Construction Loan "Inside Secrets" To Building Your New Home.(Part III)

1. What are interest reserves and contingency funds doing in your closing costs?

The two things most customers do not factor into the cost of the building their new home are interest reserves and contingency funds.

Interest reserves are added to your loan amount to make the monthly payment on your loan. Yes, you read that correctly, you will not have to make a monthly construction loan payment while your home is being built.

The payments are made from this interest reserve account and no, its not free. This reserve is added to your construction loan amount.

Interest reserves were designed for the benefit of the customer. Most people building a new home are either paying rent or have an existing mortgage payment while their home is being built.

The last thing a customer needs is another monthly payment while building. So, banks created the interest reserve account by adding up the estimated interest payments over a 12 month period and add this to the loan amount.

If you do not want interest reserves added to your construction loan amount you can ask to make your own monthly construction loan payment.

Contingency funds are added to the loan amount just in case you need more money to build your new home.

With all good intentions construction loans tend to have cost over runs. The bank adds 5% to 10% of the cost breakdown and adds this amount to the loan amount just in case you have cost over runs or need better appliances.

If you dont need or use this extra contingency fund then it will not be added to your mortgage upon completion of your new home.

So when you apply for a construction loan ask your loan officer to provide you a copy of the estimated construction loan budget.

The budget is created from your costs and includes every cost within the loan including land balances, closing costs, interest reserves, contingency and bank fees.

2. What is loan to value (LTV) and loan to cost (LTC)? Why its probably the most important factor in getting approved for a construction loan besides your income and credit.

Initially most banks are concerned with loan to appraised value (LTV) but banks are really more concerned with how much cash you have in the project (LTC).

If you were buying a home instead of building you would normally have to put 20% of the purchase price as a down payment.

Since youre building a home your cash equity usually comes in the form of how much cash you put down on your land. Cash equity is king when applying for a construction loan.

For example, if you bought a $200,000 piece of land and the land is owned free and clear you have a lot of cash equity. With this much cash equity you will most likely not have to bring in any additional cash.

Or if you bought a piece of land over 12 months ago for $100,000 and its now worth $200,000 the bank will use the current value because you bought it over 12 months ago. In both cases you have brought $200,000 cash equity to the table.

Now if you just bought a piece of land for $200,000 and you only put down $20,000 most banks will want to see 10% to 20% cash into the total project.

Other qualifying cash equity that can be counted is any pre-paid such as plans, grading, permits etc. These pre-paid can be used for cash equity or you can be reimbursed from the construction loan at closing.

3. Should you hire a builder or be an owner builder?

Do you really want to be an owner-builder? The goal of being an owner builder is mainly to save money. Some people can save quite a bit of money if done correctly. Some people are not meant to be owner builder.

Possible problems when acting as owner builder are: 1. Construction cost over runs. 2. The best banks with the best rates require a builder or supervisor. 3. Managing contractors to finish on time or to show up for work. 4. Depleting your personal savings. 5. The need to borrow more money. 6. Loan extension penalties. 7. Being taken by unscrupulous contractors. 8. The need to refinance your construction loan. 9. Foreclosure.

I could go on and on about the horror stories I hear from Owner Builders that did not get a construction loan and acted as their owner builder.

If you have never built a home before and absolutely need to act as owner builder please take my advice and hire a reputable builder to supervise you and the building of your new home, for a much smaller fee than their normal fee.

The builder/supervisor will help you with the cost breakdown and manage the subcontracting on an as needed basis. If one of your contractors gets out of hand or you need help of any kind, you can call the supervisor for assistance.

Your job is to make sure you are hiring the right people to complete your home. It can make the difference between happiness and misery.

For those of you that have experience at building homes but do not have a license ask about our owner builder program. To qualify you will need a resume showing your experience.

If you decide on hiring a builder to do everything make sure you hire a reputable builder or supervisor with a good reputation and plenty of references.

Ask your friends if they know a good builder and when you start to hear the same name over and over you know you've found a good one. Ask the building inspector for a list of reputable builders.

The most important point is shop around until you find a builder with the most reputable and honest background. If you pay a little more for an honest and reputable builder or supervisor you will be very thankful before, during and after your home are completed

4. How does your builder determine how much your home will cost to build?

The Estimated Cost Breakdown of your home is probably one of the most important forms in the construction loan package. This is the breakdown of each particular cost of construction of the home. The foundation, lumber, framing, plumbing, heating, electrical, painting, and builder's profit, etc.

The builder usually completes this form to show you exactly what it will cost to build your new home. The most important thing to remember here is that you do not want to underbid any line item and you do not want to overbid any line item. You want accurate numbers from real bids (not guesses) and a 5% contingency for cost overruns.

Good builders will send out the house plans to their contractors for specific bidding on each main item or can estimate the home themselves. The builder will send one set of plans to the foundation contractor, one set of plans to the framer, one set of plans to the plumber, etc, etc.

When all the numbers come in, the builder will fill out the cost breakdown and come up with a total cost to build your new home.

Bad builders will use the WAG method of estimating the cost of building your new home. The WAG method stands for "Wild Ass Guesses". This method is the most dangerous since it can lead to under and over bidding.

The last method of bidding is simply to over inflate every single line item on the cost breakdown. This is the most profitable method for the builder and the most expensive to the customer.

This is why you want to find an honest, reputable builder with a good reputation in your community. Once the cost breakdown is completed and you plan on hiring this builder to build you new home you will need to type up a contract. The contract needs to equal the added total of the cost breakdown.

Most builders will provide the contract but make sure you read it carefully and that you add your requirements as well. There are two types of contracts

1. Fixed Contract: This contract is simple and straightforward. Take the total of the cost breakdown and put that fixed number into the contract. The builder will provide a list of responsibilities. 2. Cost plus Contract. This type of contract is usually for large construction loan projects. A. The customer wants to make a lot of changes to their home as its being built. B. The construction loan period to build the home is 18 months so construction costs can change drastically. The builder prefers this contract to protect the costs and profits.

4. How does your builder get paid while your home is being built?

There are two methods that banks use to make sure your builder gets paid while building your home.

The Voucher Reimbursement system has been around for quite a while. As usual you'll have some builders that are very familiar with this method of payment and do not like change. Most builders are really only concerned with how fast they can be paid and how often they can be paid.

Most banks find that the voucher system is simply too much paperwork to deal with anymore. The builder is given a big book of vouchers that looks like a check book and when they want to get paid or need to pay a contractor they need to fill out a voucher form. This voucher form is a request for payment and as long as the contractor has signed the lien release the bank will pay the amount requested.

The bank will also request an inspection throughout the construction loan to make sure that the work is completed. The Draw Reimbursement system is becoming the standard for construction loan funding for most banks.

The main difference is that the bank puts the accounting responsibility on you or your contractor. The bank uses your cost breakdown as the guide for the draws. Some banks use specific schedules of 4 to 7 draws based on completed construction milestones, such as foundation or framing.

The draw systems also allow the choice of taking draws on a monthly basis, collecting partial payment for work and material items that have been completed.

I personally prefer the draw reimbursement system because: 1. It requires less work. 2. Provides more control for both the customer and the builder. 3. The funds are wired directly into your bank account. 3. It's easier to use than the voucher system. 4. Some banks now have online draw requests.

5. What type of construction loan insurance is required and who is required to get it?

The reality of construction loan insurance. There are three types of insurance needed to build. All banks require the first two insurances, course of construction and general liability. Workman's compensation is only required if your builder has employees.

1. Course of Construction Insurance. This policy is an all risk policy to include, fire, extended coverage, builder's risk, replacement cost, vandalism and malicious mischief insurance coverage. 2. General Liability Insurance. You or your builder can provide this policy. This policy is a comprehensive general policy or a broad form liability endorsement. The minimum amount of $300,000 for each occurrence is required. If the builder provides the insurance a general policy of $1,000,000 or a broad form liability endorsement is required. 3. Workman's Compensation Insurance. If your builder owns his own company and has employees that are helping to build your home, workman's compensation is required.

If the builder simply subcontracts out the work and does not have employees per se, they will need to write a letter acknowledging that they do not have employees and are not required to have WCI.

6. Has your loan officer structured your construction loan properly and why it's so important?

I get loans all the time from customers that went to another lender or broker and were either turned down or were offered a below average construction loan.

The reason was because the loan was not structured properly before it was sent into the bank. Structuring a loan properly is simply making sure that you match the customers loan request to the banks underwriting guidelines.

Recently I received a construction loan request from a customer that was turned down by a large national bank. The loan officer had calculated the income incorrectly and submitted the loan as full documentation.

The customer owned his own business and had a lot of tax deductions on his tax returns. The way banks qualify customers as full documentation is very conservative and the loan was turned down.

We took the loan, found the problems upfront and submitted the loan as stated income.

The customer was approved and built a beautiful home in Rancho Santa Fe CA.

Structuring construction loans for approval is vitally important and is the last thing on most customers minds. Each and every time I receive a loan from a customer with a bad loan experience it is always because the loan officer did not specialize in construction loans and did not structure the loan accordingly.

Other common mis-structured loan scenarios include: 1. Low cash equity. 2. Improperly completed appraisal. 3. Unexplained credit derogatory. 4. Income incorrectly calculated. 5. Mismatch of customer loan request to the correct lender. 6. Plain and simple incompetence The old saying you get what you pay for is especially true when obtaining financing in building your new home.

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