A straight answer
Can I get a HELOC on a rental property?
The direct answer
Yes. I place home equity lines on rental and investment properties, and on second homes, in California, Arizona, Utah and Oregon, and eligibility depends on the property, your credit and your income. The line sits behind the rental's existing first mortgage, which keeps its rate, its payment and its payoff date.
I'm Zach von der Linden (NMLS 1652805), a mortgage broker with West Capital Lending, based in San Clemente. I work with homeowners in California, Utah, Oregon and Arizona.
Zach von der Linden, mortgage broker and Branch Manager, West Capital Lending · NMLS 1652805
Wholesale pricing · California, Utah, Oregon and Arizona
5.0 across 66 reviews on Experience.com (read on 2026-09-24) · Text reaches Zach directly · Last updated 2026-10-20
This situation is worked out in a short conversation. No credit pull happens from a conversation. The options check is a soft credit pull with no impact on your credit score for the first look. Texts go to Zach's cell.
What has to be true
You own the rental or the second home and have equity in it after the existing first mortgage.
Your file supports a second loan: credit, and income including the rent as the program counts it.
The property is the kind the program accepts. A long-term rental, a second home you use yourself, and a short-term rental are read differently, so say which one it is.
What the lender checks
The property’s value, using the lender’s valuation, and how much of it the first mortgage already covers.
The rent: the lease and the deposits, and how the program counts rental income toward qualifying.
Your credit and your other obligations, including the mortgage on the home you live in.
Title and occupancy: who owns the property, whether it sits in a trust or an entity, and who lives there.
Limits
Nothing on this page states a rate, a fee, a loan-to-value figure or a line amount. Those come from the program, in writing.
Not every rental or second home qualifies, and property type and ownership structure can rule a program out. That is why this one starts with a text rather than the online check, which is for the home you live in.
A line on a rental is still a loan secured by that property. Falling behind puts the property at risk.
A line taken for a business purpose, or made to a company, can fall outside federal consumer HELOC rules. Regulation Z does not apply to "An extension of credit primarily for a business, commercial or agricultural purpose" or to "An extension of credit to other than a natural person" (12 CFR 1026.3(a)). Which rules apply to your line is set by the program and shown in your documents.
A line or a DSCR refinance?
A line leaves the rental’s first mortgage untouched and adds a second loan behind it. A DSCR refinance replaces the first mortgage with one qualified on the property’s rent. If the existing rate is one you want to keep, the line is usually the question to ask first. The investment property page explains the refinance side.
Self-employed and want the rental to qualify on its rent? Can I cash out my rental using the rent instead of my self-employed income?
State notes
I place rental and investment property lines in all four states I work in. The state differences below do not change what you do to get the line. They matter for who signs and for what a lender can collect if a loan is foreclosed.
California. If the rental is community property, both spouses sign, even if only one of you is borrowing. California Family Code 1102(a) says both spouses "are required to join in executing an instrument by which that community real property or an interest therein is ... encumbered."
Arizona. Arizona requires both spouses to sign to borrow against community real property. A.R.S. 25-214(C)(1) requires "joinder of both spouses" in "Any transaction for the acquisition, disposition or encumbrance of an interest in real property other than an unpatented mining claim or a lease of less than one year." For questions about what a lender could collect after a foreclosure, ask an Arizona real estate attorney.
Utah. When a lender forecloses its own trust deed by trustee's sale, Utah allows an action for the remaining balance "within three months after any sale of property under a trust deed." The court "may not render judgment for more than the amount by which the amount of the indebtedness with interest, costs, and expenses of sale ... exceeds the fair market value of the property as of the date of the sale" (Utah Code 57-1-32). What happens to a second or third lien when a different lender forecloses is a separate question for a Utah real estate attorney.
Oregon. Subject to exceptions in the statute, Oregon bars an action for a deficiency "after a trustee's sale under ORS 86.705 to 86.815 or after a judicial foreclosure of a residential trust deed" (ORS 86.797(2)). A residential trust deed is one on four or fewer units, one of which "the grantor, the grantor's spouse or the grantor's minor or dependent child occupies as a principal residence at the time the trust deed is recorded" (ORS 86.705(6)). A rental where you, your spouse and your minor or dependent children do not live as a principal residence does not meet that definition. If a lender forecloses a trust deed that is not residential in court, the judgment can include a money award for the shortfall (ORS 86.797(3)).
All four states. State rules on what a lender can collect after a foreclosure differ and depend on the facts, including which lender forecloses. For those questions, talk to a real estate attorney in your state.
Questions people ask next
Do lenders offer a HELOC on an investment property?
Yes, in the programs that accept them. I place lines on rental and investment properties in California, Arizona, Utah and Oregon, and which program fits depends on your property, credit and equity.
Is there a mortgage broker in South Orange County who does HELOCs on rental properties?
Yes. I'm Zach von der Linden, a mortgage broker with West Capital Lending based in San Clemente, and I offer home equity lines on rental and investment properties in Orange County and across California, Utah, Oregon and Arizona. Home loans in San Clemente covers the local side.
Can I get a HELOC on a rental without refinancing my low-rate first mortgage?
Yes, that is the point of a second-position line. The first mortgage keeps its rate, its payment and its payoff date, and the line sits behind it. A DSCR refinance is the alternative when the first mortgage is not worth keeping.
Can I put a HELOC behind a DSCR loan?
It is a program question, because the lender on the line reads the terms of the loan in front of it. Say what the first mortgage is in the first text and Zach will tell you which programs accept a line behind it.
Does the rent count as my income?
Rental income is counted the way the program allows, from the lease and the deposits. Bring both.
Can I get a HELOC on a second home?
Yes. Zach places lines on second homes as well as rentals, and a second home you use yourself is read differently from a rental, so say which one it is.
The rental is held in an LLC or a trust. Is that a problem?
No, not by itself. I arrange lines on properties held in revocable trusts, irrevocable trusts and LLCs, when the documents allow it. Say how the property is held in your first text. The page on a HELOC on a house held in a living trust or an LLC explains what each structure needs.
What clients say
Zach was so easy to work with. He made a stressful situation into a very positive experience for us and did push us one way or another. He listened to what we hoped we could accomplish and made it happen.
Word for word from Experience.com. Read all reviews.
Which page is this?
Keep your mortgage, get cash. A separate second loan can leave your existing first mortgage exactly as it is. The cash comes with its own rate and payment.
Can I get cash out of my home without refinancing?
That page has the tradeoffs and the same next step: the options check with no impact on your credit score for the initial check.
Sources and checked dates
Sources: Confirmed by Zach, Sept 2026 (rental and investment lines in CA, AZ, UT and OR confirmed 2026-09-27) (checked 2026-09-27) · Confirmed by Zach, September 2026 (checked 2026-09-27) · Supplied by Zach, September 9, 2026 (checked 2026-09-09) · CFPB, What is a HELOC? (checked 2026-09-27) · Fannie Mae selling guide, B2-1.1-01, Occupancy Types (checked 2026-09-27) · 12 CFR 1026.40, Requirements for home equity plans (eCFR) (checked 2026-09-27) · 12 CFR 1026.3, Exempt transactions (eCFR) (checked 2026-09-27) · California Family Code 1102 (California Legislative Information) (checked 2026-09-27) · A.R.S. 25-214 (Arizona State Legislature) (checked 2026-09-27) · Utah Code 57-1-32 (Utah State Legislature) (checked 2026-09-27) · ORS chapter 86 (86.705, 86.797) (Oregon State Legislature) (checked 2026-09-27).
Show each claim on this page, what it depends on, and the date it was checked (11)
| What we say, and what it depends on | Source | Checked |
|---|---|---|
| Zach places home equity lines on rental and investment properties, and on second homes, in California, Arizona, Utah and Oregon. | Confirmed by Zach, Sept 2026 (rental and investment lines in CA, AZ, UT and OR confirmed 2026-09-27) | 2026-09-27 |
| Zach arranges home equity lines on homes held in revocable living trusts, irrevocable trusts and LLCs; the program reviews the trust or company documents before approval. | Confirmed by Zach, September 2026 | 2026-09-27 |
| Zach reports placing loans through more than one wholesale lender and program via his broker channel: the standard home equity line described on this site, plus conventional, government, bank statement and investment-property options. Individual lender names are kept off the public pages until the executed broker agreement for each is on file (California 10 CCR 2848(a)(3)). | Supplied by Zach, September 9, 2026 | 2026-09-09 |
| The CFPB describes a HELOC as an open-end line of credit for borrowing repeatedly against home equity, says draw and repayment periods vary, and warns that falling behind could cost you your home. | CFPB, What is a HELOC? | 2026-09-27 |
| Fannie Mae’s selling guide, section B2-1.1-01 Occupancy Types (10/05/2022), says a second home “must be occupied by the borrower for some portion of the year,” “is restricted to one-unit dwellings,” “must be suitable for year-round occupancy,” that “the borrower must have exclusive control over the property,” that it “must not be rental property or a timeshare arrangement” and “cannot be subject to any agreements that give a management firm control over the occupancy of the property.” It adds: “If the lender identifies rental income from the property, the loan is eligible for delivery as a second home as long as the income is not used for qualifying purposes, and all other requirements for second homes are met.” It defines an investment property as one that “is owned but not occupied by the borrower.” | Fannie Mae selling guide, B2-1.1-01, Occupancy Types | 2026-09-27 |
| 12 CFR 1026.40 sets the federal requirements for home equity plans. Its list of when a creditor may terminate a plan and demand repayment includes: "Any action or inaction by the consumer adversely affects the creditor's security for the plan, or any right of the creditor in such security" (1026.40(f)(2)(iii)). | 12 CFR 1026.40, Requirements for home equity plans (eCFR) | 2026-09-27 |
| Regulation Z does not apply to "An extension of credit primarily for a business, commercial or agricultural purpose" or to "An extension of credit to other than a natural person" (12 CFR 1026.3(a)). | 12 CFR 1026.3, Exempt transactions (eCFR) | 2026-09-27 |
| California Family Code 1102(a): both spouses "are required to join in executing an instrument by which that community real property or an interest therein is ... encumbered." | California Family Code 1102 (California Legislative Information) | 2026-09-27 |
| A.R.S. 25-214(C)(1) requires "joinder of both spouses" in "Any transaction for the acquisition, disposition or encumbrance of an interest in real property other than an unpatented mining claim or a lease of less than one year." | A.R.S. 25-214 (Arizona State Legislature) | 2026-09-27 |
| Utah Code 57-1-32: after a trustee's sale under a trust deed, an action for the balance may be brought "within three months after any sale of property under a trust deed"; the court "may not render judgment for more than the amount by which the amount of the indebtedness with interest, costs, and expenses of sale ... exceeds the fair market value of the property as of the date of the sale." | Utah Code 57-1-32 (Utah State Legislature) | 2026-09-27 |
| ORS 86.797(2): subject to exceptions in the statute, no deficiency action "after a trustee's sale under ORS 86.705 to 86.815 or after a judicial foreclosure of a residential trust deed." ORS 86.705(6) defines a residential trust deed as one on four or fewer units, one of which "the grantor, the grantor's spouse or the grantor's minor or dependent child occupies as a principal residence at the time the trust deed is recorded." ORS 86.797(3): a judicial foreclosure of a trust deed that is not residential can include a money award for the shortfall. | ORS chapter 86 (86.705, 86.797) (Oregon State Legislature) | 2026-09-27 |
Written for and accountable to: Zach von der Linden, Mortgage broker and Branch Manager, West Capital Lending.
Last updated 2026-10-20.
Verify him: NMLS Consumer Access, ID 1652805 · 66 reviews on Experience.com.
Sources for product claims are listed on this page, with the date each was checked.
Two ways to take the next step
No credit pull happens from a conversation. The options check is a soft credit pull with no impact on your credit score for the first look. Text Zach first so he can review your situation. The online check covers one HELOC program, not every option he may be able to arrange. Texts go to Zach's cell.