Where brokers are struggling to place bridging deals in 2026

By Tony Sanchez 20th April 2026

Based on the 20 stories published on Bridging Loan Directory last week, it’s not a lack of lenders that’s creating friction in the market, it’s the increasing complexity of deals being brought forward.

Bridging lenders continue to compete across core scenarios, but there are clear areas where brokers are finding it harder to get deals over the line.

Deals involving layered ownership structures, unusual security or multiple exit routes are taking longer to place and require more lender engagement than they might have done previously. The margin for ambiguity has narrowed.

There are also more cases where the original plan changes mid-way through a deal.

Planning issues, shifting exit strategies or the need to refinance and inject additional capital are becoming more common, adding another layer of complexity for both brokers and lenders.

One of the more consistent themes is that deals aren’t necessarily falling down on credit, but on how they’re presented.

Clear numbers, a well thought-through structure and a realistic exit are often the difference between a deal progressing quickly or stalling altogether.

Second charge bridging is another area where brokers are experiencing friction. While it remains a viable product, lender appetite is more selective, particularly where exits are not clearly evidenced or affordability is stretched.

Heavy refurbishment and development-heavy schemes are also under closer scrutiny. With build costs, timelines and exit values under pressure in parts of the market, lenders are taking a more cautious view on projects that require significant work before value can be realised.

Exit clarity is becoming more important across the board.

Deals relying on open market sales, particularly for higher-value or more specialist properties, are facing increased questioning. Where exit strategies are not clearly defined or supported, cases are more likely to stall.

That said, it’s not all constraint.

Straightforward bridging cases, with clear structures, experienced borrowers and defined exits, continue to move quickly. Where the fundamentals are strong, lenders are still delivering speed and certainty.

For brokers, the difference between deals that place easily and those that don’t is becoming more pronounced.

Structuring, clarity and positioning are playing a bigger role than ever.