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Is it cheaper to use an offset mortgage? Mr Hargreaves said one option for Ms Williams would be to use a buy-to-let offset mortgage to help cut her costs. She could put any savings or rental income into the offset account, reducing her monthly interest bill. However, she would not meet the criteria for the buy-to-let offset mortgage from the Family Building Society , which stress tests all its applicants to ensure they can afford the loan. The test is based on how much rent landlords are taking compared with how much they could pay on their mortgage if interest rates rose. For the Family mortgage, Mr Hargreaves said Ms Williams would need 1,100 in rental income each month, 150 more than she currently makes, as its test requires up to 145pc of the mortgage cost to be covered by rent at an interest rate of 5.5pc. The buy-to-let offset mortgage from Hinckley & Rugby Building Society would require only 450 a month as it requires up to 135pc of mortgage costs to be covered by rent at an interest rate of 2.89pc. View photos Philippa Gee said Ms Williams will not be hit as hard by the tax changes as some other investors Credit: Jay Williams More Philippa Gee, Philippa Gee Wealth Management: Ms Williams is going to be hit by the changes in what can be offset against rental income for the calculation of tax. Fortunately, her mortgage payments are just under 29pc of the rental income for the buy-to-let property and therefore this will not have the impact that it might for others. However, she needs to protect herself against this change, as she will have another 3,240 potential income on which she will be taxed each year. She could consider either increasing the rent, if possible, or selling if the value is attractive. She has been clever to buy a property at a bargain price in an area where there is a strong catalyst for house prices rises. Now she needs to ask herself whether the value is close to a maximum level and whether she should look to move on. A lot depends on where she chooses to locate herself. She said she was unsure whether she would remain in Swanage, where she owns her other property, or return to London in the longer term. I would suggest that a decision on that needs to come sooner rather than later, so that if London is chosen as her base and she wants accommodation, she can press on with making the rental property her home. She would then need to decide what to do with the Dorset property. The problem is that, while she thinks that the work she has done on the Swanage property since she bought it in November has given her a maximum gain of 40,000 after costs, every mortgage payment she makes will reduce this gain, particularly if the property doesnt appreciate any more in value.
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