rarely applies, since business borrowers are not occupying the charged property as a home.
Where regulated bridging does apply, borrowers benefit from FCA conduct rules, mandatory affordability assessments and access to the Financial Ombudsman Service. The FOS can award redress up to £430,000 per complaint as of May 2026. Lenders must hold the relevant FCA permissions to offer regulated bridging, and brokers arranging it must also be authorised. If you are a sole trader or partnership borrowing against a residential property you personally occupy, regulated rules will apply to your transaction.
Unregulated bridging: the standard route for business borrowers
Unregulated bridging covers loans secured on commercial property, land, investment property and residential property that the borrower does not occupy as their home. This is the category most relevant to UK limited companies, LLPs and trading partnerships seeking short-term finance.
Because the FCA conduct rules do not apply, lenders have more flexibility on loan structure, speed and criteria. Completions in five to ten working days are achievable where legal work and valuations are straightforward. However, unregulated does not mean unprotected: lenders must still comply with the Consumer Credit Act where applicable, anti-money laundering regulations, and Companies House requirements for registered charges. Brokers arranging unregulated commercial bridging do not need FCA authorisation for that activity alone, though many are authorised for other products they also offer.
Exit strategies: the single most important factor
The exit strategy is the lender's primary concern in any bridging application, because repayment depends entirely on the borrower executing a planned event rather than generating income over time. Lenders will decline or reprice a deal if the exit is vague, speculative or outside the borrower's control.
The four most common exits are: sale of the secured property, refinance onto a commercial mortgage or buy-to-let mortgage, receipt of funds from a separate asset sale, and completion of a development that then generates a refinanceable income stream. Each exit type carries different risk in the lender's view. A sale exit on a property with an agreed buyer is lower risk than a refinance exit that depends on future rental income meeting stress-tested coverage ratios. Borrowers should prepare evidence of the exit at the point of application, not as an afterthought.
Costs, charges and rate structure
Bridging finance carries a distinct cost structure compared with term lending, and businesses should model the total cost of the facility rather than focusing on the monthly rate headline alone.
Typical costs include: an arrangement fee of 1 to 2 percent of the gross loan charged at completion; monthly interest of 0.55 to 1.2 percent, either serviced monthly or rolled up and deducted from the net advance; a valuation fee paid to an independent RICS-qualified surveyor, which varies by property type and value; legal fees for both borrower and lender solicitors; and an exit fee on some facilities, ranging from 0.5 to 1 percent of the loan. For a 12-month facility at 0.85 percent per month with a 1.5 percent arrangement fee, the effective annual cost before compounding is approximately 11.7 percent plus fees. Always request a full cost illustration before accepting heads of terms.
Common uses for bridging in an SMB context
UK limited companies and LLPs use bridging finance across a range of situations where speed or short-term flexibility is the priority rather than long-term cost minimisation.
Frequent use cases include: purchasing a commercial property at auction, where the 28-day completion window rules out standard mortgage timelines; acquiring a second premises before the sale of the first completes; funding a light refurbishment to increase a property's value or rental yield before refinancing; breaking a chain in a commercial property transaction; and releasing equity from an unencumbered asset to fund a time-sensitive business opportunity. Bridging is also used to repay an existing loan that has matured while a longer-term replacement is arranged. In each case, the borrower must have a credible, evidenced exit before the lender will proceed.
How to apply and what lenders need
A bridging application for a limited company or LLP requires a focused set of documents, and the process moves quickly once those are in order. Most specialist lenders can issue a decision in principle within 24 hours when the information provided is complete.
Lenders typically require: a completed application form with company registration number, two years of filed accounts or management accounts if newer, details of all directors and shareholders above 25 percent, a clear description of the exit strategy with supporting evidence, details of the security property including address and estimated value, and a copy of any existing mortgage or charge on the property. A solicitor experienced in bridging transactions significantly reduces completion time. At FundBiz, eligibility is limited to UK limited companies, LLPs and partnerships of four or more members, as these structures provide the legal clarity and accountability that specialist lenders require.
| Feature | Regulated Bridging | Unregulated Bridging |
|---|---|---|
| FCA oversight | Yes | No (for commercial borrowers) |
| Typical borrower | Individual occupying security | Limited company, LLP, partnership |
| FOS access | Yes, up to £430,000 | Generally no |
| Typical LTV | Up to 70% | Up to 75% |
| Monthly interest range | 0.60% to 1.20% | 0.55% to 1.20% |
| Typical term | 1 to 12 months | 1 to 24 months |
| Arrangement fee | 1% to 2% | 1% to 2% |
| Completion speed | 2 to 4 weeks | 5 to 10 working days |
Step-by-step
- Confirm the exit strategy and gather supporting evidence, such as an agreed sale contract or a refinance indicative offer.
- Establish the security property details: address, estimated value, existing charges and title number.
- Prepare company documents: two years of accounts, latest management accounts, director and shareholder details.
- Contact a specialist bridging broker or lender and submit an enquiry with the exit, security and loan amount clearly stated.
- Receive a decision in principle, usually within 24 hours, and review the full cost illustration and heads of terms carefully.
- Instruct a solicitor experienced in bridging transactions and return signed heads of terms to move to formal application.
- Complete valuation and legal due diligence, then draw down funds on the agreed completion date.
Example
A four-director manufacturing partnership in the East Midlands won a commercial unit at auction for £480,000 and needed to complete within 28 days. A standard commercial mortgage would have taken eight to twelve weeks. An unregulated bridging loan of £336,000 at 70 percent LTV completed in nine working days at 0.82 percent per month. The exit was refinance onto a commercial mortgage, which completed four months later, repaying the bridge in full.
Frequently asked questions
Can a limited company use a bridging loan secured on residential property?
Yes. A limited company can use a bridging loan secured on residential investment property, such as a buy-to-let or a property being refurbished for resale. Because the company is not occupying the property as a home, the loan is classed as unregulated. FCA conduct rules do not apply, but the lender will still require a clear exit strategy and full security details.
What happens if the exit strategy does not complete before the bridge term ends?
If the exit does not complete on time, the lender may offer a term extension, usually for one to three months, subject to additional fees and continued interest. If no extension is agreed and the loan remains unpaid, the lender can enforce their legal charge and appoint a receiver to sell the property. Borrowers should monitor exit timelines closely and communicate with the lender early if delays are anticipated.
Is rolled-up interest better than monthly serviced interest?
It depends on the borrower's cash position. Rolled-up interest adds the accrued interest to the loan balance, so no monthly payments are required, which preserves cash flow during the bridge term. However, interest then compounds on a larger balance. Serviced interest keeps the loan balance static and reduces the total cost paid, but requires monthly cash outflows. Many lenders offer both options and some permit part-serviced structures.
How does a bridging lender value commercial property?
Most bridging lenders require an independent RICS-qualified surveyor to produce a formal valuation report. The report gives both the open market value and, for development or refurbishment projects, the gross development value on completion. Lenders typically lend against the lower of the purchase price and the surveyor's valuation. Desktop and automated valuations are occasionally accepted for lower-value residential security but are rarely used for commercial assets.
Are there bridging loans without an exit fee?
Yes, a number of bridging lenders do not charge an exit fee, particularly where the arrangement fee is at the higher end of the range. Others charge an exit fee of 0.5 to 1 percent of the gross loan. Always check the heads of terms for an exit fee clause and include it in your total cost calculation. A facility with no exit fee but a higher monthly rate may cost more overall than one with an exit fee and a lower rate.
Does the BoE base rate directly affect bridging loan pricing?
Bridging loans are priced as a fixed monthly rate rather than as a margin over the BoE base rate, so they do not move automatically when the base rate changes. However, when the base rate is higher, bridging lenders' own funding costs increase and this tends to push monthly rates upward over time. With the base rate at 3.75 percent as of December 2025, bridging rates remain at a higher level than they were during the low base rate period of 2021 to 2022.
By Oliver Mackman, Director, Best Business Loans Ltd. Last reviewed 2026-05-23.