Introduction
Commercial real estate is a major asset class for both individual and institutional investors. Whether you’re looking to develop a new multi-family housing complex, retail center, or medical office building, securing financing is a crucial step in the process. Construction loans provide the capital needed to fund real estate development projects from acquisition through stabilization.
Types of Commercial Real Estate Construction Loans
There are a few main categories of construction loans for commercial properties:
Bridge/Interim Loans
Bridge or interim loans provide short-term financing, usually for a period of 12-36 months, to acquire and/or develop a property until permanent financing can be secured. These loans typically have floating interest rates and higher rates than permanent loans, given the short duration. Bridge loans help fill funding gaps when acquisition and stabilization timelines don’t perfectly align.
Mini-Perm Loans
Mini-perm loans blend elements of bridge/interim financing with permanent financing. They have interest-only payment periods that can last 12-36 months, like bridge loans, but then automatically convert to fully amortizing permanent loans with fixed rates and terms of 5-10+ years. This structure provides flexibility during construction/lease-up while ensuring long-term fixed-rate financing.
Construction-to-Permanent (C-P) Loans
Construction-to-permanent or “C-P” loans are perhaps the most common type. They provide all-in-one financing for both the construction phase and the permanent loan that takes effect after project completion. C-P loans allow borrowers to secure the entire debt package upfront with clear terms on long-term permanent financing.
Mezzanine Loans
Mezzanine debt sits between senior secured debt and equity on a property’s capital stack. It has an increased risk profile relative to first-lien mortgage debt, so mezz loans command higher interest rates and fees. While riskier, mezzanine financing allows property owners to increase total project capital without further diluting their equity stake.
Now that we’ve covered the main construction loan categories let’s examine some key terms that apply across product types. Understanding these metrics is critical for crafting an optimal financing structure.
Key Loan Terms
Interest Rates
Interest rates on construction loans vary based on factors like LTC ratio, property type, sponsor experience, location, and macroeconomic conditions. Rates for bridge/interim loans typically range from L+400 to L+600 basis points, while C-P loans may offer rates as low as L+275 basis points. Expect mini-perm structures to fall somewhere in between.
Fees
In addition to the interest rate, common fees on construction loans include:
- Origination Fee: Usually 1-2% of the loan amount for bridges or C-P loans
- Extension/Modification Fee: Typically 1% for renegotiating terms
- Exit/Switch Fee: 0.5-1% if refinancing before the loan fully amortizes
Loan-to-Cost (LTC) Ratio
The LTC ratio shows the loan amount as a percentage of total project costs, including land, hard costs, soft costs, financing expenses, reserves, etc. Higher LTCs indicate greater risk for lenders. Typical maximum LTCs range between 65-80%, depending on factors like property type and location.
Loan-to-Value (LTV) Ratio
The LTV ratio reflects the loan amount relative to the forecast stabilized value of the completed property. LTVs are calculated based on appraisals of the property’s anticipated stabilized value. Maximum LTVs tend to be 65-75% for new construction projects.
Interest Reserve
Lenders may allow a portion of the loan amount to cover up to 12-24 months of interest payments during the construction period. This helps the borrower make payments without generating operating cash flow from the unfinished property.
Debt Service Coverage Ratio (DSCR)
The DSCR measures the project’s forecasted net operating income divided by annual debt service payments. Lenders require minimum DSCRs, usually 1.25x-1.50x, to ensure sufficient cash flow to repay the loan.
Now that we understand the primary construction loan categories and key structuring metrics, let’s move on to underwriting and application considerations.
Loan Application and Underwriting Process
When beginning the process of securing construction financing, here are some typical steps:
Assemble Fundamentals
Compile basic information about the site, project pro forma, development, and operating budgets, sources and uses of funds schedule, and sponsor backgrounds/experience. This provides a holistic view of the deal for lenders.
Refine Plan and Cost Projections
Work with contractors, architects, and other experts to refine hard and soft cost estimates and create detailed project timelines and budgets. Lenders will scrutinize these assumptions heavily.
Submit Application and Pay Fees
Applications usually include organizational documents, three years of financials, resumes, and legal questionnaires. Expect refundable good faith deposits of 0.25-1% of the loan request.
Environmental and Property Reviews
Lenders assess zoning compliance, perform Phase I environmental reports, and review property conditions surveys and title policies. Third-party engineers often analyze feasibility.
Appraisals and Stabilization Analysis
Appraisers forecast the property’s value upon completion/stabilization to determine LTV and collateral. Lenders analyze operating projections for DSCR compliance.
Credit and Background Checks
Lenders dig into the financial strength, liquidity, credit, and tax history of sponsors, and guarantors. Reference checks verify execution ability and reputation.
Loan Committee Review and Approval
A credit committee makes a go/no-go decision after evaluating all aspects of risk and potential return on investment. They determine pricing and documentation requirements.
With approval, final loan documents are drawn up, specifying loan amounts, rates, amortization terms, and covenants. Expect a 30-120 day closing timeline from the application. Clear underwriting from experienced sponsors can significantly shorten timeframes.
Construction Loan Best Practices
To set your project and financing package up for success, consider the following best practices when structuring construction deals:
Ensure Realistic Cost Projections
Overly optimistic assumptions are a red flag for lenders. Be conservative to account for potential cost overruns, which could cause funded cost overruns.
Provide Robust Sponsor Equity
Higher LTC ratios indicate greater risk, so cushion deals with 20-30% equity from experienced sponsors with proven track records.
Incorporate Capital Contingencies
A 10-15% cushion above the hard cost estimate helps address unforeseen expenses without going back to the lender.
Lock in Contractor Bids
Executed construction contracts based on guaranteed maximum price bids provide certainty to lenders. Allow for escalation.
Maintain Interest Reserves
Reserve 12-18 months of interest to cover payments without early lease-up reliance, which may not materialize.
Meet Lender Milestones and Reporting
Quarterly reporting protects the collateral and relationship through draw-supported disbursements.
Consider Phase I Financing
Phased draws tied to vertical construction can reduce risk compared to one bulk draw at the start of vertical construction.
Hedge Completion Risk
Guaranteed maximum price contracts and liquidated damages clauses mitigate cost overrun and delay risks assumed by the lender.
Stabilization Contingency Strategies
Be prepared with alternative takeout options if the permanent loan falls through due to issues that arise during the lease-up.
By building strong financial and operational fundamentals into the deal structure right from the start, sponsors set themselves up for an efficient financing process with minimized risk.
With luck, we’ve covered a lot so far on commercial real estate construction loans. Let’s now dive into considerations for managing the loan throughout the construction and lease-up periods.
Managing the Construction Loan Process
Once approved, managing the construction loan appropriately requires navigating three key phases:
Construction Draws & Property Inspections
Lenders will only release funds in scheduled draws as work is verified complete by trusted inspectors. Expect multiple arduous inspections per draw. Manage contractors and costs to specifications between draws.
Ongoing Reporting & Covenant Compliance
Provide regular reporting on leverage, budget/schedule variance tracking, and pre-leasing progress. Maintain covenants like the DSCR. Address issues proactively before material defaults arise.
Stabilization & Permanent Financing
Successfully stabilizing and transitioning projects requires aggressive leasing, smart budgets, and strategic takeout options. Consider refinancing risks and repayment/assumption language carefully.
Relationship management with the lender remains critical throughout.
Proactive communication prevents surprises and maintains goodwill that may be called upon if issues do arise. Keep lenders apprised of schedule or budget changes immediately rather than waiting for formal reporting periods. Lender site visits beyond inspections help foster rapport. Small gestures of appreciation for their partnership also go a long way.
While construction lending entails risk for both parties, mutually beneficial relationships reduce losses from unavoidable challenges. With open lines of collaboration, creative solutions can be found to pressing problems before they escalate. Maintaining high integrity and dependability as a borrower-partner minimizes hassle and stress for successful project delivery.
By the later construction and lease-up phases, consider refinancing options proactively based on evolving market conditions. Communicating takeout intentions clarifies expectations. Though the goal remains transitioning smoothly at stabilization, backup plans provide reassurance to all. With diligent relationship focus and management expertise, borrowers can access the capital needed to bring their CRE vision to reality.