Finding the High Rise Building Mortgage Lenders in the UK

Finding a mortgage lender for a high-rise building in the UK can be more challenging than securing a standard residential mortgage. High-rise properties, particularly those above five storeys, often come with additional lending criteria due to perceived risks such as fire safety concerns, cladding issues, and leasehold restrictions.

If you’re looking to finance a flat in a high-rise building, this guide will help you navigate the process, understand lender requirements, and find the best mortgage deal.

Why Are High-Rise Buildings Considered Risky by Some Lenders?

Many mortgage lenders in the UK view high-rise flats as riskier investments for a few key reasons:

1. Cladding and Fire Safety Concerns – Since the Grenfell Tower tragedy in 2017, lenders have been more cautious about buildings with unsafe cladding. Many lenders now require an EWS1 (External Wall System) form to prove a building is fire-safe.
2. Depreciation Risk – High-rise flats, especially in densely populated cities like London, Manchester, and Birmingham, can sometimes depreciate faster than traditional houses.
3. Ownership and Lease Issues – Most high-rise flats are leasehold, and some lenders have strict requirements about lease length and ground rent clauses.
4. Maintenance Costs – Higher service charges and maintenance fees in large apartment blocks can be a concern for lenders when assessing affordability.

Which UK Lenders Offer High-Rise Building Mortgages?

While some major banks are hesitant, several lenders specialise in financing high-rise flats.

Here are a few options:

High Street Banks

Some major UK banks offer mortgages on high-rise properties, but their criteria are strict. Banks like Barclays, NatWest, HSBC, and Lloyds may lend on high-rise flats but often require:


• A minimum lease length (usually over 80 years).

• Proof that the building meets fire safety regulations (EWS1 certification).

• A well-maintained building with no history of structural issues.

Specialist Mortgage Lenders

If your flat is in a high-rise without an EWS1 form or has other complexities, specialist mortgage lenders might be the better choice. Some of these lenders include:

• Pepper Money – Flexible on high-rise buildings and non-standard constructions.
• Vida Homeloans – Ideal for buyers with complex financial situations, including self-employed applicants.
• Kensington Mortgages – Offers lending on high-rise flats with case-by-case reviews.

Buy-to-Let Mortgage Lenders

For investors looking to purchase high-rise flats as rental properties, some lenders like Paragon Bank, Aldermore, and The Mortgage Works offer buy-to-let mortgages for high-rise properties. However, they typically require higher deposits and proof of strong rental yields.

How to Find High-Rise Building Mortgage Lenders

Use a Specialist Mortgage Broker

A mortgage broker with experience in high-rise lending can identify the best lenders for your situation. Many mainstream banks may reject applications, but specialist brokers have access to lenders willing to finance high-rise properties.

Check with High-Street Banks

While some major UK lenders like Barclays, HSBC, and Nationwide will consider high-rise mortgages, they often impose strict conditions. Check their eligibility criteria, particularly around cladding and leasehold agreements.

Look at Specialist and Buy-to-Let Lenders

If the property is a buy-to-let (BTL) investment, lenders such as The Mortgage Works, Paragon, and Precise Mortgages may offer more flexibility. Specialist lenders are also more open to lending on buildings with non-standard construction.

Consider a Shared Ownership or Help to Buy Scheme

If you’re a first-time buyer, government-backed schemes like Shared Ownership or Help to Buy can help secure lending for high-rise flats. However, check whether the building meets lender criteria.

Assess the EWS1 Form Requirement

Many lenders require an EWS1 form for buildings with cladding. Without this, securing a mortgage can be difficult. Before applying, ask the building management or developer whether the property has a valid EWS1 certificate.

Check Lease Terms and Service Charges

Lenders scrutinise lease length (typically requiring at least 80 years remaining), ground rent clauses, and service charges. If these are deemed excessive, it may limit mortgage availability.

Explore Credit Unions and Building Societies

Some building societies (e.g., Leeds Building Society, Skipton, and Coventry Building Society) are more flexible in lending for high-rise flats than mainstream banks. Credit unions may also provide alternative mortgage options.

How to Improve Your Chances of Getting a High-Rise Mortgage

If you want to increase your chances of securing a mortgage for a high-rise flat, follow these steps:

Check the EWS1 Status: Lenders will likely require an EWS1 certificate if the building is above 18 metres or has cladding. If the building doesn’t have one, securing a mortgage could be difficult.

Consider a Larger Deposit: Many lenders require a higher loan-to-value (LTV) ratio for high-rise flats. A 15-25% deposit may be necessary instead of the standard 5-10%.

Work with a Mortgage Broker: A specialist mortgage broker with experience in high-rise building mortgages can connect you with lenders that are more flexible.

Review Lease Terms: Make sure the lease length is sufficient (ideally over 80 years), and that ground rent and service charges are not excessive.

Consider Alternative Lenders: If high-street banks reject your application, specialist lenders or building societies may offer more flexibility.

What to Expect During the Application Process

When applying for a mortgage on a high-rise flat, you should prepare for:

• A detailed property survey – Lenders may require a full valuation or specialist survey to assess the building’s condition.
• Additional documentation – Be ready to provide an EWS1 form, leasehold details, and evidence of the building’s fire safety compliance.
• Higher deposit requirements – Some lenders may require a 15-25% deposit instead of the standard 5-10% for lower-risk properties.

While securing a mortgage for a high-rise flat in the UK can be more complex, it’s not impossible. High-rise building mortgage lenders include high-street banks, specialist lenders, and buy-to-let providers, each with different criteria. By checking building safety, saving for a larger deposit, and consulting a mortgage broker, you can improve your chances of approval.

If you’re struggling to find a lender, working with an expert broker can help you navigate the complexities and find the best mortgage deal for your situation.

Need Expert Help?

If you’re struggling to find a high-rise mortgage lender, speak to a specialist mortgage advisor who can assess your situation and connect you with the best lenders for your needs.

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