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Commercial Mortgages for Warehouses, Industrial Units and Factories: Expert Guide to Financing Options

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Obtaining a commercial mortgage is an essential step for those looking to invest in warehouses, industrial units, or factories in the UK. As a business owner or investor, securing a mortgage for your commercial property can provide you with greater stability and control over your investment, rather than leasing a property. Commercial mortgages are specially designed loans to finance the purchase or development of properties for business use, and come with different rates, terms, and conditions than those of residential mortgages.

Warehouses, industrial units and factories play an important role in the UK’s economy, providing spaces for manufacturing, storage and distribution of goods. These properties vary in size, purpose, and specifications, making it important to understand the various types of commercial mortgages available for them. Lenders offering commercial mortgages consider factors such as the property type, location, borrower’s credit history and business plan when determining loan terms and interest rates.

The process of securing a commercial mortgage can be complex, but with the guidance of a reputable mortgage broker and a firm understanding of the process, your dream of owning a warehouse, industrial unit, or factory can become a reality. It is essential to evaluate your financial capacity, objectives, and long-term investment strategy when considering this type of investment.

Key Takeaways

  • Commercial mortgages cater to the specific needs of investing in warehouses, industrial units, or factories in the UK.
  • Various factors, including property type, location, and borrower’s credit history, influence loan terms and interest rates.
  • Securing a commercial mortgage can be complex but is manageable with proper guidance and understanding of the process.

Understanding Commercial Mortgages

What is a Commercial Mortgage?

A commercial mortgage is a loan secured on a property that is not your residence, and its purpose is solely for business-related properties, such as warehouses, industrial units, or factories. These mortgages differ from residential mortgages as they cater specifically to the needs of businesses looking to purchase, develop, or refinance commercial property1.

Why Consider a Commercial Mortgage?

Opting for a commercial mortgage can be a wise investment, especially if your business is expanding or you’re considering purchasing a property for financial gains. Investing in warehouses, industrial units, or factories can provide long-term financial stability and potential growth opportunities for your business. Furthermore, by owning the property, you can avoid potential rent increases and enjoy greater control over your business location and infrastructure.

Understanding Mortgage Terms

When dealing with commercial mortgages, it’s essential to understand some key mortgage terms:

  • Loan to Value (LTV): This is the ratio of the loan amount to the property’s market value. LTV determines how much of the property’s value can be financed through the mortgage. For example, if a property is worth £1,000,000 and the LTV is 70%, you may borrow up to £700,000.

  • Interest Rate: This is the cost of borrowing money and is typically expressed as a percentage of the loan amount. The interest rate for commercial mortgages can be fixed or variable, depending on the terms agreed upon with the lender.

  • Amortisation Period: This is the length of time over which the mortgage is set to be repaid. Commercial mortgages often have longer amortisation periods compared to residential mortgages, sometimes up to 25 or 30 years.

  • Repayment Schedule: This outlines how and when you will make payments towards the mortgage. Repayment schedules can be monthly, quarterly, or even annual, depending on the agreement with your lender.

Understanding commercial mortgages and their terms can help you make informed decisions that align with your business goals and financial capabilities1.


  1. Commercial Mortgages Guide: Expert Insights for Success 2

Securing Loans Against Property

When you’re looking to finance a commercial property, such as a warehouse, industrial unit, or factory, it’s essential to understand the various aspects of secured loans against the property. In this section, we’ll discuss the Loan to Value Ratio and Securities and Commercial Mortgages.

Loan to Value Ratio

The Loan to Value (LTV) ratio is a critical factor when considering securing loans against your property. This ratio determines the percentage of the property’s value that you’re borrowing from the lender. For example, if you’re looking to borrow £500,000 against a property worth £1,000,000, the LTV ratio would be 50%. Lenders typically offer higher LTV ratios for lower-risk properties like warehouses, industrial units, and factories.

You should know that higher LTV ratios may also come with higher interest rates and stricter requirements on your financial status. It’s essential to keep the LTV ratio as low as possible while still receiving the necessary funds for your investment property.

Securities and Commercial Mortgages

In commercial mortgages, the security provided usually includes the property being financed. This means that if you default on the mortgage, the lender can claim the property as a repayment for the outstanding debt. However, additional security measures may be required depending on your financial status, the LTV ratio, and the type of property.

For instance, bridging loans can help secure properties quickly by providing short-term access to funds. This can be particularly useful when bridging the financial gap between purchasing a new commercial property and selling a current one. It’s important to keep in mind that the property must generate enough income to cover the loan payments and yield a return on your investment.

Moreover, other forms of collateral aside from property can also be utilised, such as personal guarantees or existing assets. However, using your property as the primary security is generally a more reliable and preferable option for lenders.

To navigate various financing options and successfully secure loans against your investment property, you need to understand the loan-to-value ratio and securities used in commercial mortgages. Consider your property’s value, the amount you’re borrowing, and the level of risk associated with your investment to make informed decisions about financing your warehouse, industrial unit, or factory.

  • Guaranteed Completion
  • No Initial Fees
  • All Commercial Property Types Accepted.
  • No Set Limits on Loan Value
  • Suitable for Trading Companies or Commercial Investments
  • Standard 70-80% Loan-to-Value, Up to 100% with Extra Security
  • Quick Decision-making
  • Competitive Market Rates
  • Owner Occupier Applications Accepted

Commercial Mortgages for Warehouses

The rise in demand for warehouses due to e-commerce and logistic needs

The rapid growth of e-commerce and changing logistics needs has led to an increase in demand for warehouses. As businesses require more storage and distribution centres, commercial mortgages for warehouses have become popular among investors and business owners alike. In response to this demand, lenders have developed specialised mortgage products specifically tailored to warehouses and related properties.

Factors lenders consider: location, size, purpose, and potential for growth

When assessing applications for warehouse mortgages, lenders take various factors into account. These include the property’s location, size, purpose, and its potential for growth. Well-located warehouses near major transport routes are generally preferred. The size of the property should be sufficient for the applicant’s needs, and lenders may also consider whether there is room for expansion or if the premises could be adapted for other uses.

The purpose of the warehouse is important as well, such as whether it will serve as an owner occupier site or an investment property. Owner Occupier Mortgages are designed for borrowers who want to use the property for their business, whereas properties bought for investment purposes may have different criteria.

Typical mortgage terms and conditions for warehouses

Commercial warehouse mortgages have a few standard terms and conditions to consider. First and foremost, the loan to value (LTV) ratio is a crucial factor. Lenders typically offer up to 75% LTV for warehouses, which means you might need to provide a 25% deposit. However, the exact percentage may vary depending on factors such as creditworthiness, location, and lender’s appetite for risk.

Interest rates for warehouse mortgages can be fixed, variable or based on a benchmark rate, such as the Bank of England base rate. Loan terms can range from 5 to 25 years, depending on the loan amount, security provided, and the borrower’s financial situation. Repayment options may include interest-only, capital and interest, or a mix of both.

It’s essential to bear in mind that commercial mortgages are often more complex than residential loans, so thorough research and seeking professional advice is highly recommended.

Case study: A successful warehouse mortgage story

A business owner identified a quality warehouse in a prime location to expand their operations in response to the growth of e-commerce. They approached a lender to secure a commercial mortgage for the property. The warehouse, being well connected to major transport routes and featuring sufficient space for the company’s needs, proved a solid investment choice.

The lender assessed the application, taking into account the proposed property’s location, size, and potential for growth. Appreciating the business’s strong financial standing and the overall potential of the warehouse, the lender approved a mortgage with a 75% LTV ratio.

The business owner successfully secured the warehouse with the commercial mortgage and used the additional space to increase their operations, helping them accommodate e-commerce demand and stay ahead of their competition.

Securing Mortgages for Industrial Units

Understanding the diverse nature of industrial units

Industrial units vary in types, including warehouses, factories, and manufacturing facilities. Securing a commercial mortgage for such units can be a complex process due to their diverse and specialised nature. It is essential to understand the specific requirements of the industry you operate in, as well as the property’s suitability for your business activities.

What lenders look for: type of industry, location, infrastructure, and economic viability

Before approving a mortgage for an industrial unit, lenders usually consider factors such as the type of industry, location, infrastructure, and economic viability of your business. They are more likely to approve a mortgage for a stable industry and property situated in a favourable location with good transport links. Additionally, the loan-to-value (LTV) ratio and the borrower’s financial standing play crucial roles in securing such mortgages. Lenders may require up to 100% LTV as security for the loan, depending on the applicant’s financial situation and additional security provided.

Common challenges and solutions when securing mortgages for industrial units

Securing a commercial mortgage for an industrial unit may pose certain challenges, such as strict lending criteria and the property’s specialised nature. To overcome these hurdles, consider the following solutions:

  • Demonstrating a strong business plan to showcase the economic viability of your industrial unit
  • Engaging a reputable surveyor to help you assess the property’s suitability, current market value, and potential growth prospects
  • Considering an Owner Occupier Mortgage if you plan to run your own business from the industrial unit
  • Exploring various lenders with specialised products for industrial units, which can cater to your specific needs and may offer competitive interest rates

Case study: Overcoming challenges in financing an industrial unit

Mr. Jones, an entrepreneur, wanted to expand his manufacturing business by purchasing an industrial unit. He faced challenges in securing a mortgage due to the unit’s specialised nature and his limited experience in the industry. Here’s how Mr. Jones overcame these challenges:

  1. Mr. Jones prepared a detailed business plan, highlighting the economic viability and growth prospects of his venture.
  2. He engaged a knowledgeable property surveyor to appraise the property and provide a comprehensive report on its suitability and market value.
  3. Mr. Jones researched various brokers and found us, we specialise in factories and warehouse mortgages, we found him favourable loan terms and interest rates.
  4. By demonstrating his financial stability and providing additional security, he secured the mortgage and successfully expanded his business.

Financing Factories with Commercial Mortgages

Key considerations for lenders: factory’s production type, scalability, market demand, and competition.

When seeking a commercial mortgage for your factory, it is essential to understand that lenders take various factors into account. They explore the factory’s production type, scalability, market demand, and competition to ensure the business model is viable and can generate profits to repay the loan. Some lenders might focus on certain industries, so it’s crucial to research suitable lenders that cater to your factory’s specific needs.

Factors affecting mortgage terms and approval for factories.

Several factors can affect mortgage terms and approval for factories. The Loan to Value (LTV) ratio plays an essential role, as it shows the proportion of the property value that the lender is willing to finance. For example, a commercial mortgage lender might provide up to 75% LTV for an owner-occupier mortgage. The remaining 25% is expected to be contributed by the borrower as a deposit.

Some lenders might allow for higher LTV ratios, provided additional security is offered. This could include personal guarantees or charges over other assets, such as investment properties or business equipment. Furthermore, the type of property, for example, If it’s a freehold, leasehold, or new-build, will heavily influence the mortgage terms.

Property location and planning permissions are also significant factors, as they can affect the marketability and future growth potential of the factory.

Case study: A modern factory’s journey from concept to completion with the aid of a commercial mortgage.

Let’s consider a modern factory that specialises in the production of sustainable packaging materials, successfully obtaining a commercial mortgage to transform its business from concept to completion. The factory sought a £1 million commercial mortgage with a 70% LTV loan, contributing a £300,000 deposit while obtaining £700,000 from the lender.

The factory demonstrated scalability and significant market demand throughout its loan application, by showcasing its state-of-the-art machinery, efficient production process, and positive impact on the environment. Additionally, they highlighted how their sustainable packaging materials address a niche in the market, helping them stand out among competitors.

The lender acknowledged these distinct advantages, leading to the approval of the commercial mortgage terms. The factory used this financing to purchase the property, invest in advanced production equipment, and expand their business, achieving sustainability goals and high market demand.

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Investing in Commercial Properties

When considering investment opportunities in commercial properties, it’s essential to explore various property types and evaluate the potential benefits and risks. This section focuses on three types of commercial properties: Warehouses, Industrial Units, and Factories.


Investing in warehouses can provide a steady income and potential for long-term capital appreciation. These properties are often used for storage, distribution, and logistics purposes, which makes them integral to retail and industrial sectors. You should consider factors such as location, accessibility, and tenant demand to maximize the return on your investment for warehouses.

When evaluating a warehouse property, look for features like:

  • High ceilings and ample storage space
  • Loading docks and easy access for large vehicles
  • Proximity to major transportation hubs

Industrial Units

Industrial units cover various properties that accommodate manufacturing, processing or assembly activities. This category can include light industrial units, workshops and manufacturing facilities. These properties often yield attractive rental returns and are an essential part of the supply chain for businesses.

When assessing industrial units for investment, you should pay attention to:

  • Compliance with zoning regulations and environmental standards
  • Flexibility to accommodate different business needs
  • On-site utilities and infrastructure


Factories are specialised buildings designed for the production and assembly of goods. They differ from other types of commercial properties due to their specific use, machinery, and layout. Investing in factories can yield high returns, particularly in industries with strong growth potential.

Before investing in factory properties, consider the following factors:

  • Sector demand and stability
  • Space for machinery installation and production lines
  • Adequate infrastructure, including transport links and power supply

By carefully analysing potential investment properties, you can make informed decisions about your commercial property portfolio. Remember to consider factors such as location, property features, and sector growth when evaluating warehouses, industrial units, and factories. With thorough research and planning, you can achieve long-term success in your commercial property investments.

Purchasing Vs. Renting Commercial Spaces

When considering a warehouse, industrial unit, or factory for your business, you have two main choices: purchasing or renting. Each option has its advantages and drawbacks, and it’s essential to carefully evaluate them based on your specific business needs.

When you purchase a commercial space, it becomes an asset, which can appreciate in value over time. Ownership also offers more control over the property, allowing you to renovate and make changes as needed. However, purchasing generally requires a higher upfront cost for a deposit and due diligence fees. It’s essential to factor in the purchase price, maintenance costs, and potential for capital growth, along with any financing needed through a commercial mortgage.

On the other hand, renting a commercial property offers flexibility and lower initial costs. You can easily upscale or downscale your business without significant financial consequences, based on your operational needs. Renting does come with caveats, such as the potential for annual rent increases and potential restrictions on modifications to the property. Moreover, you are dependent on a landlord to maintain the premises, which can sometimes result in disagreements or delays in necessary repairs.

Weighing the financial implications of both options is crucial. When purchasing, ensure you’re aware of the commercial mortgage interest rates, which typically range from 3.50% to 4.75%. In contrast, when renting, consider the passing rent and its potential increases in line with the Retail Price Index (RPI).

Ultimately, your decision to purchase or rent commercial space should align with your business’s long-term objectives and financial capacity. Consider factors such as cash flow, potential growth, and property suitability before making a final decision.

The Role of Mortgage Broker

A mortgage broker plays a crucial role in securing commercial mortgages for warehouses, industrial units, or factories. As a commercial mortgage broker, their expertise lies in guiding businesses through the complex world of property financing, ensuring a smooth and hassle-free experience.

It’s important for you to understand the benefits of working with a mortgage broker. Firstly, they have in-depth industry knowledge and can help you navigate the diverse range of commercial mortgages available. With access to a wide variety of lenders, they can effectively find the most suitable financing option for your needs.

When it comes to securing a mortgage for warehouses, industrial units, or factories, application processes tend to be complex and time-consuming. A mortgage broker can simplify the process for you. By managing the application and negotiating with lenders on your behalf, they can help you secure favourable terms and rates.

In addition to their expertise in commercial mortgages, a commercial loan broker can also assist with other business financing options. Their role encompasses connecting business owners with appropriate lenders for diverse funding requirements. These brokers have strong relationships with various commercial lenders, making it easier for them to find the right match for your unique situation.

In conclusion, relying on a mortgage broker for commercial property financing can be a wise decision. Their expert knowledge, wide range of lender connections, and ability to streamline the application process can help you secure the best possible mortgage for your warehouse, industrial unit, or factory.

The Application Process and Criteria

Step-by-step guide to applying for a commercial mortgage

  1. Research different lenders and their eligibility criteria for warehouses, industrial units or factories. This will help you find a suitable lender for your needs.
  2. Prepare your financial documents, such as your business financial statements, tax returns and a detailed business plan, to strengthen your application.
  3. Calculate how much you can afford by evaluating your business’s resources, finances and ability to repay the commercial mortgage.
  4. Choose the type of commercial mortgage that meets your needs, such as fixed or variable-rate mortgages, based on factors like the loan term, interest rates and collateral requirements.
  5. Submit your application to the chosen lender, along with the necessary documentation and prerequisites, as defined by the lender’s criteria.
  6. Wait for the lender’s decision on your application. If your application is approved, review the loan offer to make sure it aligns with your business’s goals and objectives.
  7. Complete the legal and administrative aspects of the mortgage process, including signing the loan agreement and coordinating with solicitors to finalise the legal paperwork.

Documentation and prerequisites

To apply for a commercial mortgage for warehouses, industrial units or factories, you’ll need to provide the following:

  • A detailed business plan demonstrating the purpose of the loan and how the funds will be used.
  • Business financial statements for at least two years, showing your income, expenses and profitability.
  • Your personal and business credit history to assess your creditworthiness.
  • Proof of ownership or lease for the property you intend to finance.
  • An independent valuation of the property to be mortgaged.
  • Projected rental income from tenants (if applicable).
  • Evidence of additional security if you’re pursuing a loan-to-value ratio higher than 75% .

Common pitfalls and how to avoid them

  • Submitting incomplete documents may lead to rejection of your application. Ensure you provide all the required documentation when submitting your application.
  • Inaccurate or outdated information in your business plan can weaken your application, so make sure to present an up-to-date and accurate picture of your business’s operations.
  • Ignoring the commercial mortgage criteria set by lenders can lead to disappointment. Familiarise yourself with the lender’s requirements and focus on meeting those criteria to improve your chances of approval.
  • Overestimating your property’s value will lower your loan-to-value ratio and may jeopardise your application. Obtain an independent valuation to ensure you have a realistic property value.

Challenges in Acquiring Commercial Mortgages

Credit History and its Impact

Your credit history plays a significant role in determining your eligibility for a commercial mortgage. Lenders assess your creditworthiness to gauge the potential risks associated with lending to you. A poor credit history might lead to unfavourable mortgage terms or even rejection of your application.

It’s crucial to maintain a clean credit history by making timely loan repayments and avoiding excessive debt. Additionally, ensure that any discrepancies in your credit report are corrected before applying for a mortgage. Investing in improving your credit score might increase your chances of securing a favourable mortgage offer.

Obtaining a Mortgage for Offshore Structures

Obtaining a commercial mortgage for warehouses, industrial units, or factories owned by offshore structures might be challenging. Offshore entities often create complexities in the lending process due to differences in local regulations and tax implications.

When you apply for a mortgage for an offshore structure, you’ll need to provide comprehensive documentation detailing the ownership structure and financial standing of the offshore entity. As a borrower, you must remain transparent and comply with the lender’s requirements. It’s essential to consult professionals specialising in finance for industrial property to guide you through the complex process of securing a mortgage for offshore properties.

Mortgage Fees

Fixed Rates Vs. Variable Rates

When it comes to commercial mortgages for warehouses, industrial units, or factories, you have the option to choose between fixed and variable interest rates. A fixed rate means your interest rate remains consistent throughout the mortgage term, allowing you to plan your finances with certainty. Variable rates, on the other hand, fluctuate in line with the Bank of England base rate, which can lead to either savings or higher costs depending on market fluctuations.

Early Repayment Charges

It’s essential to consider early repayment charges while taking out a commercial mortgage. These charges are incurred if you decide to repay your mortgage before the agreed term ends. Early repayment charges can vary from one lender to another, and they usually depend on factors such as interest rates and mortgage terms. Be sure to carefully review your commercial mortgage agreement to understand the potential penalties for early repayment.

Arrangement Fees

Arrangement fees are another factor to consider when applying for a commercial mortgage. This fee is charged by the lender to cover the costs of setting up and administering your mortgage. Arrangement fees may depend on factors such as the mortgage amount and your financial situation. Some lenders may offer commercial mortgages with no arrangement fees for new borrowers, such as NatWest. However, it’s essential to consider all the costs associated with a commercial mortgage, including interest rates and other charges, as a mortgage with no arrangement fee could have higher interest rates.

Refinancing Commercial Mortgages

Refinancing a commercial mortgage for warehouses, industrial units, or factories can be a beneficial move for your business. By refinancing, you may lower your interest rate, extend the loan term, or release equity to help with your business’s working capital. In some instances, this can also help with expanding your premises or purchasing new equipment.

When considering refinancing, it’s essential to weigh all the options and requirements. Reaching out to a commercial mortgage broker can help you access tailored loan advice for your specific circumstances. They can provide you with information about various loan types, interest rates, and lending criteria that meet your business needs.

To refinance a commercial mortgage, you’ll need to determine the amount you want to borrow and the value of the property you’re refinancing. Lenders will offer a loan based on a percentage of the property value, known as the loan-to-value (LTV) ratio. For example, if your warehouse has a value of £500,000 and you’re seeking an 80% LTV refinance, you’ll be able to borrow up to £400,000.

Bear in mind that some lenders specialise in offering commercial mortgages for specific property types, such as warehouses, manufacturing facilities, or factories. It’s essential to find a lender that suits your needs to ensure a smooth and successful refinancing process. Different lenders may have varying terms, interest rates, and eligibility criteria.

In conclusion, refinancing your commercial mortgage for a warehouse, industrial unit, or factory can offer significant benefits for your business. By carefully evaluating your options and seeking professional advice, you can find the best solution to meet your current and future financial needs.

Use our experience and knowledge to place your application with the most suitable lender , based on your circumstances.

Frequently Asked Questions

What are the typical interest rates for commercial mortgages on industrial properties?

The interest rates on commercial mortgages for industrial properties can vary depending on factors such as the borrower’s credit history, the property type, and the loan-to-value (LTV) ratio. Typically, you may find interest rates for commercial mortgages on industrial properties, like warehouses and factories, to be higher than those for residential mortgages due to the increased risk. To get a better understanding of the current interest rates, you should shop around and compare rates from different lenders.

How does the loan-to-value ratio affect commercial mortgage applications?

The loan-to-value (LTV) ratio is the percentage of the property’s value that you’re borrowing. Higher LTV ratios typically represent higher risk for lenders, which can result in higher interest rates. For commercial mortgages, lenders often require lower LTV ratios than residential mortgages, meaning larger deposits. As a borrower, it’s important to consider the LTV ratio when applying for a commercial mortgage on an industrial property, as it will significantly impact the interest rate and the likelihood of your application’s approval.

What are the common factors lenders consider when underwriting commercial mortgages for industrial properties?

Lenders consider several factors when underwriting commercial mortgages for industrial properties, such as the property’s location, condition, and potential for future growth. Additionally, they assess the borrower’s credit history, financial stability, and management expertise. Your business’s financial performance and the viability of your business plan are also important considerations. It’s crucial to thoroughly prepare your application to maximise your chances of approval.

What is the typical repayment period for commercial-property mortgages on warehouses and factories?

Repayment periods for commercial mortgages on warehouses and factories can range between 15 and 25 years, but terms of up to 30 years may be available in some cases. Shorter-term mortgages with flexible repayment options might also be feasible, depending on the lender and your financial situation. Keep in mind that longer repayment terms often result in lower monthly payments but higher overall interest costs.

How do I determine the affordability for a commercial mortgage on an industrial unit?

To determine the affordability of a commercial mortgage on an industrial unit, it’s vital to evaluate your business’s financial performance and cash flow. Assess your business’s income, expenses, and potential growth in relation to the mortgage’s loan amount, interest rate, and repayment term. Lenders may require assurances that rental income from the property will cover mortgage repayments, taxes, and maintenance costs. It’s beneficial to seek professional advice when evaluating the affordability of a commercial mortgage for your specific situation.

Are there any specific legal requirements to be met when securing a commercial mortgage for warehouse or factory premises?

When securing a commercial mortgage for warehouse or factory premises, you must comply with relevant laws and regulations, such as building codes, zoning regulations, and environmental compliance requirements. It’s advisable to consult with a solicitor or commercial property expert to ensure you meet all necessary legal requirements. Moreover, lenders might also require valuations and environmental assessments during the underwriting process, which must be carried out by qualified professionals.

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