Can I Rent Out, Host Tenants, or Launch an Airbnb After Equity Release?

Renting out your house under equity release is typically possible with the lender’s permission, subject to specific conditions to protect the property's value.
  • Last Updated: 14 May 2024
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Francis Hui
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Key Takeaways…

  • Renting out your home after equity release is possible in the UK, but always consult with your equity release provider to confirm any restrictions or conditions, which may include rental income considerations and the need for their consent.
  • Be aware that renting your property can alter the terms of your equity release agreement, potentially affecting maintenance responsibilities and how your equity is calculated.
  • Understanding the full implications of your equity release terms is crucial before deciding to rent out your home to ensure complete compliance and avoid potential issues.

As a homeowner over 55, you may wonder if you can rent out your house with equity release and who the best equity release company is to do it with.

With a rising number of UK-based retirees owning homes, there are multiple ways to earn income from your property.

How is this possible?

In This Article, You Will Discover:

    Our expert team at Every Investor has reviewed the latest market information on equity release and has compiled it into this easy-to-use guide for you to consider.

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    Equity Release with Tenants or Lodgers

    What is the Nature of Equity Release for Homeowners in the UK?

    Equity release, a financial option for those over 55, enables homeowners to utilise the embedded value in their property for financial advantage, similar to how home equity loans in the UK offer a borrowing option against the equity in one’s home.

    This approach is popular for supplementing income in retirement or for other personal financial goals.

    The two main options in equity release are lifetime mortgages and home reversion plans.

    Lifetime mortgages involve taking out a loan against the value of your home, repayable when your home is sold, typically after your passing.

    Home reversion, meanwhile, involves selling a part of your home for a cash amount or regular income, whilst keeping the right to live in it.

    So, is equity release worth considering?

    What Are the Consequences of Equity Release?

    Equity release can offer financial assistance during retirement, but it also carries potential risks.

    It can reduce your estate’s value, meaning less inheritance for your heirs.

    Additionally, if house prices fall, you may end up owing more than your property is worth.

    Also, consider that interest accumulates over time, which may leave you or your heirs with a significant debt to repay.

    However, equity release can also provide positives such as funding for home improvements, travel, and living expenses.

    Particularly, it provides a lump sum or steady income if you are asset-rich but cash restricted.

    It is crucial to consult with a financial advisor before proceeding, as they can guide you on potential impacts on benefits and tax.

    Remember, equity release is a lifelong commitment – so considering all consequences is vital.

    What are the Significant Distinctions Between Lodgers and Tenants?

    The main distinction between a lodger and a tenant is the level of exclusivity and control over their property. 

    A lodger shares living space with the homeowner and has less legal protection than a tenant. 

    In contrast, a tenant has exclusive possession of the entire property and has more legal rights and responsibilities.

    Tenants are responsible for paying council tax, whilst lodgers are not.

    A tenant also needs to grant a landlord permission to access the property.

    Lodgers usually occupy the property for a shorter period than tenants. 

    Lodger agreements are typically for a fixed term, such as six months, while tenancies are usually for a more extended period, such as one year or more.

    The process of evicting a lodger is more straightforward and faster than the process of evicting a tenant. 

    A homeowner can evict a lodger without a court order, whilst a landlord must follow strict legal procedures to evict a tenant.

    Can I Rent Out My House If I Have Equity Release on It?

    Renting out your house under an equity release agreement may be possible but it is crucial to understand the terms of your plan to avoid violations. 

    There are two main types of equity release plans – a lifetime mortgage and a home reversion plan, each with different implications for renting out your property.

    With a lifetime mortgage, renting out part of your property may be permissible, provided it remains your primary residence. 

    Yet, if you decide to move out and rent the entire property, it could infringe upon the agreement, potentially resulting in a requirement to repay the loan in full.

    For those who spend half the year in a holiday home, renting out your primary residence during your absence may seem an attractive option. 


    If such a property has an equity release, make sure to consult your provider to understand the equity release rules, and if such an arrangement is permissible.

    With a home reversion plan, renting may not be an option as you have already sold a portion of your property to the reversion provider.

    Before making any decisions, reach out to your equity release provider for further information. 

    Reviewing the terms of your agreement will give you a clearer understanding of what is possible when renting out your property under equity release.

    What Are the Considerations for Rental Income with Equity Release?

    When considering rental income with equity release, you should factor in potential impacts on your financial situation.

    Rental income may affect your eligibility for means-tested benefits or alter the terms of your equity release plan.

    It is advisable to consult a financial advisor to understand the implications fully.

    How Does Renting Out My Property Affect its Valuation and Equity Release?

    Renting out your property may influence it’s valuation and the amount of equity available for release.

    Increased rental income could potentially impact the assessment of your property’s value by the equity release provider.

    Consult with your provider to understand how rental income may affect your equity release arrangement.

    Lodgers vs. Tenants and Equity Release

    When it comes to equity release, lodgers and tenants are treated differently.

    Typically, it is permissible to apply for equity release on a property if you house a lodger, but this may not be the case if you have a tenant.

    The key reason for this distinction is that tenants are legally entitled to certain rights regarding the property.

    More details…

    Can I Have a Tenant With Equity Release?

    You cannot have a tenant with equity release because they are someone who rents the entire property from you and has exclusive use of all living spaces. 

    Equity release providers typically require that the homeowner lives in the property as their primary residence for at least six months of the year.

    If you move out and rent the property to someone else, it may violate the terms of your agreement, and you may be required to repay the loan.

    Can I Have a Lodger With Equity Release?

    In general, some types of equity release, such as lifetime mortgages, may allow you to take in a lodger, provided you continue to live in the property as your primary residence. 

    However, you will need to check the specific terms of your agreement to ensure this is allowed, and there may be limitations on the number and type of lodgers you can have.

    On the other hand, with a home reversion plan, you have sold a portion or all of your property to the reversion provider, so taking in a lodger may not be allowed, or it may require explicit permission from the provider.

    In some cases, the provider may require the lodger to sign a form stating their agreement to vacate the property if it needs to be sold whilst they are residing there.

    Regardless of the type of plan, it is vital to communicate with your provider before taking in a lodger to avoid potential violation of the terms of your agreement, which could lead to significant consequences.

    What are the Implications of Equity Release for Different Rental Arrangements?

    The implications of equity release can vary depending on the type of rental arrangement. Long-term tenancies, short-term lets, or holiday rentals may have different impacts on your equity release plan and financial situation.

    It is crucial to understand these implications fully before proceeding with any rental arrangement.

    What is the Tenancy Deposit Scheme (TDS)?

    The Tenancy Deposit Scheme (TDS)1 is a UK government-approved scheme that protects tenants’ deposits and ensures they are returned fairly at the end of the tenancy. 

    Landlords must protect their tenants’ deposits within thirty days of receiving them by either paying the deposit into the scheme or paying a fee to the scheme. 

    The TDS benefits tenants and landlords by providing a straightforward way to protect tenants’ deposits and an independent dispute resolution service to resolve possible disputes. 

    Non-compliance with the TDS can result in penalties for landlords.

    How Can I Utilise Airbnb and the Rent-A-Room Scheme with Equity Release?

    If you want to rent out a room on Airbnb or under the Rent-A-Room Scheme2 and have equity release on your home, it is essential to check with your equity release provider first to ensure that you are not violating any terms of your agreement. 

    Most equity release providers have restrictions on short-term rentals and, as we have seen, require the homeowner to reside in the property as their primary residence. 

    You will need to carefully read the terms of your agreement as it could impact the availability of rooms for rent on Airbnb.

    Tips for Listing for Airbnb and Equity Release

    Some tips to consider if you have equity release on your home and want to list your property on Airbnb…

    • Check with your equity release provider: Before listing your property on Airbnb, check with your equity release provider to ensure that you are not violating any of the terms of your agreement.
    • Be transparent: When listing your property on Airbnb, be transparent about the equity release on your home. This can help to avoid any potential issues or misunderstandings with guests.
    • Get insurance: It is a good idea to obtain additional insurance to cover any potential damage or liability that may arise from renting out your property on Airbnb.
    • Set clear rules: Set clear rules for your guests to ensure they understand what is expected of them during their stay. This can help to minimise the risk of damage or other issues.
    • Consider hiring a property manager: If you cannot manage the property yourself, consider hiring a property manager to handle the day-to-day operations and ensure everything runs smoothly.
    • Seek professional advice: It is always a good idea to seek the advice of a financial advisor, equity release expert, or legal professional before listing your property on Airbnb, especially if you have equity release on your home. They can help you understand the potential risks and ensure you comply with all relevant laws and regulations.

    How Do I Manage Rental Income Alongside Equity Release?

    Managing rental income alongside equity release requires careful financial planning.

    Consider setting aside funds for ongoing expenses, such as property maintenance and insurance.

    Additionally, review your budget regularly to ensure rental income adequately supports your financial needs alongside equity release payments.

    What Legal Requirements Should I Know When Renting Out My Property with Equity Release?

    Before renting out your property with equity release, familiarise yourself with landlord obligations and regulations.

    Ensure compliance with safety standards, tenancy agreements, and any local licensing requirements.

    Additionally, consider seeking legal advice to navigate complex legal aspects effectively.

    What are Some Common Questions?

    Can I Take Out an Equity Release on a Rental Property?

    What Are the Specific Equity Release Council Rules About Rental Properties?

    Do the Equity Release Council Rules Differ for Lodgers and Tenants?

    Is It Possible to Rent Out a Property on Equity Release?

    Can Airbnb Be Used With an Equity Release Scheme?

    Are There Any Tax Implications When Renting Out a Property With Equity Release?

    What is the Tenancy Deposit Scheme, and What Should You Know About It When Renting Out a Property With Equity Release?

    What is a Buy-to-Let Equity Release?

    What Are the Terms for Renting Out My House After Equity Release?

    Can I Still Rent Out My Property After An Equity Release?

    What is the Impact of Renting Out My House on Equity Release?

    Are There Restrictions on Renting My House After Equity Release?

    Can I Use Equity Release and Rent Out My Home Simultaneously?

    In Conclusion

    Whether you can rent out a house with equity release largely depends on the terms of your specific agreement and the type of equity release plan you have. 

    Most schemes are designed with the assumption that the homeowner will occupy the property as their primary residence, limiting the possibility of renting it out.

    Nevertheless, exceptions may exist, and providers may have different policies. 

    It is crucial to review your agreement carefully and consult an equity release advisor or your provider before deciding to rent out your house with equity release.

    The features mentioned and the amounts raised, are subject to the lender’s criteria, terms and conditions. These may take into account the age, health and lifestyle factors in order to provide an enhanced amount. To understand the features and risks, ask for a personalised illustration.

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