November 14, 2019
Don’t Hold Up Your Fix-and-Flip With Draw Requests
Draw requests are a big part of fix-and-flip loan fulfillment. They enable borrowers to appropriately fund and complete their projects in a timely manner, maximizing their return on investment. The draw schedule usually has benchmarks toward completion of construction or rehab of the property. This schedule works in tandem with the scope of work and rehab budget. Throughout the process, borrowers work with their asset managers to fill their requests.
What is a Draw Request?
A draw request is the process by which a lender approves for the borrower to receive requested funds. Lenders honor draw requests only for what’s in the construction budget provided with the loan application. Of the total loan amount, there’s usually money allocated to the acquisition of the property and money allocated to construction. When construction reaches certain milestones, a borrower can submit a formal request for reimbursement. Borrowers should submit draw requests only after work has been completed in order to pay contractors for the completed work.
A lender honors draw requests in direct relation to project completion. To keep things simple, let’s say your construction costs are $100,000 and with that money, you plan to add four bedrooms to a property. After you complete one bedroom, you can make a construction draw request of $25,000 because your project is one-quarter complete. If you complete two bedrooms, you can ask for $50,000 or 50% of the approved funds. It’s an effective way for the lender to ensure to protect his funds and investment while still giving the borrower the necessary financial backing to reach his goals.
The Draw Request Process
Most fix-and-flip loans require multiple requests for funds, however, the schedule of draw requests can vary greatly depending on the project needs. Some borrowers request draws weekly while others request only every two months; each set of circumstances is different. A draw request typically includes a formal request form, as well as invoices and receipts to document the work that’s been done, change orders (if any), banking information for the deposit, and a lockbox code for the inspector to access the property.
The Bay Mountain Capital loan process requires a third-party inspection to take place for every construction draw request. The inspector makes an on-site visit and documents the work that has been done. This report may include photos, as well. The inspector tells Bay Mountain Capital the percent of the rehab budget that they can fund.
Benefits of Our Draw Request Process
There are a lot of moving parts to a draw request, which can sometimes cause delays. Because we handle our borrowers’ draw requests in-house through dedicated asset managers, our draw request process can take as little as 3-5 business days, keeping your real estate project moving quickly. Our asset managers process the report, arrange for third-party inspection of the project, and depending on the inspector’s report, release a percentage of the funds. This is one of the reasons a detailed rebab budget is critically important to a project. It leaves less to the judgment of the inspector as to whether or not something is 25%, 30% or 50% complete, reducing confusion and frustration.
Call Bay Mountain Capital today to learn more about how our draw request process keeps your fix-and-flip moving quickly so you can get it to market faster.
About Bay Mountain Capital:
Bay Mountain Capital has been in business for more than a decade, closing approximately 2,000 loans. We specialize in financing all types of residential and commercial property investments throughout Texas and Georgia. Using common sense and value-added approach, we strive to incorporate these principles into our underwriting and closing processes.
As a direct lender, Bay Mountain Capital can close a loan within one day after receiving a complete file and clear title. The process generally takes two weeks for a residential loan but we can accelerate this where circumstances require it.
We are primarily an asset-based lender, which means that qualification requirements are limited. Our rates and fees are among the lowest in the industry.