New Construction Financing

Building a home is a complex process; your mortgage shouldn't be.

Before deciding on a brand new home, let me help you understand the special terms and considerations in construction mortgages, also known as self-build mortgages.

Let's sit down today and together we can decide which option best suits your particular situation.

New construction financing options typically fall into 3 categories.

1. Self-Build Home

"Self-Build" is when you act as your own contractor; hiring subcontractors to complete the work. Your mortgage options are: Progress Draw Mortgage, Completion Mortgage. Only those who have prior experience in home construction should consider this option as it comes with a significant amount of responsibility to follow through to completion.

2. Self-Build: Builder/Contractor (turn key)

Self-Build: Builder/Contractor is sometimes referred to as a"Turn-Key" home. This is when you enter into an agreement with a contractor to build your home. Typically the builder/contractor will request Financing Draws at certain stages of completion(i.e. 20%-40%-60% complete, etc.). Your mortgage options are: Progress Draw Mortgage, Completion Mortgage

3. Buying from a Builder (take out)

Mortgages on newly constructed homes, town homes, condominiums. Client requires funds when the home is 100% complete. Your mortgage options are: Completion Mortgage.

I am here and excited to help you review the details of any new construction financing. Each situation is different and present unique challenges and opportunities. As such, I encourage you to ask any questions you have and get the professional guidance you need to make an informed decision.

 

Self-Build Mortgage

Building your dream home could be one of the most rewarding experiences you ever undertake. So how can you finance building your own home?

A self-build mortgage is exactly what it says, a loan you secure to finance building your own house. With a self-build mortgage the money is released in instalments, typically with an initial loan to buy the land. Payments are then made at different stages of the build.

The key to a successful build is to understand the steps involved, and to follow through with the many details involved in building a home. From the first idea to the finished project, planning ensures you have your bases covered.

6 Tips For A Successful Self-Build

  1. Take neighbouring homes into account. Having the biggest and most expensive house in the area may be wonderful, but it may not be easy to sell.
  2. Build for resale. No matter how long you intend to stay in the house you build, it will have to be sold at some point. It's generally not a good idea to build strictly for your own needs and tastes.
  3. Get the best contractor your budget will allow. When building a house, quality is usually more important than quantity.
  4. Be prepared for delays. Unexpected delays can happen which may prolong the entire process.
  5. Monitor the progress. During construction a lot can be accomplished in a short amount of time. Catching a mistake early will save a lot of headaches later.
  6. Watch your construction allowances. Generally, in the total cost of building a house you will be given allowances for such items as flooring (carpeting and vinyl), lighting, plumbing fixtures, etc. Make certain that you can actually get the materials you want within the allowance amount.

If you have any questions, Contact Me Today.

 

Buying from a Builder

If you're looking for a brand new home without planning everything yourself, consider buying from a new home builder. This can give you the flexibility of defining the look and style of your home without being as involved in the self-build process. There are still many elements to consider, such as picking your lot, choosing your upgrades, and moving in, all of which can add up to a number of months, if not longer, to complete.

6 Tips For Successfully Buying From A Builder

  1. Do Your Research. Look at homes and communities and talk with builders. Do some pre-planning to help focus on the decisions ahead to help you prepare for a successful home search.
  2. Define what you are looking for in your new home and community. By weighing your needs and wants, you'll be in the best position to determine what's most important to you. Then use your list to evaluate each house you visit.
  3. Get pre-approved. It's a good idea to determine your price range before you start looking for your new home. Discuss your options for a pre-approval with your Mortgage Centre specialist. This will help you best understand how much you can afford to spend on your new home.
  4. Selecting the right builder for you. When you choose to buy a new home, you should be confident in the company that will build it. Check to see that the builder has qualifications and is able to meet your needs and expectations. Ask for references and talk to other clients about the builder's work, or check the new home warranty program.
  5. Warranty. Builders commonly offer a one-year warranty and after-sales service on workmanship and materials in your new home. This service may be backed up by a third-party warranty. Keep in mind that warranties vary from one province to the next, so check to make sure you understand yours.
  6. Maintenance after completion. Many builders will provide you with a homeowner's manual describing the various elements of your home which set out the requirements for regular maintenance and service. This not only helps you to keep your home in great condition, it also helps to ensure that you do not void the warranty on your home.

 

Different Construction Mortgage Types

Progress Draw Mortgage

A Progress Draw Mortgage means that funds are advanced in intervals as your house is being built. There are usually draws at 20%, 40%, 80% and 100% completion, but this varies between lenders. A Land Draw may be available to assist you with the initial purchase of the land.

  • Each draw requires a Progress Inspection Report, which details the percentage complete prior to the advancement of funds. This can cost anywhere from $200 and up, but this amount will usually be included in your draw when it is released.
  • Most lenders assign 2 mortgage numbers in a progress draw, one that represents the actual draw of funds and another for the final advance of funds. Once the house is 100% complete and final funds have been advanced, the mortgage number 2 is the "completion" mortgage and will keep your agreed-upon rate for the remainder of your mortgage term.
  • The final advance will not be released until the final inspection confirms completion/occupancy permits, and the final mortgage documents have been signed by you and returned to the lender by your lawyer (notary).
  • An important point to remember with progress draw mortgages is that the lenders will require you to have a "contingency fund" available to cover costs and unexpected changes that can come up during construction. You should plan to have about 10-15% of your "hard costs"(i.e. Physical cost of construction) on hand to cover this. Often a line of credit or short-term loan from your bank is a good solution.

Completion Mortgage

A Completion Mortgage means that you've purchased or built your home through a Residential Home Builder and only require funds when the house is 100% complete.

  • You are required to make a downpayment at the time of submitting an offer to purchase the property.
  • Often, the downpayment is required in several instalments.
  • Once the house is complete and ready for occupancy you will require funds from a mortgage to pay the builder the balance.
Example: A client submits an offer to purchase their new build. The total cost of the home is $300,000. It will be ready in 12 months.

Payments are due as follows:

  • $5,000 With Offer to Purchase
  • $5,000 In 30 Days
  • $5,000 In 60 Days
  • $5,000 In 90 Days
  • $280,000 Due on closing date 12 months from now

In the event that home completion takes more than 90 days, rate caps are often available for up to 12 months depending on mortgage type and location. A rate cap locks in the maximum interest rate a client will receive for their mortgage, based on the rates at time of application. Rate caps are available on both Progress Draw and Completion Mortgages. All mortgages are subject to eligibility requirements and will vary by lender.

 

For the most current up-to-date information on Mortgages and Real Estate in Kamloops and the BC interior, please 'Like' us on Facebook, Visit us on Google+, Twitter, Pinterest and Subscribe to our Blog.

Our office can be found at:

Ryan W. Smith - Mortgage Broker
Mortgage West
242 Victoria Street, Suite 207, Kamloops BC.
Phone: 250.682.0908
Fax:250.374.2219

Our regular office hours are:

Monday - Friday, 8:30AM - 5:00PM

Save