Fit-Out Finance & Refurbishment Loans for Commercial Property Owners

Summary: Yes — UK Business Loans can help commercial property owners and landlords secure refurbishment and improvement finance by matching you with specialist lenders and brokers. We don’t lend directly; instead we introduce businesses to finance partners who provide fit‑out loans, bridging, development/refurbishment finance, asset finance and other tailored options for projects from £10,000 upwards. Complete a Free Eligibility Check to get matched and receive no‑obligation quotes fast: Get Quote Now — Free Eligibility Check. (Submitting an enquiry is not an application and won’t affect your credit score.)

Get Quote Now — Free Eligibility Check
No obligation. We introduce you to lenders and brokers — we do not lend.

• Funding amounts: £10,000 – £10m+
• Typical options: secured, unsecured, bridging, development, asset finance
• Response times: often within hours once matched

Note: The enquiry form collects basic information so we can match you to the right lenders/brokers. It is not an application.

Table of Contents

• Why choose fit‑out finance?
• What types of fit‑out loans are available?
• Eligibility — what lenders look for
• Typical terms, rates and fees
• How UK Business Loans helps you get the right lender
• How to prepare to get the best quote
• Case studies & example scenarios
• FAQs
• Next steps

Why choose fit‑out finance?

Fit‑out and refurbishment finance is designed to fund the cost of improving commercial premises — from a retail shop refit, office refurbishment or restaurant fit‑out to landlord-led upgrades such as cladding replacement, accessibility improvements, or energy efficiency retrofits. Commercial property owners use this finance to:

• Complete tenant works or vacant unit refurbishments to attract higher rents;
• Upgrade for compliance (health & safety, accessibility) or to modernise space for re-letting;
• Improve energy performance and qualify for sustainability incentives;
• Preserve working capital by spreading the cost over an agreed term.

Benefits compared with paying cash include retaining liquidity, leveraging future rental income to fund improvements, and matching repayment profiles to projected increases in rental value or sale proceeds.

What types of fit‑out loans and finance are available?

There isn’t a one‑size‑fits‑all product for refurbishment projects. The right option depends on the project size, speed of funding required, security available and whether you’re an owner‑occupier, investor or tenant. Typical products include:

• Secured business loans / commercial mortgages top‑up — for owners who can offer property as security. Terms typically 5–25 years; lower rates where security and covenants are strong.
• Bridging loans — fast, short‑term finance (weeks to 12 months) to cover urgent works or a chain break pending refinance. Higher rates and fees compared with longer‑term products.
• Development / refurbishment loans — for larger conversions or multi‑unit refurbishments; often staged drawdowns and interest reserves during works.
• Unsecured or unsecured business loans — for smaller fit‑outs where property security is not offered; usually available from £10k upwards with shorter terms.
• Asset finance & hire purchase — for fit‑out equipment (kitchen installs, fixtures, specialist machinery) where equipment itself is security.
• Invoice finance — to help cashflow during works when you have invoicing milestones with contractors or tenant incentives.
• Green / sustainability loans — funding dedicated to energy efficiency upgrades (solar, LED, insulation, heat pumps), often with preferential rates or grants alongside.

Each product has different approval criteria and costs. If you need a quick short‑term bridge while you refinance to a cheaper long‑term mortgage, bridging may suit; if you want to spread cost over a decade, a secured product may be better.

For more detailed information about borrowing specifically for shop, office and hospitality interior projects see our specialist pages on fit‑out finance and related products — or fit‑out finance for in‑depth guidance.

Eligibility — what lenders look for

Lenders and brokers consider the project, the property and the borrower’s wider business position. Key criteria usually include:

• Property details: location, current value, type of lease (if leased), vacant possession or tenancy, and condition reports.
• Borrower profile: company trading history, turnover, profitability and management experience. For landlords: rental income, tenant covenant strength and historic occupancy rates.
• Security & LTV: amount you want to borrow relative to property value (loan‑to‑value). More security usually gives access to better rates and higher loan sizes.
• Project evidence: contractor quotes, project timeline, planning/building consents and CVs for major contractors.
• Credit history: company and director credit checks influence pricing and structure. Some lenders specialise in higher‑risk/complex cases.

Common documents requested: last 2–3 years’ accounts, recent management accounts, business plan or project brief, contractor quotes, lease or title documents, rent roll (if multiple units) and identification for directors.

Checklist — what to have ready: accounts, management accounts, project quote(s), proposed repayment plan, and evidence of any deposit or balance sheet funds being contributed.

Free Eligibility Check — complete a short form so we can match your project with the lenders most likely to approve it.

Typical terms, rates and fees (what to expect)

Costs vary significantly by product and risk profile. Typical ranges:

• Rates: secured longer‑term finance can be mid‑single digits; bridging and higher‑risk short‑term lenders commonly charge low‑to‑mid‑teens. Exact rates depend on lender, security and borrower profile.
• Terms: bridging 1–12 months; business loans 2–10 years; mortgages/refinance 10–25 years; development/refurb loans often structured around drawdowns aligned with milestones.
• Fees: arrangement fees (often 1–3%), valuation/legal fees, broker fees and possible early repayment charges for some products.

Indicative example (illustrative only): A café fit‑out costing £40,000 financed over 5 years at an illustrative rate of 7% could cost around £800–£820 per month. This is only an example — actual figures will depend on lender terms and your eligibility.

All figures quoted by lenders are subject to full assessment, and you should compare offers on total cost and flexibility (e.g., repayment holidays, early repayment terms).

How UK Business Loans helps you get the right lender

Our role is to match your refurbishment requirement with lenders or brokers who specialise in your sector and project type. The typical process:

1. Complete a short enquiry form (2 minutes).
2. We review your brief and match you to suitable lenders/brokers from our panel.
3. You receive contact and quotes directly from those partners — compare terms and choose the best fit.
4. Progress with the chosen provider; we stay in touch to ensure introductions complete smoothly.

We are an introducer — we do not provide loans or regulated financial advice. Our service is free and no obligation. Submitting an enquiry is informational only and will not affect your credit score.

Get Quote Now — Free Eligibility Check

How to prepare to get the best quote

Preparing enables faster decisions and better offers. Practical tips:

• Gather clear contractor quotes and a simple project timeline.
• Have recent accounts and management accounts to hand.
• If offering property security, obtain a recent valuation or desktop market check.
• Obtain landlord consent early if you are a tenant — many lenders require documented consent.
• Be realistic about expected uplift in rent/value post‑works — lenders will ask how the works improve cashflow or sale prospects.

Ready to apply? Start with a Free Eligibility Check — it’s quick and helps us match you to the right specialists.

Case studies / example scenarios

Example 1 — Independent café (£35k)

An independent café needed a full interior refit: flooring, counters and new equipment. We matched them with a broker who arranged a secured business loan for £35,000 over 5 years. Funding was approved in three weeks; monthly repayments were tailored to seasonal cashflow, helping the business upgrade without depleting working capital.

Example 2 — Landlord converting offices to co‑work (£250k)

A landlord required fast funding to refurbish a vacant office block for co‑working. A short‑term bridging loan provided initial capital to complete works within 2 months; once units were let, the landlord refinanced onto a longer‑term development facility at a lower overall cost.

Frequently asked questions

Can UK Business Loans lend the money directly?

No. We do not lend directly. We introduce you to lenders and brokers who can provide fit‑out and refurbishment finance.

Can landlords get refurbishment loans?

Yes. Landlords commonly obtain secured top‑up mortgages, bridging or development/refurbishment loans depending on the project size and security available.

Can tenants get fit‑out loans without landlord consent?

Often landlord consent is required for structural works or alterations. Some lenders will still consider tenant funding if consent can be documented, or where funding is against business/contractor assets rather than the property.

What if my credit history isn’t perfect?

There are lenders and specialist brokers who work with imperfect credit or complex cases. They may charge higher rates or request additional security, but an enquiry will identify suitable options.

How quickly will I get quotes?

After you submit an enquiry you often receive responses within hours, with formal quotes in days depending on complexity and documentation needed.

Will submitting an enquiry affect my credit score?

No — our initial matching call or introduction does not affect your credit score. Lenders may perform formal credit checks later in the process.

Get your tailored quote — Free Eligibility Check

Next steps

If you’re ready to explore refurbishment or fit‑out finance, we’ll make the introductions that save you time and put you in front of the right lenders and brokers. Complete our short form now — it takes under two minutes and won’t affect your credit score.

Get Quote Now — Free Eligibility Check

Important: UK Business Loans is an introducer and not a lender or regulated adviser. We connect businesses with lenders and brokers who can provide finance. All finance is subject to lender eligibility, terms and credit assessment. Our service is free and no obligation. Data collected is used to match you with suitable partners — see our Privacy Policy for details.

1. Can UK Business Loans lend fit-out or refurbishment money directly?
No — UK Business Loans is an introducer that matches you with specialist lenders and brokers; we do not provide loans ourselves.

2. What types of fit-out finance and refurbishment loans are available?
Typical options include secured business loans/commercial mortgage top‑ups, bridging, development/refurbishment loans, unsecured business loans, asset finance, invoice finance and green/sustainability loans.

3. How much can I borrow for a fit‑out or refurbishment project?
Funding typically starts from around £10,000 and can scale to £10m+ depending on the product, security and lender appetite.

4. How quickly will I receive quotes and funding?
You can often get initial responses within hours and formal quotes within days, while actual funding times vary by product (weeks for bridging, months for longer-term refinance).

5. Will submitting a Free Eligibility Check affect my credit score?
No — completing our short enquiry to get matched is informational and won’t affect your credit score; lenders may carry out credit checks later if you proceed.

6. Can tenants get fit‑out loans without landlord consent?
Landlord consent is commonly required for structural or lease‑altering works, though some lenders will fund tenant fit‑outs against business or equipment assets or where documented consent is provided.

7. What do lenders typically look for when assessing eligibility?
Lenders usually assess property details and value, borrower trading history and finances, loan‑to‑value/security, project quotes/timeline and credit history.

8. What rates, terms and fees should I expect for refurbishment finance?
Expect secured longer‑term finance often in the mid‑single digits, bridging in the low‑to‑mid‑teens, terms from 1 month (bridging) to 25 years (mortgage/refinance), and fees such as 1–3% arrangement plus valuation/legal costs.

9. Can landlords obtain refurbishment loans to improve rental income or re‑let vacant units?
Yes — landlords commonly use secured top‑ups, bridging or development/refurbishment facilities to upgrade properties, attract higher rents or convert uses.

10. How can I get the best quote through UK Business Loans?
Complete our quick, free eligibility check and have recent accounts, contractor quotes, a project timeline and any security/valuation details ready so we can match you to the most suitable lenders and brokers.