Commercial Property Finance — Before the Fixed-Rate Period Ends
A fixed-rate period coming to an end or a loan falling due is no sure thing — and no reason to simply extend with your existing bank. This is exactly where your strongest negotiating lever lies: I review prolongation, refinancing and top-up bank-independently and extract the best follow-up solution for your commercial property. Under §34c GewO.
In short
When should I start the commercial follow-up financing?
Ideally 6 to 12 months before the fixed-rate period ends. Starting early lets you use interest-rate windows, negotiate calmly and avoid the pressure of a last-minute extension with your existing bank.
Commercial finance: prolongation, refinancing or top-up?
Prolongation with the existing bank is convenient but rarely the best terms, because there is no competition. Refinancing with a better provider often pays clearly with larger remaining debts. A top-up raises additional capital for modernisation or the next acquisition. First comes a free stocktake: remaining debt, terms, property value, letting status and your onward strategy.
Who arranges this?
Perini Finance & Property — licensed under §34c GewO for commercial property loans, 650+ banks & capital providers, we know the houses whose lending rules cover commercial follow-up loans — organising the competition between banks and financiers that turns an extension offer into a negotiation.
When should a commercial refinancing be prepared?
Six to twelve months before the fixed-rate period ends. After that the room to negotiate shrinks; before it, there is time to compare properly. Three routes are open: extending with the existing bank, refinancing with another lender, or topping up for refurbishment or the next acquisition. Extending is convenient, but it happens without competition.
That is the whole point: once a credible competing offer is on the table, the conversation changes. One thing to weigh up beforehand: the bank reprices the asset with today's rents and today's rate level. The debt service coverage ratio, net rental income divided by debt service, has to work again.
An asset that was tight ten years ago can be under pressure now. Asking after the deadline means negotiating without time and without an alternative.
Three routes at the end of the fixed-rate period
Prolongation
You extend with the existing bank. Convenient — but rarely the best terms, because there is no competition.
Refinancing
You switch to a better provider. The effort often pays off clearly, especially with larger remaining debts.
Top-up
You use the follow-up financing to raise additional capital — for example for modernisation or the next acquisition.
Why competition is your best ally
Anyone who knows only their own bank’s extension offer is negotiating blind. The bank knows: a switch is effort, and many shy away from it. As soon as a solid comparison offer is on the table, the tone changes — suddenly more is possible. That competition is exactly what I organise for you, across banks and financiers.
What I check before the follow-up financing
Before any follow-up solution comes the stocktake: current remaining debt and terms, the property’s value and letting status, your onward strategy. Only from that does it emerge whether prolongation, refinancing or top-up is the right route — and which lender fits. This check is free for you.
Frequently asked questions
When should I start the follow-up financing?
Is switching to another bank really worthwhile?
Can I raise additional capital with the follow-up financing?
What does the advice cost?
Let’s check your follow-up solution
Message me on WhatsApp or book a 30-minute call. The first check of your plan is free.