When the Lease Runs Out: A Client's Dilemma and the Power of Options

Every so often, a situation crosses your desk that reminds you just how nuanced business finance can be. A recent client case illustrates this perfectly — and shows the value of thinking creatively when the numbers don’t tell the full story.

This particular client runs a business from a leased unit. The lease expires in just a few months, and in the agreement there is an option to buy the premises for €300,000. A great deal on paper — the client reckons the market value is closer to €450,000. That’s €150,000 of instant equity if he can pull it off.

But there’s a catch.

The business’s accounts are currently loss-making, and it’s unclear whether he has the 30% deposit ready for a commercial mortgage. Even if he does, the affordability metrics for a commercial mortgage just don’t stack up — not with the current financials. Traditional lenders will likely say no.

We’re left with a classic SME conundrum: a strong commercial opportunity, but limited room to manoeuvre financially. So I did what I often do in these cases — I reached out to a trusted finance partner to explore whether there’s a creative structure that could work. Could alternative underwriting models apply? Could a lender take a view based on asset value or future potential?

And if not — we talked about Plan B. I mentioned to the client that, if financing isn’t viable, I have a finance contact who may be able to help him exit on favourable terms. Sometimes the win isn’t in keeping the asset, but in securing the upside.

This is where experience and partnerships make a real difference. It’s not just about saying “yes” or “no” to a loan — it’s about understanding the bigger picture, and helping the client navigate it.

Facing a tricky finance situation of your own? Call the BusinessLoans.ie team today on 01 55 636 55 or APPLY HERE.

Bridging Finance Isn’t Just for Distress — It’s for Opportunity

Unlock fast, flexible funding options with BusinessLoans.ie

When most people hear the term bridging finance, they think of urgent or distressed situations — patching a funding gap, rescuing a deal, or covering a tax bill. But today’s smart property investors and construction professionals are using bridging finance for something else entirely: opportunity.

At BusinessLoans.ie, we help businesses and property professionals access the finance they need to move fast — whether it’s to grab a below-market property deal, fund a refurbishment, or scale their operations.

💡 Bridging Finance: The Opportunity Tool

Bridging loans are short-term, interest-only loans designed to help you secure a property or release equity quickly — usually for 6 to 18 months. They are increasingly being used not to plug holes, but to:

• Acquire investment properties before someone else does

• Renovate and refinance for long-term gain

• Settle debts or refinance out of expensive loans

• Unlock value tied up in assets or planning gains

Speed and certainty are the name of the game — and traditional banks just can’t move quickly enough. That’s where we come in.

🧱 Not Just for Developers — Tradespeople Can Use Property Loans Too

If you’re a builder, carpenter, plumber, electrician, or subcontractor, chances are you’ve been involved in a renovation or extension project that needed fast cash to get moving. At BusinessLoans.ie, we offer:

🔧 1. Simple Unsecured Business Loans

• Loans from €5,000 to €500,000

• Based on your monthly revenue — no property security required

• Ideal for buying materials, taking on new projects, or bridging short-term cash flow gaps

• Often approved in 24–48 hours

Great for tradesmen who want to get moving on a job without waiting for stage payments or invoices to clear.

🏘️ 2. Bridging Loans

• Loan sizes from €250k to €5m+

• Up to 75% Loan-to-Value (LTV), sometimes higher with additional security

• Funds available in weeks — not months

• Can include 100% of refurbishment costs on qualifying deals

• Perfect for auction purchases, short-term acquisitions, or refinance and refurb deals

Whether you're flipping a house, unlocking value from a site, or completing a part-built project — we can help structure the right deal.

🏗️ 3. Development Finance

• Funding for ground-up residential and commercial builds

• From single-unit infill sites to multi-unit schemes

• Staged drawdowns based on build progress

• Support for planning gain, site acquisition, and developer exit loans

We work with specialist lenders who understand the Irish market and offer both speed and flexibility — crucial in today’s competitive environment.

🤝 Ready to Take the Next Step?

Whether you're:

• A tradesman ready to take on a larger contract,

• A small developer looking to fund your next site, or

• An investor looking for flexible funding outside of the banks...

We can help.

👉 Call the BusinessLoans.ie team on 01 55 636 55 or APPLY HERE.

Bridging finance isn’t just for distress. It’s a tool for growth. Let’s use it that way.

Secured Business Loans in Ireland

The Irish business lending landscape is constantly evolving, with pillar banks and alternative lenders gaining access to an ever-changing range of SBCI and government-backed loan options. However, while these lenders have access to various funding schemes, they must still operate within their lending rules. If your business has imperfect accounts or bank statements, you may face declines, particularly for unsecured loan options. In such cases, a secured business loan could be a viable alternative if your business owns eligible assets.

Types of Secured Business Loans

1. Asset-Backed Secured Loans

The quickest and easiest type of secured loan is one backed by business-owned vehicles and machinery. To qualify:

• The assets must be fully owned or have minimal outstanding finance.

• They should be less than 12 years old.

BusinessLoans.ie works with a panel of lenders to assess whether a secured loan is possible and determine the maximum amount available. Interest rates depend on risk assessment, but obtaining approval information is free. Additionally, businesses may qualify for discounted rates under the Credit Guarantee Scheme, especially if they have experienced a 15% or greater decline in turnover or net profit due to Covid-19. Loan amounts start from €20,000 and up, depending on the asset values.

2. Property-Backed Secured Loans

If your business owns commercial land or buildings, you may be eligible for a secured loan at lower interest rates. However, this loan type involves greater complexity and costs due to required legal fees, quantity surveyors, and other professional services. Because of these fixed expenses, property-backed loans are typically only feasible for amounts starting from €250,000 and above, provided the property has sufficient equity.

Benefits of a Secured Business Loan

• Higher Approval Chances – More accessible for businesses with valuable assets.

• Unlock Working Capital – Convert locked-up asset value into usable funds.

• Less Restriction on Loan Purpose – Lenders impose fewer usage checks compared to unsecured options.

Key Criteria for Secured Loan Eligibility

• Your business owns vehicles or machinery with significant value.

• Your business owns land or buildings with available equity.

• Your business passes credit assessment checks.

How BusinessLoans.ie Can Help

At BusinessLoans.ie, we specialize in securing the best funding solutions for Irish businesses. Our services are completely fee-free, and we are available seven days a week to assist with both unsecured and secured loan quotes. If a secured loan is the best route for your business, we can provide fast approval feedback from our panel of top lenders.

📞 Call the BusinessLoans.ie team for fast finance quotes on 01 55 636 55 or APPLY HERE.

Bridging loan options for Irish businesses

BusinessLoans.ie often has calls from business owners in need of short-term business loans. The reasons can vary but the key theme is a cash flow problem that’s being solved in the coming months wtih a job being finished, debtor paying or sale of stock. The immediate stress is making payroll or meeting other obligations as they fall due. Cash flow forecasting is important here because as soon as business bank statements start showing referral charges for missed direct debits and standing orders, loan quote options narrow quickly. Here are options to bridge a shortfall in cash flow:

Simple unsecured loans

If the accounts are in profit and the bank statements don’t have too many missed payments a simple unsecured loan can overcome a short-term cash flow issue. Credit teams can quickly indicate if adesired amount is possible, with a few simple documents. If a business doesn’t have an up to date tax clearance certificate, solutions can still be available but at higher rates.

Asset refinancing

Sometimes losses on accounts or bank statement performance make unsecured loans too challenging for approval. Businesses that have assets of value, that are relatively new, are owned outright or with little finance outstanding, might be able to get a working capital loan through refinancing. A list of assets can be assessed to see how much can be achieved.

Property backed bridging loans

Businesses might own land or buildings that can be used as collateral for bridging loans. Such loans can be used for a variety of reasons, from solving a cash flow issue to freeing up capital for a renovation of another property or purchase at an auction. Loan size is key here. Lenders might release up to around 70% of the value of the business’s property, but because of expensive fees for due diligence in organising the loans you might be lucky to find a lender with a starting loan size of €250,000. In such cases, if it was 70% Loan-To-Value, the value of the collateral property would need to be €325,000.

One-off invoice finance

Invoice finance, through online applications and Open Banking, has become easier for one-off or on-demand services to help business owners whenever they need it rather than being tied into long-term contracts. If a business has reputable Irish limited company debtors this will be an easy process because lenders need to check online systems to see if they can get credit insurance on the debtor. Businesses can get a list of debtors checked to see what can be financed and to what limits.

Merchant cash advance

If a business uses a card machine or merchant account then short-term loans from 3 months are possible based on the volume of sales. This can be an easy choice with a quick turnaround time. Businesses also enjoy a flexible repayment that works with their cash flow cycle.

If your business needs a short-term loan, medium-term loan or long-term loan we’ve got you covered. Call the BusinessLoans.ie team for fast finance quotes on 01 55 636 55 or email hello@businessloans.ie.

BusinessLoans.ie MD Rupert Hogan talks finance on iProperty Radio

Rupert Hogan, MD of BusinessLoans.ie spoke with Carol Tallon on iProperty Radio about all things construction finance and SMEs in Ireland. The show is on Dublin South FM from 6-7 pm every Tuesday and features all the news on the Irish property world. Here are the key points Rupert covered:

• Construction SMEs are finding support from non-bank lenders

• What’s hot right now is the Covid-19 Credit Guarantee Scheme

• For construction businesses affected so badly by restrictions, it’s available through many lenders and with many different types of finance

• If accounts are still showing profit, simple unsecured loans up to €250k are there

• If accounts are weaker consider secured lending, invoice finance & asset finance

• Bridging loans based on business-owned property start at €150k and go in to the multi-millions

• Development finance is readily available

• If construction companies are concerned about the viability of their business talk to their accountant or get free advice and support from the Local Enterprise Office