It's mainstream, it's growing, and it could be the right solution for more of your clients
This article was produced in partnership with Together
Regulated bridging is no longer a niche corner of the specialist finance market. In 2025, the bridging piece of the pie exceeded £13 billion of annual lending. Regulated bridging accounted for 14 percent of that slice, sitting at around £1.83 billion, and with rising demand and growing awareness, momentum is only expected to build.
“Demand has increased over the past year, largely driven by market conditions rather than short-term speculation: longer transaction times create more complexity with chain breaks, which means borrowers need certainty and speed,” explains Michelle Walsh, Intermediary Sales Director, Commercial Finance at Together. “Regulated bridging is being used as a strategic step, no longer a last resort. It’s being planned earlier and positioned as a stepping stone rather than a fix.”
Speed, flexibility, protection: regulated bridging in practice
Regulated bridging, a short-term loan secured on a property where the borrower or an immediate family member either currently lives or intends to live, sits between traditional regulated residential mortgages and unregulated bridging. Because it’s regulated by the FCA under the mortgage Conduct of Business rules, it offers the speed and flexibility of a bridge alongside the protections of a regulated mortgage.
The regulatory framework, including consumer duty, demands a higher level of consumer protection, which means regulated bridging requires stronger evidence of suitability. There’s also an expectation that the customer demonstrates an understanding of the transaction from start to finish, including that it has a limited term unlike its unregulated counterpart, and presents a clearly defined exit strategy.
Irrespective of added protection, Together’s products offer its signature flexibility. From the various property types they lend against and the variety of exit strategies they support to the loan purpose itself, brokers can place these cases confidently — and responsibly. Overall, “consumer duty raised standards,” Walsh says.
“What we’re seeing with our broker partners is better planning and improved customer outcomes with clear communication across the board. As a lender, we’re supporting customers after the funds have gone out the door. We work with them to ensure that exit strategy is met within the 12-month period.”
Establishing a viable exit strategy involves more than having Plan A. If sale is the exit strategy, brokers should analyze the potential of that property selling within the time frame. If refinance is the exit, it’s prudent to assess the customer’s current and future potential income and outgoings to verify affordability with the target lender up front. Underwriters look for evidence of a solid exit strategy — and back-up plan — from day one, Walsh notes.
Timescales are also critical. If someone is using the funds for a significant refurbishment, for example, that is estimated to take 11 months, a standard regulated bridge is likely not the best solution for them.
“Preparation is really key to making sure bridging finance is the right solution,” Walsh advises, adding that when challenges arise, it’s usually due to rushed cases.
“As we know time and time again, things don’t necessarily go to plan. But it works when it’s well-advised, well-evidenced and well-planned.”
From chain breaks to care home costs
There are some common scenarios where regulated bridging is an effective solution. Together recently lent £65,000 on a refurbishment bridge to help a retired couple repair their roof before putting the property on the market. This enabled a higher sales price, therefore supporting their retirement plans. Walsh has also seen a bridge taken out to help pay an elderly couple’s care home costs while their adult children readied their property for sale, and it’s also a great tool for cases of marital separation.
There are also times when the customer has been let down by another lender, or they're looking to do a transaction with a standard high street residential mortgage but that's taking too long and there's a risk of losing their dream home. Regulated bridging certainly comes into play to enable customers to achieve their needs in that scenario.
Walsh also points to an increasingly popular trend: customers helping their children get onto the property ladder by utilizing equity. A recent case saw Together provide £121,000 to help the borrower purchase their daughter's home after there was a delay in the funds she was trying to achieve on her own. The lender completed the transaction in 24 hours, highlighting how speed is where regulated bridging really makes its case — and shining a light on Together’s strengths. The lender’s Home Track Valuation Service and in-house legal team — which supports customers at no extra cost — were pivotal in the quick turnaround.
“Because of the instability in the property market, there’s a demand for regulated bridging and for lenders like Together,” Walsh says, emphasizing the importance of flexible solutions and strong broker relationships.
‘A responsible solution, not a last resort’
Looking ahead, the Together team predicts regulated bridging will continue to expand its footprint in the market. This is supported by complex transactions that show no sign of simplifying and the likelihood of continued regulatory scrutiny. As the latter further raises the standards around advice and suitability, it reinforces that regulated bridging is a mainstream solution for owner occupiers.
“Regulated bridging plays a vital and growing role in today's mortgage market,” Walsh says. “It’s a powerful tool that helps borrowers get strategic in tricky situations — and navigate those situations with confidence.”
Despite its ability to provide a solution for cases running against a clock, Walsh is adamant that it’s not just about speed; regulated bridging is about providing the right outcome for the customer. Now is the time to get educated about what this product offers and find others who can support it, whether it’s a packaging partner or a lender directly.
If brokers haven’t dipped their toes into regulated bridging, Walsh has one question: What are you waiting for?
“This moment in time is an opportunity,” she says. “More than ever, borrowers need speed and flexibility without compromising on protection. Used correctly, regulated bridging delivers on all fronts. It should be seen as a responsible solution rather than a last resort.”
To learn more about regulated bridging solutions at Together and to contact the team, go here.
