THE PROPERTY FILTER TAKE
The average mortgage product shelf life has dropped to 15 days - down from 28 days a year ago - while total product count has fallen to 6,302 (Moneyfactscompare.co.uk, April 2026).
From a portfolio perspective, this is a timing problem. If you are mid-refinance cycle on two or more properties, the deal you modelled last week may not exist by the time you submit. That is not a small risk - it can break an ICR (interest coverage ratio) assumption and kill a deal.
You may wish to set a broker alert on any deal you are actively tracking, and consider locking in a rate offer as soon as your current product allows - most lenders now let you secure a rate up to six months ahead.
Why are mortgage products being withdrawn so quickly?
Lenders remove products when swap rates - the wholesale costs underpinning fixed-rate pricing - move faster than their pricing models can absorb. Rapid repricing means short windows between a product launching and being replaced.
Does a short shelf life mean rates are rising?
Not always, but the two often coincide. High withdrawal rates usually signal that lenders are uncertain about their pricing - and when uncertainty tips toward inflation or rising swap rates, the replacement product typically costs more.
How can portfolio landlords protect their refinance pipeline?
Most lenders allow you to secure a rate offer up to six months before your redemption date. Instructing a broker early and running updated stress tests as soon as a deal appears - rather than waiting - reduces the risk of a product disappearing before you complete.
