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Mortgages for timber frame houses - expert advice and streamlined guidance.

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Your home may be repossessed if you do not keep up repayments on your mortgage. When The Bank Says No is a mortgage broker and not a lender.

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Can I get a mortgage on a timber-framed house?

Yes! Though some lenders will outright refuse you because non-standard constructions lie outside their lending policy, there are lenders out there who are open to lending on properties constructed primarily with timber frames or even having a timber-framed extension.

When the Bank Says No has access to the whole of the mortgage market and can source the right lender for your financial circumstances and the property you want to buy. With our expert team at your side, you can feel confident that you will end up with the right result for you. Get in touch with one of our advisors today, and we can get started!

What kind of timber construction is accepted?

Most lenders find the following timber-framed building types acceptable for mortgages:

Timber-framed property with brick or block outer leaf – The timber frame provides strong structure, whilst the outer brick/blockwork gives weather protection.
Modern timber systems – These consist of structural insulated panels and cross-laminated timber, both of which are high-performance materials. That being said, they need accreditation and sometimes a warranty.
Post-war timber-framed property – Timber-framed properties built in the 1950s – 1980s can be accepted so long as they have been maintained or upgraded. Mortgages on a timber-framed property of this kind require a survey to prove structural stability.

New-build timber-framed houses – Lenders typically accept new builds if built by a recognised developer and are often covered by a 10-year structural warranty.
Older prefabricated timber construction – These can include wartime and post-war prefab bungalows. They are perceived as higher risk due to age, concerns over durability and sometimes lack of documentation.
Full-timber construction – If it’s built to full residential spec with planning permission, building regulations compliance and a permanent foundation, then mortgaging is possible. Lenders tend to classify them as non-standard properties.
Non-traditional timber hybrids – Concrete/timber systems are flagged in surveyor reports, though lenders may refuse or demand structural certification.

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Alternative solutions for you

Have you just found out the property you want to buy has a timber frame or other non-standard building materials? Or, worse, have you already been declined for a mortgage after your valuation?

Don’t panic; our team of friendly, professional mortgage advisors is here to get your plans back on track. Financing timber frame properties can be somewhat complicated due to them being non-standard construction; finding a mortgage for one is often easier than you think. With our team at your side and our status as a whole market broker, you can move forward with your home-owning ambitions – confident, informed, and prepared.

Frequently Asked Questions

What do lenders look for when assessing timber-framed houses?

Lending criteria for timber framed buildings consist of:

Age and construction method – Timber-framed properties built before the 1960s tend to get the most scrutiny. Concern stems mainly from infill panels, such as wattle & daub, concrete block, or asbestos.
Condition of the timber – Timber-framed houses are made of a material that can be susceptible to timber decay, dry rot, wet rot or insect infestation.
Structural integrity – A timber-framed home is categorically a non-standard property, requiring a full structural survey for evidence of movement, deflection, sagging floors or compromised load-bearing timber. Ensuring it’s structurally sound is vital.
Fire risk and building insurance – Timber is more flammable than traditional brick or block. Buildings in high fire risk areas or that have a history of fire damage may only qualify with specialist lenders.
External cladding and breathability – Properties that have timber cladding or inappropriate cavity wall insulation installed may trap moisture, causing hidden decay. Lenders will want assurance that external materials allow for proper ventilation, so non-breathable renders (like cementitious coating) over timber-framed houses can invalidate warranties, impact property value and cause an automatic rejection.
Planning permission and building regulations – For timber-framed extensions, lenders will require proof of full planning permission and building control sign-off. People constructing their own timber-framed houses may have to opt for a self-build mortgage.
Surveyor’s valuation report – Mortgage lenders rely heavily on surveyors to identify risks, so a downvaluation or structural warning will likely stop the mortgage outright. This report must confirm the property is suitable for mortgage lending and has a reasonable resale value.
Conservation zone or AONB designation – Timber-framed houses in areas of outstanding natural beauty, or conservation zones, may face tighter regulations, often requiring bespoke surveys and permissions.

How much do all the additional checks cost?

Regardless of whether you’re dealing with specialist or high street lenders, you will likely need to provide additional information in the form of surveys and reports.

The following is an idea of what may be asked for and their prices:

Full Building Survey (Level 3) – £600 to £1,200. Required for older or non-standard construction, includes detailed inspection of timber condition and structural integrity.
Timber Specialist Report – £200 to £500. Focuses on woodworm, rot, and fungal decay. Sometimes advised to flag issues in the main survey.
Structural Engineer Report – £400 to £900. Needed if there’s movement, deflection, or concern about load-bearing timbers.
Planning & Building Regs Checks (for extensions) – £0 to £100. Local authority planning records are usually free online, but some councils charge for archived documents or certificates.
Insurance Risk Assessment / Fire Risk Survey – £150 to £400. Rarely required, but some specialist lenders or insurers may insist on it for older timber-framed homes.
Mortgage Valuation (lender-arranged) – £0 to £400. Usually included in the mortgage offer, but some lenders charge separately depending on property value.
Cavity Wall Insulation Inspection (if present) – £150 to £300. Recommended if inappropriate insulation may be trapping moisture.

Can I get a mortgage on a timber framed property with bad credit?

Despite the popularity of timber frames, many lenders consider a property built using them to be ‘non-standard’ even if it did have planning permission in the first place. For a property to be considered non-standard, its construction will be made of anything other than bricks and mortar, and sometimes lacking anything resembling concrete foundations or a tiled or slate roof.

Lenders may be concerned about timber-framed houses, including the lifespan of the structure and whether it is at higher risk of damage from timber decay or fire. In the face of these risks, the lender may question whether the non-standard construction house can act as suitable security. However, not all mortgage providers feel the same, which is why it’s important to approach the right lender through a specialist mortgage broker the first time around.

It’s not just timber-framed properties or those with timber cladding that can be affected in this way when seeking a mortgage. Other types of non-standard construction houses include concrete prefabs, steel framed properties, those with thatched roofs, listed country cottages, and high rise flats, which can also fall into this category, leaving those seeking a mortgage with similar issues to those seeking timber frame mortgages. It is worth noting that while you may manage to obtain a mortgage on a timber frame property, this doesn’t mean that another buyer will be able to later on, so this could present difficulties if you are looking to find a buyer later on. The mortgage lender may have concerns that if you default on your mortgage payments and they are forced to repossess the property, they could struggle to recoup their money from what is a non-standard property.

I am looking to self-build and want to use a timber frame construction. Are self-build mortgages in these circumstances likely to be possible?

Yes, they are! More and more housing is being built using timber frame construction, so it is not at all uncommon for self-build mortgage applications to include them. Some mortgage providers will still have concerns about a self-build mortgage for this type of timber-framed home, though, so it’s important to get expert advice from a mortgage broker before you rush to apply.

Talk to our experienced mortgage advisors about your property, and we’ll help you find the right specialist lender to approach in the circumstances. Self-build timber frame mortgages are possible when handled by expert mortgage brokers with access to specialist lenders who are more willing to lend to those seeking to build a non-standard construction property.

Can I apply for a buy to let mortgage on a timber framed property?

Looking for a Buy-to-Let mortgage on a timber-framed property is going to further reduce the options available to you as both types are more specialist mortgage options. However, plenty of specialist lenders exist, and our expert mortgage brokers can help you find them! Whatever your plans and the type of property you want to purchase, we’re here to guide you through the mortgage process and ensure you are set up for success.

Can I get a mortgage on a timber-framed property with bad credit?

A bad credit history won’t help matters when it comes to a non-standard construction house, but neither will it mean a timber frame mortgage is out of the question. Bad credit mortgages are available on most timber-framed properties, though there might be limited options, especially if your circumstances are a little out of the ordinary. To ensure you put your best foot forward, speak with one of our advisors. We’ll go through everything with you and discuss what your options are.

What are the deposit requirements for timber-framed properties?

As timber-framed houses are non-standard construction properties, they are considered higher risk by mortgage lenders, who will usually insist on a higher deposit than with standard construction mortgages. Most lenders will expect a minimum deposit of 25% for a mortgage on timber frame houses, so the maximum LTV of 75% is pretty commonplace for these types of timber frame mortgage applications.

What factors will influence my chances of mortgage approval on a timber-framed property?

When processing your mortgage application for a timber frame house, mortgage lenders will look at properties on a case-by-case basis and consider a range of factors. The age of the property in question will be important, as will the type of timber frame and construction methods, as these can vary considerably, and certain types are considered much more reliable than other timber-framed properties.

The availability of building insurance for these types of timber-framed properties can also be a factor. Many lenders require the borrower to have building insurance in place as a condition of the mortgage. Some lenders may insist on hidden defects insurance as a condition of lending if surveyors are not able to access the timber frame fully to inspect it.

Mortgage lenders might also look at other construction materials used when the property was built, and there will be an expectation that any work that needs to be carried out, as per the recommendations of a full structural engineering report, is completed before the full mortgage amount is released. This is similar in some respects to homes made with defective precast reinforced concrete (PRC), where properties have to be repaired through approved schemes before mortgage providers are willing to lend on them.

Aside from the information provided on the property by a professional surveyor, a mortgage provider will also conduct all the usual credit checks. To improve your chances of success, a clean credit report and a larger deposit can be highly beneficial.

Professional advice for timber framed property mortgages.

When the Bank Says No is a team of experienced mortgage advisors dedicated to supporting the journeys of our clients, whatever their specific circumstances. We aim to show people in non-standard or more complex situations that mortgage success is still possible.

With a friendly approach, years of expertise, and a reputation for transparent, highly accurate advice, we help our clients achieve success time after time. Timber-framed house or non-standard construction property? No problem. Let’s find the most suitable deal for you.

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