Unlike a standard mortgage, the
term on a construction loan only lasts for the amount of time it takes to build the home — usually one year or less.
Some banks have pulled back a
bit on construction loans in markets where there has been a lot of seniors housing construction due to concerns about concentration risk.
There continues to be a steady flow of capital, although the big banks have tightened their
hold on construction loans and are more keenly focused on serving existing clients.
For example, one of the criticisms of the original rule had been that contributed land
value on a construction loan was valued at the price of the last sale, even if that sale was 40 years ago.
At 11 Beach Street in Tribeca, for example, Ziel Feldman's HFZ Capital and Howard Lorber's New Valley amended the maturity
date on their construction loan, agreeing in late 2016 to pay a fee of 0.25 percent of the $ 40 million loan, or $ 100,000.
When we sold our house to build our dream house, the
fees on the construction loan would have been about 12 or 15k so we added up our money and realized we could build it for cash.
However, the loan - to - value
ratio on a construction loan is generally higher than on a standard investment property loan, so you don't have to put as much cash down.
This really is some of the lowest rates you will ever
pay on a construction loan, so an FHA construction loan makes sense for many people.
Another disadvantage is that your circumstances could change during construction, making it impossible to qualify for a permanent loan — and you pay for two closings:
once on the construction loan, and later, on the mortgage.
Basel III requirements related to high volatility commercial real estate loans (HVCRE) have also played a role in some
tightening on construction loans due to increased capital reserve requirements.
Instead, they are going after transactions that have slightly more risk and more reward in terms of properties in transition, perhaps credit issues for the borrower or development
risk on a construction loan.
So there is still a tremendous amount of confusion that the banks are dealing with related to the capital
charges on construction loans, notes Franzetti.
The loan - to - values (LTVs)
on construction loans provided by banks have decreased from a range of 55 to 65 percent previously to a range of 45 to 55 percent today, according to an analysis from JLL on the state of the debt market for hotels.
With interest rates from 10 % to 12 %, points ranging 2 % to 3 % and a loan term up to 18 months, seasoned investors
rely on construction loans like these for finance their business.
In early April, the company received waivers through Dec. 31 with respect to defaults
on construction loans at Pittsburgh Mills, Cincinnati Mills, St. Louis Mills and Discover Mills.
The timing of this need is a bit precarious because my company is paying a bonus that will cover this cost, but the funds may not be available by the time I
close on the construction loan.
Take my comments above as being specific to deals where you are not on title and
on the construction loan.
In the future (like years from now) we will put down wood flooring, but it's expensive and not necessary to close
on our construction loan.