“Mixed Use Property Loans Can Come From Both Residential And Commercial Lending Programs”
These properties need to be zoned to allow for both residential and commercial utilization.
The split of the property use component will dictate what type of lender or lenders will be interested in seriously considering an application for mixed use mortgage financing.
For instance, for a residential lender to consider a mixed use mortgage, the property utilization must be at least 50% residential. Some home based lenders will only consider residential usage to a minimum of 80%. Each lender and program will be different requiring some market intelligence as to where any one particular deal may fit.
Everything that cannot be covered off on the residential financing side will automatically defer to commercial mortgage solutions.
Mixed Used Financing Challenges
Because of the potential usage combinations of a property with two types of occupancy and use, it can be difficult at times to find a financing solution that is available, or one that meets the borrower’s requirements.
For instance, main line bank and institutional lenders will not typically consider a mixed use property loan application under $250,000.
And when you get into areas of lower population, there can be a considerable drop off in lender interest for any type of mixed use property financing opportunity.
The cost of financing itself can be another challenge.
With straight residential providing the lowest possible cost of mortgage financing available, and straight commercial being the second best, mixed use mortgages tend to have higher risk premiums attached to them and the more unique the property setup the higher the related lender risk due to lower potential remarketing factors.
Limited availability of bank or institutional lending solutions at times can also drive the supply side of the market more towards private lending.
And because mortgage insurance is not available for multi use properties, loan to value ratios tend to average out at less than 60%, with the potential financing leverage ranging from 50% to 75%. So depending on the property, the owner equity requirement can be substantial as compared to other types of property investment.
Comparing Mixed Use Property Lenders
Regardless of the property type or borrower profile, the primary lending objective in most cases is to secure the most debt based capital for the lowest cost. With mixed usage, meeting this objective can be difficult to figure out at times due to some of the financing trade offs you may need to consider.
As an example, there are times when bank, sub prime, and private mortgage options can become similar in terms of the amount of financing provided and the total effective cost of the getting financing in place and servicing debt.
Let me explain.
Banks and institutional lenders can require considerable due diligence and third party verifications to be completed before extending financing. The things they require such as appraisals, environmental assessments, updated financials, and third party studies can be similar in volume and cost for both small and large deals.
At the smaller end of the lending spectrum all the lending application related costs can become substantial.
In comparison, sub prime institutional and private lenders can have significantly lower application related costs as they may be prepared to consider existing appraisals, environmentals, and financials as an example.
So even though secondary mixed use property loan sources may come with a higher interest cost, when all costs are considered, the total cost of financing can be comparable.
With mixed use mortgage financing, this type of more detailed total cost and loan to value comparison can be important to making the best borrowing decision.
Because of all the potential variety in scenarios with mixed use properties from one geography to the next, and one type of property to the next, the process of securing commercial mortgage financing or residential mortgage financing can be difficult to figure out at times and can be helped considerably by utilizing the skills of a property financing specialist.
If you are looking to secure mortgage financing for a mixed use property, I recommend that you give me a call so we can go over your requirements together and discuss the most relevant options available to you in the market and how they stack up against one another.
“Long Term Commercial Mortgages Are Provided To “A” Credit Borrowers By A Wide Assortment Of Lenders”
There can be some instances where subprime lenders will extend financing terms three or more years, but this is the exception not the rule.
Long term commercial property financing is very prescriptive in nature with virtually all lenders fitting into similar lending and funding requirements.
These lending and funding criteria are centered around debt to equity ratios, debt service coverage ratios, property age and type, and the credit profile of the business and the business owners.
That being said, there can be a healthy range for each criteria set, creating ample opportunity for lenders to differentiate themselves and their lending programs.
Commercial Funding Criteria For Long Term Mortgage Financing
Starting out with debt leverage ratios, the average debt to equity for a long term commercial mortgage is around 65%. This can also vary from 50% up to 100% within the “A” credit space.
Higher loan to value ratios are typically offset by strong cash flow and balance sheets that provide lenders with other forms of security either directly or indirectly via guarantees.
Each geography, property type, and industry niche will have their own financing criteria so its important to understand how property you own or wish to acquire can be leveraged in any given market place.
Debt service coverage ratio, calculated by dividing the annual debt servicing requirements by the available cash flow, can range from 1.20 to 1.60. Once again, individual lender risk assessments and property financing applications will receive different servicing requirements.
Longer term mortgage commitments are supported by several years of historical cash flows generated by either the property itself, or the business that owns the property. Having up to date and accurate financials are key to any commercial mortgage application success.
And as the amount of financing increases, stronger third party accountant reviews are required to provide the lender with the confidence required to make a funding decision in the applicant’s favor.
The Application Process Takes Time And Costs Money
From the time of application to the time of funding, it typically takes 60 to 90 days to complete a commercial mortgage application.
This of course can vary with deals being completed in shorter periods of time and deals completed in much longer periods of time.
Complexity of a deal and the amount of financing required in typically increase the length of time to cover off both the required due diligence and the funding requirements.
Most long term commercial mortgage applications do not have applications fees per say, although there are some lenders that will charge work fees to cover the cost of the lender’s due diligence.
But even if there is no application fee, all the related due diligence costs outside of the lender’s own time will need to be covered off by the applicant.
This will include the cost of commercial appraisals, environmental assessments, third party accountant financial statements, other consultant reports, and so on.
The third party reporting requirements, and their review, is ultimately what takes up the most time in the process.
If a third party provider cannot get at the work for several weeks or even months, then the process will be delayed. And if the lender requires certain third party agencies to be used, which is very common, then it may not be possible to find another service provider to complete a certain element of work sooner.
In an effort to reduce the time required, borrowers can make sure that financials are completed ahead of time and all property related issues are in order.
And while getting an appraisal completed ahead of time from a certified appraiser may speed things up a bit, it can also lead to more cost if the appraiser selected is not on the lender’s approved list which can mean that work will need to be redone adding more time and cost to the process.
Keys To Long Term Commercial Mortgage Application Success
One of the major keys to getting a long term commercial mortgage in place for the terms you desire and the time you have to work with is to be applying for financing with a commercial lender who can fund your deal when you require the financing.
Because the process can be quite involved and time consuming, focusing on a lender that has a lower probability of being able to fund your deal can result in a significant loss of time and money if you cannot get both approved and funded.
Lenders are also “in and out” of the market depending on their overall portfolio concentration in different property and industry types so working with a lender that has the ability to fund your deal type right now is also going to be important.
Another key is making sure you have your financial statements in order including recent completion of historical financial statements and up to date interim statements. Financial statements that are more than 6 months old will be less relied upon that ones that have been completed more recently.
In addition to the financial statements, all other potential documentation requirements of a lender, outside of third party reports that each lender may demand from pre-approved sources, should be up to date and readily available.
Because of the amount of time the process can take, and the variability in both lender criteria and ability to fund, it can also make a great deal of sense to work with a commercial mortgage specialist who can not only help identify the most relevant lending sources to you, but also assist in putting together a proper application package that will proactively answer the key questions likely to come from a particular lender.
Business financing consultants can be invaluable in managing the application process with all required third party information providers and the lender.
Unless you have the ability to be able to devote a considerable amount of time to the financing process, a financing expert can be invaluable in not only getting financing in place, but also to complete the process in the shortest time possible.
If you’re looking to secure a long term commercial mortgage and would like to better understand your options, I suggest that you give me a call and we can set up a time to over your requirements in detail and review different available financing approaches.
“Commercial Bridge Loans Secured By Real Estate Property Mortgage”
Commercial bridge loans are available via first, second, or third mortgages registered on real estate.
Common situations where commercial bridge loans are required is when:
1) a property purchase needs to be closed quickly
2) mortgage refinancing is required that cannot be completed with a bank or institutional lender in the time available
3) cash flow is required to cover off growth or provide for unexpected costs.
In all cases, a bridge lending situation has a defined beginning and end period, the amount of financing and its usage are clear, and the exit strategy for repayment of all advanced funds is well understood and accepted by the lender.
The reality, however, is that most bridge financing requirements do not allow for a lot of time which tends to rule out banks and other institutional lenders as viable sources to consider.
If you have up to 30 days to work with, a sub prime institutional lender can be the best option, especially for deals larger than $2,000,000.
But if the time required to get the bridge in place is 2 weeks or less, a private mortgage is the only likely option that can provide funds in the time required.
Keys To Getting A Commercial Bridge Loan In Place
the number one key to getting bridge financing funded in the time you have to work with is to work with a commercial mortgage specialist that provides this lending service and has the lender net work and track record of successful placements.
Most short term lenders are not set up for a fast turnaround, and its easy to waste several days or a week before realizing that a particular lender is not going to be able to fund you by your deadline.
A commercial mortgage specialist coordinates process with a bridge lender and the lender’s lawyer so that the process can be completed from beginning to end in the shortest time possible.
Bridge Loan Rates And Terms
Bridge lending is going to be more expensive that a conventional mortgage and the cost will also very depending on the equity in the property and if the security registration is in first, second, or even third position.
Because of the limited number of bridge lending sources that are properly set up for a closing in 2 weeks or less from the time you first contact them, you are also playing a slight premium for the speed, but it typically offset by the hard cost or opportunity cost that would be incurred if funds are not available when required.
Most commercial bridge loans are also for a term of one year with partial to fully open repayment at any time. So even if you only end up needing the funds for a couple of months, you do have the ability to repay the loan when capital is available to do so.
The exit strategy is also closely linked to loan repayment so that the lender can be paid out as agreed.
If you’re in need of a commercial bridge loan for purchase, refinance, debt consolidation, construction, cash flow, or some other reason, then I suggest that you give me a call so we can quickly go over your situation and discuss potential financing options that will meet your needs.