Best for:

Clients building a new home from the ground up

Owner-occupied or second homes

Long-term construction projects

Structure:

Combines construction financing + permanent mortgage in one loan

Interest-only payments during construction phase

Automatically converts to a fixed or adjustable mortgage at completion

Benefits:

One set of closing costs

Locked interest rate from the start

Streamlined draw disbursements directly to contractor/architect

Timeframe:

Pre-approval: 1–2 weeks

Closing: 3–5 weeks

Construction phase: 12–24 months

Conversion: automatic upon certificate of occupancy

Requirements:

5–20% down payment (depending on lender and credit score)

Full set of construction drawings and specifications (we provide)

Signed contractor agreement and itemized cost breakdown

Integration with Our Firm:

Architectural Design Fees: 7% of construction cost

Paid before each design stage (concept, schematic, DD, CDs)

Includes revision cycles per scope

Engineering Fees: Quoted after final construction drawings

Permit Management: 3% of construction cost + processing fee (6 hours @ $94/hr + 2x profit)

Plan Printing: $2.50 per 24x36 sheet

Retainer: Required prior to schematic design

Our Role in Financing:

We prepare your lender-ready construction package (plans, cost breakdowns, schedules).

We coordinate with your lender’s draw department.

We track draw requests and lien releases within our project management platform.

Best for:

Developers or investors planning to sell post-construction

Clients who want flexibility to refinance or choose permanent lender later

Structure:

Separate construction loan first

New mortgage or payoff at project completion

Requirements:

20–25% down (depending on risk and project scale)

Strong credit and liquid reserves

Full architectural and engineering package required

Timeframe:

Loan closing: 30–45 days

Build term: 12–18 months

Final refinance closing: additional 30 days

Our Integration:

We provide stamped construction drawings, contractor budgets, and inspection documentation

We prepare lender progress reports at each draw inspection

Fees are paid as per our stage billing:

Concept Design: 10% of design fee

Schematic Design (30% phase): 30%

Design Development: 25%

Construction Drawings: 35%

Best for:

First-time homebuyers buying a fixer-upper

Homeowners updating or adding to an existing home

Real estate investors buying distressed properties

Key Programs:

FHA 203(k)

Government-backed renovation mortgage

Combines purchase + renovation into one loan

Down Payment: as low as 3.5%

Credit Score: 620+

Eligible Uses: additions, kitchen/bath remodels, foundation repair, structural fixes

Fannie Mae HomeStyle

Conventional version of renovation financing

Down Payment: 5% (primary) or 10% (second home)

Max Loan: based on “as-completed” appraised value

Eligible Uses: cosmetic and luxury improvements

Freddie Mac CHOICE Renovation

Similar to HomeStyle, often paired with Freddie programs for flexible underwriting

Our Integration:

We develop a scope-of-work that fits FHA/Fannie guidelines

Provide stamped cost estimates and contractor line items

Architectural Fee: 7% of construction/renovation cost

Permit Management: 3%

Revision cycles included for lender-required plan updates

Typical Timeframe:

Preapproval: 5–10 days

Appraisal (as-completed): 10–14 days

Loan closing: 3–5 weeks

Renovation completion: 3–9 months

Best for:

Licensed general contractors or highly experienced tradesmen managing their own build

Custom homes or small developments

Requirements:

Must prove construction experience

Larger down payment (25–30%)

Strong liquidity and contingency reserve

Our Integration:

We provide you with all architectural and engineering documentation for lender approval

Offer permit management and compliance support

Track budget and inspections through our project app

Best for:

Flippers, investors, or clients with unique or non-traditional projects

Fast approval or land-only development

Terms:

10–14% interest, 1–3 points up front

6–18 month terms

Minimal documentation, but high rates

Our Integration:

We expedite plan sets and cost breakdowns

Provide lender-ready design packages for underwriting

Fees same as our design phases; faster delivery timeline

Best for:

Small renovations or additions (under $100,000)

Clients with existing home equity

Terms:

Fixed (home equity loan) or revolving (HELOC) credit

5–10 year terms

Typically up to 80–85% combined LTV

Our Integration:

We provide rapid schematic and permit packages

Low upfront retainer and flat design pricing for minor remodels

Best for:

Clients building their first home and needing low down payment options

Programs:

FHA Construction-to-Perm Loan (3.5% down)

USDA Construction Loan (0% down, rural areas)

VA Construction Loan (0% down for eligible veterans)

Requirements:

Must occupy as primary residence

Full construction drawings and cost breakdowns required

Licensed GC required by lender

Our Integration:

We handle all architectural, permitting, and lender communication

We coordinate directly with the assigned GC

Fees follow our standard design stages

Permit management and processing handled in-house

Best for:

High-end homes or multi-unit projects awaiting sale proceeds or long-term financing

Structure:

Short-term interest-only funding until permanent loan closes

Rates 8–12%, terms 6–18 months

Our Integration:

We prepare detailed development proformas and schedule projections

We handle city submissions and early-phase permitting

Fee: 7% design, 3% permitting, plus expedited delivery surcharge if required