Non-Standard Construction Mortgage

Not every home is built of brick and mortar with a tiled or slate roof — and when it isn't, mainstream lenders can be cautious. Timber-framed, steel-framed and prefabricated houses, concrete-built post-war homes, and older traditional builds such as cob or wattle-and-daub all fall outside what lenders call "standard construction". This page is for buyers and owners of those properties, whether as a home to live in or as an investment, who want finance arranged with lenders that understand the build type.

A non-standard construction property is often a perfectly good security — the task is matching it to the right lender and presenting the case correctly. Working across more than 135 lenders, Propertyze does exactly that.

Key facts at a glance

• What "non-standard" means: broadly, anything other than brick or stone walls with a tiled or slate roof. The right answer depends on the specific construction, so a property outside the examples below may still be classed as non-standard.
• Common examples: timber-framed, steel-framed and prefabricated (prefab) homes; certain concrete-built properties, including many post-war estates; and older traditional builds such as cob (earth) and wattle-and-daub. This is not an exhaustive list.
• It is often very workable: many lenders will consider non-standard construction. A key factor is whether the build type is typical for the local area.
• Surveys: a full valuation is standard, and the valuer may request additional reports — for example timber, damp or structural reports — before a lender proceeds.
• Terms: loan-to-value, products and rates are frequently broadly in line with comparable standard-construction lending. The main difference is usually the choice of lender, not the headline terms.
• Available for: residential homes and buy-to-let investments alike.
• Regulation: a mortgage on a home you live in is regulated by the Financial Conduct Authority; most buy-to-let lending is not.

What counts as non-standard construction

The simple test most lenders apply: if a property is not built of brick or stone with a tiled or slate roof, it is likely to be treated as non-standard. That covers a wide range of homes, from modern timber- and steel-framed houses and prefabricated units to concrete-built properties and older traditional methods such as cob and wattle-and-daub found across parts of the UK.

Because the category is so broad, the first step is simply identifying exactly how your property is built. From there, a broker can tell you which lenders are likely to consider it and what, if any, additional reports may be needed.

How lenders assess the property

A lender's core concern is straightforward: is the property good, saleable security? A full valuation is carried out as standard, and for non-standard construction the valuer may add comments or request further reports — commonly timber, damp or structural reports — to confirm the property is sound. Provided those reports come back satisfactorily, the rest of the process tends to run much like any other mortgage.

A significant factor is how the property sits within its local area. Where a non-standard build is typical of its surroundings — for example a post-war estate built to a consistent method, with comparable properties and regular sales nearby — lenders are often comfortable, because saleability is well evidenced. Where a property is unusual for its area, a valuer may note limited saleability, which can affect the amount a lender is prepared to advance even where the property's value itself is not in question.

Which lenders, and why a specialist broker helps

Appetite varies sharply by lender. Some are comfortable with a wide range of construction types; others will consider specific types only; and some decline non-standard construction altogether. Approaching lenders directly, without knowing their stance, can mean a string of declines before finding one that fits — and repeated credit checks are unhelpful in their own right.

A specialist broker's value here is twofold: knowing which lenders consider your particular construction type, and presenting the case so the relevant criteria are addressed up front. Across more than 135 lenders, we identify the right home for your case and package it properly, so your process can run much like anyone else's.

Common complications we handle

• Identifying and evidencing an unusual or older construction type.
• Valuer requests for additional timber, damp or structural reports.
• Properties flagged for limited saleability where the build is unusual for the area.
• Concrete and prefab construction on post-war estates.
• Matching the case to lenders that specifically accept the build type for a residential or buy-to-let purpose.
• Aligning the finance with your longer-term plans for the property.

The process

1. Identify the construction — we establish exactly how the property is built and what lenders are likely to think.
2. Lender selection — we match the build type and your purpose (residential or buy-to-let) to lenders with the right appetite.
3. Application and valuation — we package and submit the case; a full valuation is carried out.
4. Additional reports if required — where the valuer requests timber, damp or structural reports, we manage these; they can add a short amount of time to the timeline.
5. Through to completion — we see the case through to offer and completion.

As a general guide, timescales are broadly comparable to standard cases — often in the region of six to eight weeks for a residential purchase, with similar timing for buy-to-let. Additional reports may add a short delay. Timescales vary with the lender, the conveyancing process and the property.

Frequently asked questions

What is a non-standard construction mortgage? A mortgage on a property built using methods other than brick or stone with a tiled or slate roof — for example timber, steel, concrete, prefab or older traditional builds.

Are the rates and deposits higher? Not necessarily. Rates, loan-to-value and products are frequently broadly in line with standard-construction lending. You may, however, have fewer lenders to choose from depending on the build type, which can affect which products are available to you.

Is the approval process very different? The main difference is the choice of lender and, sometimes, additional reports requested by the valuer. Once the property is confirmed as sound security, the rest of the process is typically similar to any other mortgage.

How do lenders value a non-standard property? Much as any other property, with attention to saleability. Where similar properties are common in the area, saleability is usually well supported; where the property is unusual for its area, a valuer may note limited saleability, which can affect the loan amount.

Can I get a buy-to-let or holiday-let mortgage on one? Yes. Non-standard construction can be financed for residential, buy-to-let and holiday-let purposes, subject to lender criteria. For an investment, it is worth considering how the construction type may affect future saleability.

Speak to a specialist

Tell us how your property is built and what you plan to do with it, and we will point you to the lenders most likely to help. Call 020 7126 8574 or request a call back, and we aim to reply within one working day.

Your property may be repossessed if you do not keep up repayments on a mortgage secured on it.

Most buy-to-let mortgages are not regulated by the Financial Conduct Authority. We conduct both regulated and unregulated business, so not all products provided through us are regulated by the FCA.

Related lending

Concrete construction · Timber construction · PRC construction · Thatched property · Barn conversions