What Is an Interest-Only Lifetime Mortgage and How Does It Work?

Are You Looking To Unlock Funds With an Interest-Only Lifetime Mortgage? Discover How It Works and the Eligibility Criteria. Keep Reading to Find Out More.
  • Last Updated: 06 Feb 2024
  • Fact Checked
  • Our team recently fact checked this article for accuracy. However, things do change, so please do your own research.


Francis Hui

Key Takeaways

  • An Interest Only Lifetime Mortgage is a type of loan where you only pay the interest while the loan is outstanding and the capital is repaid when your home is sold.
  • In the UK, it works by letting you borrow a portion of your home's value, while you make monthly interest payments until you sell your home or pass away.
  • The risks and benefits include potentially having more money every month due to lower payments, but the loan balance remains unchanged and your property must be sold when the loan ends.
  • You can qualify for it after the age of 65 in the UK, provided you meet the lender's criteria and your property is of sufficient value.
  • With an Interest Only Lifetime Mortgage, your home is used as collateral for the loan and will be sold to repay the loan balance when you pass away or move into long-term care.

As a savvy homeowner looking to access the equity in your property, an interest-only lifetime mortgage may be the right option for you. 

With life expectancy consistently rising in the UK, the need to proactively plan for retirement has never been more vital.1

In This Article, You Will Discover:

    Our team of experienced journalists at Every Investor did all the digging to provide you with the best and most recent information on interest-only lifetime mortgages. 

    Read on to understand how interest-only lifetime mortgages work, their pros and cons, and whether they may just be a potential financial tool for consideration in 2024.

    What Is an Interest-Only Lifetime Mortgage?

    An interest-only lifetime mortgage is a type of equity release scheme designed for homeowners, typically aged over 55.

    It works by allowing you to release some of the equity tied up in your home, while you only repay the interest on the loan rather than the capital.

    This keeps the outstanding loan amount constant, ensuring the final debt is no greater than the initial amount borrowed.

    Unlike standard mortgages, with an interest-only lifetime mortgage, the borrowed amount is repaid when the house is sold, usually when you pass away or move into long-term care.

    This type of mortgage is a popular way for seniors to tap into their home's value without the need to move.

    It offers the peace of mind that your debt will never exceed the value of your home, protecting your inheritance for your loved ones.

    How Does an Interest-Only Lifetime Mortgage Function?

    An interest-only lifetime mortgage is a financial product that allows homeowners, typically of retirement age, to borrow against the value of their home.

    Unlike traditional mortgages, these require only the interest payments to be made, with the original loan amount being repaid when the property is sold.

    What Are the Mechanics of an Interest-Only Lifetime Mortgage?

    An interest-only lifetime mortgage works by enabling the homeowner to borrow a portion of their home’s value while continuing to live in it. 

    They then pay the interest on this loan, with the principal repaid upon selling the property which usually happens when the homeowner dies or relocates to a long-term care facility. 

    The remaining equity in the home, after the loan is repaid, can then be distributed according to the homeowner’s will. 

    What Are the Eligibility Criteria for Interest-Only Lifetime Mortgages?

    The eligibility criteria for an interest-only lifetime mortgage include being at least 55, owning a property of a certain value, and borrowing against your primary residence. 

    Specific criteria can vary between lenders.

    What Are the Interest Rates and Repayment Terms for Interest-Only Lifetime Mortgages?

    The interest rates and repayment terms for interest-only lifetime mortgages can vary widely depending on various factors. 

    These factors generally include: 

    • Your age.
    • Health conditions.
    • The value of your property.
    • The lender you choose.
    • The state of the overall economy and mortgage market.

    Interest rates for these mortgages are typically fixed or, if variable, have a "cap" or upper limit.2 

    The interest can often be repaid or "rolled up" into the loan to be paid off when the home is sold.

    What Loan Amounts Are Available for Interest-Only Lifetime Mortgages in 2024?

    Loan amounts on interest-only lifetime mortgages can vary depending on various factors.

    Generally, with an interest-only lifetime mortgage, you borrow a percentage of the value of your home, with a typical loan-to-value cap of 50-60%.3 

    However, it's essential to note that the exact loan amount will be determined based on a thorough assessment by the lender. 


    It's advisable to consult with a qualified financial advisor or an equity release specialist to obtain a precise understanding of the loan amount you may be eligible for on an interest-only lifetime mortgage.

    What Key Considerations Should UK Homeowners Have for Interest-Only Lifetime Mortgages?

    The key considerations for UK homeowners looking into interest-only lifetime mortgages include that they can affect eligibility for means-tested benefits and have inheritance implications. 4

    They should be considered as part of a broader retirement planning strategy.


    To identify whether this form of borrowing is suitable for your circumstances and financial goals, a consultation with a qualified equity release advisor or broker is essential. 

    They’ll be able to analyse your situation and suggest the best solutions available on the market. 

    Can You Release Equity on an Interest-Only Mortgage?

    Yes, you can release equity with an interest-only mortgage, but the specifics depend on your current mortgage terms and your lender's policies.

    This process allows you to access the equity built up in your home without selling it.

    However, it's crucial to get advice from a financial advisor to understand how this will affect your overall mortgage arrangement and any implications for your financial future.

    Why Opt for an Interest-Only Lifetime Mortgage?

    You may need an interest-only lifetime mortgage to access extra cash in retirement. 

    Interest-only lifetime mortgages provide periodic payments or a lump sum to homeowners who may need it for a variety of reasons. 

    These reasons could include:

    • Supplementing retirement income.
    • Providing financial assistance to family members.
    • Covering unexpected expenses.

    They essentially allow homeowners to unlock equity without selling their homes.

    What Benefits Do Interest-Only Lifetime Mortgages Offer?

    The advantages of an interest-only lifetime mortgage include retaining homeownership of your home, no required monthly repayments of the principal, and the ability to unlock equity without downsizing.

    Here are some more details of the advantages:

    • Lower monthly payments: Since your are only required to pay the interest on the loan each month, the monthly payments are lower than with a traditional mortgage.
    • Stay in your home: You can stay in your home for the rest of your life, or until you move into long-term care.
    • Flexibility: Some plans may allow you to switch to a roll-up lifetime mortgage later in life. This type of plan doesn’t require any monthly repayments, instead the interest is added to the capital and only repaid upon your death or relocation to a care facility. 

    As with all financial decisions, it’s imperative to consult a professional equity release advisor or broker when looking into interest-only lifetime mortgages. 

    They’ll be able to walk you through the ins and outs of the plan and give you an honest opinion as to whether it’s a suitable solution for your financial goals. 

    What Are the Drawbacks of Interest-Only Lifetime Mortgages?

    Disadvantages of an interest-only lifetime mortgage include reducing the value of your estate and a potential impact on means-tested benefits.

    Let’s take a closer look at these disadvantages:

    • Reduction in inheritance: The loan and the accumulated interest will be repaid from the sale of your property when you die or move into long-term care, which will reduce the amount that you can pass on as an inheritance.
    • Effect on benefits: Releasing equity can potentially affect your eligibility for means-tested benefits.
    • Changes in circumstances: If your financial situation changes and you cannot afford the interest payments anymore your principal loan balance will increase. 

    Is the Interest-Only Lifetime Mortgage Option Available in 2024?

    Yes, interest-only lifetime mortgages are still available in 2024.

    Additionally, thanks to a new standard introduced by the Equity Release Council in March 2022, all new lifetime mortgage customers are now entitled to make penalty-free partial repayments on their loans.5 

    This announcement enables new customers the ability to effectively manage the interest on their lifetime mortgages according to their current financial circumstances. 

    How Can You Apply for an Interest-Only Lifetime Mortgage in 2024?

    You can apply for an interest-only lifetime mortgage by following a simple process that involves getting advice, finding a lender, completing an application, and meeting the lender's affordability criteria. 

    Financial advice is essential to ensure the product is suitable for your circumstances and end goals. 

    Getting Financial Advice

    Equity release is a big decision that can have long-term effects on your finances, so it’s important to seek out a financial advisor who specialises in equity release.

    Finding a Lender in the UK

    Lenders can be found through your equity release advisors or brokers, via comparison sites, or by contacting financial institutions directly.

    The most important factor is to ensure that the provider you choose holds a membership with the Equity Release Council.6

    By choosing an equity release provider affiliated with the Equity Release Council, you can enjoy the benefits of consumer protection, professionalism, and peace of mind throughout the equity release process.

    Completing the Application Process 

    Once you've chosen a provider, you can apply either directly or through a broker. 

    You will need to provide information about yourself and your property.

    Obtaining a Property Valuation

    Before securing a loan, a lender will arrange for a surveyor to assess your property's value, factoring in its size, condition, location, and local market conditions. 

    Your loan amount is determined as a percentage of this valuation, often increasing with age, to ensure repayment from the future property sale.

    Completing the Legalities

    Upon loan application approval, a solicitor will oversee the legal formalities. 

    They will review the loan terms, ensuring your are aware of the conditions and risks, and confirm its legal compliance. 


    The solicitor will also liaise with the lender for fund release and register the lender's claim on your property with the Land Registry, safeguarding all legal and personal interests.

    How Do You Choose Between Interest-Only Lifetime Mortgage Providers?

    When selecting a provider for an interest-only lifetime mortgage, consider their interest rates, loan terms, and customer service reputation.

    It's important to compare different lenders to see who offers the most favourable conditions that match your financial needs and goals.

    Look for providers that offer flexible repayment options and clear, transparent terms to ensure you fully understand the commitment you're making.

    What Tips Should You Consider When Choosing an Interest-Only Lifetime Mortgage Provider?

    Tips for choosing an interest-only lifetime mortgage provider include comparing interest rates, considering the lender's reputation and experience, seeking independent advice, and carefully reading the terms and conditions.

    We’ll go into these tips in more detail below.

    • Seeking independent financial advice: A qualified professional can help you understand the potential implications of taking out an interest-only lifetime mortgage and can guide you toward the best decisions based on your circumstances.
    • Researching and comparing lenders: Use comparison websites, ask your financial advisor, or visit lenders' websites to gather information to evaluate interest rates, any possible fees, and the flexibility of the product.
    • Reading the terms and conditions carefully: The agreement for your interest-only lifetime mortgage will detail the specific terms established between you and the lender.
    • Considering the reputation and experience of the lender: Remember that a reputable lender will always be open and transparent about the costs and potential risks associated with an interest-only lifetime mortgage.
    • Ensure Equity Release Council membership: This membership provides added benefits and safeguards for consumers, including enhanced consumer protection, adherence to strict ethical standards, and access to independent legal advice.7

    In 2024, How Do Interest-Only Lifetime Mortgages Stack Up Against Other Equity Release Options?

    Interest-only lifetime mortgages differ from other equity release options mainly in their repayment structure. 

    With interest-only lifetime mortgages, borrowers pay only the interest monthly, leaving the principal to be repaid when the property is sold or the borrower dies. 

    However, with other lifetime mortgage examples:

    • Roll-up mortgages allow the interest to accumulate, increasing the loan amount over time. The interest and principal are repaid when the property is sold.
    • Drawdown options let homeowners release equity in smaller amounts as needed, with interest only accruing on the withdrawn amount.
    • Home reversions involve selling a part or the entire home to the lender in exchange for a lump sum or regular payments, but homeowners can continue living in the property.

    Each option has its advantages and potential drawbacks, and the best choice depends on individual financial needs and preferences.

    What's the Difference Between Lifetime Mortgages and Retirement Interest-Only Mortgages?

    The main difference lies in how you repay the loan; with a lifetime mortgage, you're not required to make monthly repayments as the interest rolls up, and the total amount is repaid from the sale of your home when you pass away or move into long-term care.

    In contrast, with a retirement interest-only mortgage, you pay the interest monthly, so the amount you owe remains the same.

    This can be a significant factor in deciding which option suits your financial planning for retirement.

    Frequently Asked Questions About Interest-Only Lifetime Mortgages

    How Do Interest-Only Lifetime Mortgages Differ From Traditional Mortgages?

    Is Switching From a Traditional Mortgage to an Interest-Only Lifetime Mortgage Possible?

    How Do Interest Rates for Interest-Only Lifetime Mortgages Compare to Other Loan Types in 2024?

    Are There Restrictions on How You Can Use Funds From an Interest-Only Lifetime Mortgage?

    What Alternatives Exist to Interest-Only Lifetime Mortgages?

    What Tax Implications Should You Be Aware Of With Interest-Only Lifetime Mortgages?

    What Is the Typical Duration of the Application Process for an Interest-Only Lifetime Mortgage?

    How Does a Decrease in Home Value Affect an Interest-Only Lifetime Mortgage?

    What Is an Interest Only Lifetime Mortgage?

    How Does an Interest Only Lifetime Mortgage Work in the UK?

    What Are the Risks and Benefits of an Interest Only Lifetime Mortgage?

    Can I Qualify for an Interest Only Lifetime Mortgage After 65?

    Concluding Thoughts on Interest-Only Lifetime Mortgages in 2024

    An interest-only lifetime mortgage can offer a way for homeowners to unlock the equity in their property while maintaining the capital amount of their debt. 

    This financial instrument allows homeowners to manage their monthly repayments and use the released funds for various purposes.

    However, while there are clear advantages, it’s essential to understand the long-term implications. 

    The interest rates are typically higher than a standard mortgage, and your home's equity can be significantly reduced over time, impacting any inheritance you may wish to leave.

    Understanding the benefits, drawbacks, and alternatives of an interest-only lifetime mortgage will ensure that you make a well-informed decision that supports your financial health in the long term.

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