Bridging finance for bathroom refits

A practical route to transform your bathroom sooner

Bathroom refits are one of the UK’s most popular value-adding upgrades, typically costing £6,000 to £15,000 once suite, tiling and labour are accounted for. The challenge is timing the spend. With mortgage approvals taking months, many households and small developers are using short-term bridging finance to get works underway, then exiting by sale or refinance.

Across the GB market, bridging has moved into the mainstream. Recent data shows 36% of UK property developers actively use bridging, reflecting tighter traditional lending and the need for speed on time-sensitive refits. Lenders report record volumes and forecast the national bridging loan book to reach around £12.2bn by end-2025. Completions typically take 38 to 43 days - far quicker than a standard mortgage - which is pivotal when your fitter has a slot, your tiles are on lead time, and the chain is moving.

Rates have become more competitive, with average monthly pricing reported around 0.64% to 0.81% in 2025 and applications up year on year, driven by refurbishments and light development. Crucially, higher loan-to-value thresholds - often up to 75% - can support projects where the property is temporarily uninhabitable during works. That makes bridging a realistic option for targeted upgrades like bathrooms, especially where the aim is to sell or refinance at a stronger valuation once complete.

What is changing is who uses bridging. In 2025, the majority of loans on some datasets were regulated for owner-occupied homes, and most borrowers exited by selling the property. A meaningful share also executed a bridge-to-let strategy - complete the refit, achieve a better rental yield, and switch to a buy-to-let mortgage.

Understanding APR is not just about percentages - it is about what you pay in real terms, including fees, interest and how long you need the loan.

If you are planning a bathroom refit in England and need funds quickly, bridging finance can provide the breathing room to get the work done properly, without compromising on materials or finish.

Who benefits from this approach

If you are a UK homeowner looking to modernise a tired bathroom, a buyer needing to complete essential works between exchange and completion, or a small developer juggling multiple refurbishments, bridging may be suitable. It is especially helpful when you face a timing gap - for example, your equity is tied up in a property you are selling, but you want the refit completed before listing to maximise value. Landlords upgrading to improve yields or EPC standings, and households tackling a light refurbishment ahead of a refinance, also find bridging a useful tool. The key is having a clear exit strategy - sale or refinance - and a realistic costed plan.

Funding routes you can consider

1. Regulated bridging for owner-occupiers - short-term security against your home with consumer safeguards.

2. Bridge-to-let - fund the refit, then refinance onto a buy-to-let mortgage.

3. Light refurbishment bridge - suited to non-structural bathroom upgrades and layout tweaks.

4. Second charge bridge - release equity without remortgaging your first charge.

5. Auction bridge - complete fast on auction purchases that need a bathroom overhaul.

6. Unregulated development bridge - for experienced developers handling multiple units.

7. Green-focused bridge - lenders supporting energy and water-efficiency improvements.

Cost, impact, returns and risks

Can you qualify and what lenders seek

Eligibility for bridging centres on security, affordability in the context of short-term interest, and a credible exit plan. Lenders will assess your property’s value, the available equity, and whether the works are light refurbishment or extend into structural changes. For bathroom refits, you should prepare a detailed Schedule of Works, including materials, labour, timelines and quotes. Expect to evidence project viability and include a 10% to 15% contingency within your budget, especially if you are self-managing trades.

Regulated bridging applies when the security is your main residence and includes consumer protections. Unregulated options may suit developers. Across the market, average LTVs often sit around the low to mid-50s, with maximums up to roughly 75% depending on lender, property and exit. A clear exit is essential - most commonly sale after refurbishment, or refinance to a residential or buy-to-let product. If you are unsure which route fits, Kandoo can help compare options from a panel of UK lenders and shape an application that aligns with your timeline and objectives.

From enquiry to funds in a few steps

1. Define the works and total budget with 10% contingency.

2. Confirm property value and target post-refit valuation.

3. Choose exit route - sale or refinance path.

4. Gather documents - ID, bank statements, SoW, quotes.

5. Apply via broker to suitable bridging lenders.

6. Valuation, legals and underwriting progress in parallel.

7. Receive funds and commence the bathroom refit.

8. Complete works, then execute your planned exit.

Weighing it up

Read this before committing

Bridging suits projects with clear scope, firm timelines and a credible exit. Start by instructing quotes from reputable installers and ensure lead times on suites and tiles fit your funding window. Build a contingency for unexpected plumbing or subfloor issues, which are common in older homes. Pay attention to the full cost of credit - not just the headline monthly rate - including arrangement, valuation, legal and exit fees. If refinancing is your exit, test affordability, stress rates and product availability in today’s market. If selling, speak to local agents about achievable uplift from a refreshed bathroom and time-to-sale in your area. Small decisions on specification can materially affect buyer appeal and resale value.

Next-step suggestions:

• Book a quick call with a broker to sense-check your exit.

• Prepare your Schedule of Works and materials list this week.

• Line up trades and availability before drawdown.

Alternatives worth comparing

1. Personal loan for smaller refits with fixed monthly repayments.

2. Further advance on your mortgage if speed is less critical.

3. Remortgage to release equity, mindful of early repayment charges.

4. 0% purchase or low-rate credit card for part of materials.

5. Local authority or grant schemes for accessibility-focused adaptations.

Frequently asked questions

Q: How quickly can a bridging loan complete for a bathroom refit? A: Many complete within about 38 to 43 days from offer, depending on valuation and legal work. Early documentation and a clear Schedule of Works help keep timelines tight.

Q: What will I pay each month on a bridging loan? A: Indicative rates in 2025 range around 0.64% to 0.81% monthly, plus fees. Total cost depends on loan size, term and whether interest is rolled up or serviced.

Q: How much can I borrow against my home? A: Lenders often cap LTV at up to roughly 75% for suitable cases, though typical loan-to-value averages can be lower. Affordability and exit strength influence the maximum.

Q: Do I need a Schedule of Works? A: Yes. Lenders usually require a detailed plan with costs, timelines and contractor details. Include a 10% to 15% contingency to cover unforeseen issues.

Q: What is the exit strategy in practice? A: Most borrowers either sell once the refit is complete or refinance onto a residential or buy-to-let mortgage. Some use a bridge-to-let path to capture improved yields.

Q: Can I use bridging if I already have a mortgage? A: Potentially, via a second charge bridge that leaves your first charge in place. Suitability depends on equity, affordability and lender criteria.

How Kandoo can help

Kandoo is a UK-based retail finance broker that connects you with reputable bridging lenders. We assess your project, timeline and exit to find competitive options, explain the real cost of credit, and guide the process from application to completion. Speak to us to turn your bathroom refit plan into a funded project on a realistic schedule.

Important information

This article is for general information only and is not advice. Bridging finance is secured against property and your home may be repossessed if you do not keep up repayments. Rates, fees and eligibility vary by lender and circumstances.