After doing a lot of research, and reading many different
experiences, we decided to finance with a 203(k) loan, also known as a “Rehab
Loan”. For more information, here is the official website:
Basically, with a 203(k), you obtain loan larger than your
traditional mortgage, because you are also financing the cost of renovating
your home. It’s not as straightforward as your typical mortgage, and there is a
lot of paperwork involved. It also isn’t as simple as closing on your home and
getting a big fat check for the renovations needed.
The money for the renovations is held in escrow, and there
is a detailed list of specific items for which the money is reserved. For
example $X,XXX is specifically for floors, or plumbing, or demolition/clean-up,
etc. An HUD consultant visits the home and does a thorough documented
inspection before closing in order to produce the “Work Write-Up” (WWU) to
detail what repairs will take place and at what cost.
Once repairs/renovations are underway, the same HUD
consultant returns periodically to do further inspections. When progress is
made, you receive payment from the bank from the escrow account through the
draw process. A small portion of money is held until the end of the renovation,
when they sign off that everything is complete. At that point, the money is
either released to you in order to complete payment for the balance of the
renovation cost. Any excess (seriously?) would be applied to the principal of
the loan.
Seems easy, right? Not quite. In order to close on the loan,
a lot of decisions and commitments need to be made. There are things that you
wouldn’t have even thought of at this point in the process with a normal
mortgage, even if you intended to make renovations to your home. For example,
you need an architect and a contractor.
The contractor needs to be officially approved by the bank
in order to close on the loan. They need to agree to the WWU and sign it in
addition to a number of other forms and releases. They need to prove their
licensing, their financial ability to complete the work (remember, funds are
not release until progress/completion), and a number of other requirements. You
can change your contractor after closing, but to do so is another time
consuming and challenging process.
The other tricky requirement is timeline. The bank requires
you to complete the renovations in six-months. For a full gut renovation, that
is a large task! Additionally, we are in New York City. The Department of
Buildings (DOB) here is strict and attentive. You need permits for nearly every
type of job, and you have limitations to when work can be done. Since the type
of permits we need could take months to be approved, we have already spoken to
our consultant about extensions to the six-month requirement. We have been told
not to worry about it. Delays that are out of our control are not penalized.
In the end, we were eventually approved and the bank was
happy to close. However, approval from the bank is only one part of the closing
process…
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