|IMAGE PROVIDED BY GETTY IMAGES (SHIRONOSOV)|
A lender's decision to approve an loan for an investment property is based heavily on two things:
1.) The ability for the property to provide cash flow
2.) The investors experience and ability to manage the business
A constuction loan exposes the lender to more risk since the project has no proven cash flow. Thus two loans are normally required to finance a real estate development project (although these two loans may be combined into one):
Short term financing. This stage of financing funds the construction and lease up phase of the project.
Long term permanent financing. After a project achieves “stabilization” and leases up to the market level of occupancy, the construction loan is replaced by longer term financing.
Construction and redevelopment projects can be seen as risky because they are not generating incomes
Small banks reportedly are becoming reluctant to back commercial real estate as federal regulators scrutinize relaxed lending standards.
The Federal Deposit Insurance Corporation and Office of the Comptroller of the Currency have issued several warnings to commercial real estate lenders in an effort to get banks to strengthen loan terms, according to a report in The New York Times. The agencies have cautioned banks against using more than 300 percent of a minimum capital standard for commercial real estate loans.
For small banks, commercial property loans are among some of their largest loans, so that guideline stands as a challenge. As smaller lenders move to sell off loans — and are reluctant to issue new ones — private equity funds and other institutional lenders are filling the void and moving in on the lucrative deals.
Private funds are seeking a record $32 billion for commercial-property debt.
According to Bloomberg, private funds are seeking a record $32 billion for commercial-property debt. Buyout firms, real estate investment trusts and hedge funds can make large loans seen as too risky for banks. These companies can then turn around and charge higher interest rates than what might be found from certain banks.http://www.bizjournals.com/portland/news/news-wire/2016/10/04/lenders-shy-away-from-commercial-real-estate.html
Foreign banks are moving in on the opportunities, as well. American offices of foreign banks have $51.8 billion in commercial mortgage holdings, up 56 percent from just a year ago, according to the Federal Reserve. The Shops at Hudson Yards project in New York, for example, was financed entirely by foreign banks, according to the Times, citing Michael Gigliotti, senior managing director and a broker at the real estate financing firm HFF. Backers of that $1.5 billion construction loan include Deutsche Bank, Bank of China, Crédit Agricole, Commercial Bank of China and Bank of Nova Scotia.
Aaron Appel of Jones Lang LaSalle told the Times that there is now less competition for $5 million to $10 million commercial property deals, adding that it is particularly challenging to get loans involving construction or redevelopment projects. Those projects are considered risky because they are not generating income.
I know some GREAT lenders who may be able to help with your project! Contact me for details:
Karen Schaaf ACP, GRI
RE/MAX equity group
Lackman Commercial Group
Licensed in Oregon