You have the equity. The bank still says no. Those two facts are not in conflict.

It is where a lender uses two or more of your properties as security for the same loan or set of loans. It gives the bank a larger security pool and gives you less control: you generally cannot sell or refinance one property without the lender re-assessing the whole position, and one weak valuation can constrain everything you hold.

Usually yes. It involves separating securities into standalone loans, which can mean refinancing some or all of the portfolio and may trigger new valuations, application fees and in some cases lenders mortgage insurance. Whether it is worth doing depends on your equity position and what you intend to do next.

Because equity and borrowing capacity are different things. Capacity is assessed on income, existing commitments, how each lender treats rental income and negative gearing, and the assessment rate applied to your existing debt. Equity is what you own. A portfolio can be equity-rich and capacity-poor at the same time.

Often, yes: by separating securities, moving facilities to lenders that assess your structure more favourably, and repricing debt so the assessed commitment falls. There is no certainty, and we will tell you at the Action Plan stage whether there is capacity to recover.

Yes, including mixed portfolios where different properties sit in different structures. That mix is precisely where most brokers cannot execute, and it is the reason this is specialist work rather than a refinance.

Below three, this is a commodity refinance that any of Australia’s twenty-thousand-odd brokers can execute, and you would be choosing on rate. At three or more across mixed structures, execution itself becomes the constraint. We would rather refer you than take work where we add nothing.