Investment - Comprehensive Risk Summary:

1. Investment Performance

The value of your investment can go down as well as up and past performance is not an accurate guide to future performance. Your capital is at risk and you may not get back what you invest. Rental income and capital returns are dependent on a number of factors including economic conditions (the housing market, inflation, interest rates) and the property itself (property condition, location).

Risk Mitigation:
Per the Investor Agreement (Shareholder Agreement), if the property project value has not reached the desired levels within the pre-determined time frame, the investors vote to decide if the property is sold.
We only buy property in the UK, which has a robust legal and political system. We buy properties in UK cities where we believe there is both a high demand for properties to buy and to rent.

Risk Monitoring:
We carry out due diligence on all property developers who promote a deal via the Crowd with Us website.
We monitor the value of the property by periodically assessing the sales value using statistics from Land Registry sold price data and by comparison to other properties on the market with estate agents for sale and for rent. Investing in rental property is a medium to long-term investment.
If there are unforeseen costs that arise during a project and there are insufficient funds to cover such costs, then more shares or loan notes may be issued from the SPV Company to raise the further funds required for the property project. In the case of the issuing of additional shares or loan notes, the value of your existing shares would be diluted. If sufficient funds cannot be raised for whatever reason and an alternative is needed, the directors of the SPV Company may hold a board meeting to decide on the best way forward. For example, if sufficient funds were not able to be raised from investors, the directors may be able to invest funds of their own or they may elect for the property to be sold.
We'll get in touch with you as soon as we can by email and let you know about changes and what will happen next.

2. Market Liquidity

Property projects promoted via the Crowd with Us website will be sold when the values reach a pre-determined sales trigger value by the developer. There is no guarantee that the property value will rise to this amount as the liquidity and price growth are driven by housing supply and demand. Property development costs may vary if unexpected works arise or labour & material prices rise more than expected. Although you have the option to sell your shares or loan notes at any time, there is no guarantee how long it will take to find a buyer for your shares or loan notes. Crowd with Us makes no guarantees on the value of your investment if you decide to exit early or at the end of the investment term.

Risk Mitigation:
Properties may be rented on completion of a property development. This mitigates the risk of selling in a low or falling market until prices rise.
Investment in shares or loan notes is aimed at medium to long term investors who feel they can leave their investment in the property until the investment has matured. If you choose to sell your shares or loan notes, you may arrange this yourself by private treaty by finding a buyer for your shares or loan notes. Crowd with Us will aim to facilitate the administration of the sale of your shares or loan notes in this case. Further details of selling your shares or loan notes by private treaty are outlined in the Investor Agreement or Loan Note Instrument, which you can review before buying shares or loan notes.

Risk Monitoring:
Crowd with Us will monitor the sales value of the properties periodically so you can find out what the value of your share holding may be if the property is sold. This information is shown in the Investor Account Dashboard.

3. Income from rent

Rental profit from the property after running costs will be paid to you as a dividend on your shares. The rental profit cannot be guaranteed and as such the dividends on the investment documentation may differ to what is actually achieved. There may be periods where income is not received, for example if the building cannot be occupied due to a fire / flooding or the tenant for whatever reason stops paying the rent.

Risk Mitigation:
To mitigate against risk of fire or flood all properties are insured with buildings insurance. To mitigate general wear and tear risk, Crowd with Us will have inspections carried out by property maintenance professionals on the properties.
Where a maintenance issue arises due to general wear and tear on the property a maintenance professional will be called in to fix the issue.
To mitigate the risk of tenants defaulting on their rent, we carry out reference checks on all applicants to check a tenants credit worthiness, income and character. In addition, deposits are taken for instances where should a tenant leave the property requiring repair work, the deposit can be used towards the costs of the repair work and/or missed rent payments.

Risk Monitoring:
Gas Safety checks are carried out yearly on any gas appliances such as the boiler and cooking hob by a qualified gas engineer.
Crowd with Us carries out periodic property inspections to ensure the property is kept to a satisfactory standard.
Our accounting software and bookkeeping systems monitor the payments of rent by tenants.

4. Sale of Property

A property sale will require a purchaser to be found and the correct legal process to be carried out. This process can take time and will be subject to prevailing market conditions and the buyer’s circumstances.

Risk Mitigation:
On the sale of the property, we will use experienced estate agents who know the local market. We will obtain three or more independent valuations to ensure it is being sold for the full open market value.
Prospective buyers will be vetted to ensure that they can access the required funds to complete on the sale.  
Experienced property lawyers will carry out the legal process.

Risk Monitoring:
Crowd with Us will assess the values of all properties periodically by assessing HM Land Registry sold prices in the local area for each property.

5. Bank Finance or Mortgage

The fundamental difference between Crowd with Us and other crowd funding companies is that the property deals are what we call ‘hybrid’, meaning that we are using a combination of mortgage finance and investor finance to buy and develop the property. If the Bank Finance is not paid, the bank  can  take steps to enforce a sale of the property. There is also a risk that the mortgage interest rate could rise (if it is not fixed, refer to below Risk Mitigation). Please refer to the ‘How it Works’ section for more details.

Risk Mitigation:
To hedge against interest rate rises, developers may fix the interest rate of the mortgage for a fixed term (e.g. 5 years). Details of this can be found in the investment documentation before you invest.
To create a contingency fund / rainy day fund for paying the mortgage, a three month rainy day reserve of mortgage payments is raised on the initial share offering. These funds are held in the SPV Company’s nominated bank account to pay for contingencies such as the mortgage in the event of missed rent payments.

Risk Monitoring:
Crowd with Us will monitor property prices and the bank interest rates both before buying a property and after. Crowd with Us may fix the mortgage for a further period if the initial fixed period expires.
Crowd with Us monitors incoming rental payments with accounting software.

6. Dependency on Crowd with Us and Developers

If Crowd with Us or the Developer are unable to fulfil their obligations to manage the property there may be a delay in the processing of rental incomes and sale proceeds.

Risk Mitigation:
The status of Crowd with Us or the Developer does not affect your ownership of the SPV Company or its assets (the Property). The liability of the relevant SPV Company is ring fenced to only that property and ring fenced from the liabilities (financial or legal) from other SPV’s. In the event Crowd with Us or the Developer cannot carry out the management duties, another professional property management firm would be appointed.

Risk Monitoring:
As part of good business practice and compliance criteria placed on Crowd with Us, Crowd with Us will have all financial accounts audited periodically and these can be found at Companies House which is free and publically available at

7. Financial Services Compensation Scheme

Investing through Crowd with Us is not covered by the Financial Services Compensation Scheme.

8. Advice

Crowd with Us does not give investment advice or provide analysis or recommendations regarding investment opportunities. Investments can only be made by users of Crowd with Us website on the basis of information provided. Crowd with Us takes no responsibility for this information or for any recommendations, opinions or predictions. You should take your own independent legal and financial advice.

9. Loan Notes Specific

The companies listed on our website are private companies owned by the respective property developers. When considering investing, you must take into account the risks inherent in the transaction.
By investing in loan notes, your capital is at risk and there is a risk that you may not get back what you put in. You should not invest more money through the platform than you can afford to lose without altering your standard of living.
Using our website you can invest in loan notes issued by unlisted companies which may be start-up or newly formed companies looking for funding for their property project. In some cases, the companies may not have a long history or track record and your loan notes may be at a risk of losing significant value or all of their value. The company may be unable to meet its repayment obligations. We will not be liable to you for any failure by the company honour rights attaching to loan notes.
A listed company is required to comply with strict corporate governance and disclosure requirements as stipulated by the Exchanges on which their securities are listed or other regulations. However, in the case of an unlisted company, there are no statutory requirements to make any disclosure in case of any change in control or significant change in operational activities. We cannot guarantee and therefore will not be liable to you for any failure to keep you informed of any such matters.
Investors should consider whether the each deal promoted sufficiently describes the various risks and conflicts of interest relating to the developers business and their project. We will provide guidance to developers to assist them in preparing full and fair disclosure of all risks in their application. However, we have no ability to assess whether all such risks have been accurately described or disclosed and will not have any responsibility for any failure to do so. Before making any investment decisions, you should fully assess the risks involved and should query any matters where you feel inadequate risk disclosures have been made.

Risk Mitigation:
Crowd with Us will assess each developers application for funding. We will use our best efforts and knowledge to assess whether we feel that their proposal is financially viable.
If an unfortunate situation arises where a company or a developer cannot fulfil their obligations under the terms of the Loan Note Instrument, then a Trustee will exercise their powers to attempt to recover the interest and capital owed to the investors by the company.

Risk Monitoring:
Some developers may elect to have their accounts audited by external auditors. However, there is no requirement for them to undertake audits as the SPV Companies are unlisted companies.

Be the first to hear Sign up for free and never miss out on property launches or latest news.


Capital at risk. The value of your investment can go down as well as up and historic performance is not a guide to future performance. Please read Risk Statement before investing.

Crowd with Us (FRN707804) is an appointed representative of Share In Ltd (FRN603332). Share In Ltd is authorised and regulated by the Financial Conduct Authority. Crowd with Us is the trading name of Crowd with Us Limited, a company registered in England No: 9243491. The registered office of the company is Clerkenwell Workshops 27/31 Clerkenwell Close, Farringdon, London, EC1R 0AT.
Neither Crowd with Us Limited, Share In Ltd nor any of their affiliates or group companies provides any advice or recommendations in relation to this website. If you have any doubt about the suitability of any investment marketed by Crowd with Us Limited, or you require financial advice, you should seek a personal recommendation from an appropriately qualified financial advisor that does give advice.
Investments are only available to certain specified persons who are sufficiently sophisticated to understand the risks. Investments in property and unlisted shares carry risk and you may not receive the anticipated returns and your capital may be at risk. Click here to read our Risk Statement.

Capital at risk. The value of your investment can go down as well as up and historic performance is not a guide to future performance.
Investments are not covered by the Financial Services Compensation Scheme (FSCS). Please read Risk Statement before investing.