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List of Construction Loans for Owner-Builders


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By P in North, FL on 8/9/2005


The following lenders are O-B friendly. Some of them even accept less than stellar credit. I will add to this list as I find more sources.

 

M & T Mortgage Offers loans for land and construction.

 

Normandy:

  • Borrower acts as their own General Contractor (No site supervisor required)  
  • Loans available to borrowers with excellent to less than perfect credit
  • Flexible draw schedules
  • Up to 90% of appraised value on single family, full income documented, conforming loan amounts. Otherwise, up to 85% LTV.
  • Land purchase may be included in construction loan, up to 75% of the lot purchase price
  • 12-month construction term (up to 18 months on an exception basis)
  • Interest-only payments based on funds drawn  
  • Loan amounts from $75,000 to $2,000,000
  • Not credit score driven, but the score does affect the rate and LTV.
  • Owned land can be used towards down payment.

 

Bismark:

  • Maximum LTV 70%.
  • Minimum credit score of 700.
  • Loans up to $400K

 


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By Jessica in Midlothian, TX on 8/27/2005


As I have posted before on another thread, I have used Fireball Financial, and Mid-America Mortgage. They have many different owner-builder loans you can choose from, and I was told that you can have a score as low as 500. I personally thought that we would have a hard time getting an O-B loan. We are a one-income family with what I think is a high debt-to-income ratio (29%-32%). Apparently, you can have as high as 55% debt-to-income ratio and you may still be qualified.
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By P in North, FL on 8/27/2005


Do you have links or contact information for those lenders?
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By Scottie in Durham, NC on 8/29/2005


Thanks for the lending info!  I am looking for a lender that will do 100% on home and land.

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By P in North, FL on 8/29/2005


MidCountry does 100% on land and construction.
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By Jessica in Midlothian, TX on 9/6/2005


Mid America: 107 North Cedar Ridge st 100, Duncanville, Texas 75116

972-780-5587 or 877-310-8444.

Fireball Financial :  just moved within town, Midlothian, Texas 76065      

972-723-9554.


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By P in North, FL on 10/10/2005


List updated on 10-10-2005
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By Debra in TX on 10/25/2005


Jessica,

Thank you for this information.  I live in the DFW area and have been searching quite awhile for a local lender who will do O-B loans.  The trouble I run into is the builder of record (GC) requirement.  Do these two institutions allow for a truly owner-builder? Or do they require a GC?  Also, who are the "draws" made payable to?  The owner-builder, the GC, or directly paid off the invoices?   Any information would be helpful before I contact them.

Getting my TRCC license is expensive but simple.  Most banks won't accept it as far as I know because I am the owner-builder with limited experience in construction.

Debra


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By Jessica in Midlothian, TX on 10/30/2005


The mortgage company I use says that there are certain lenders that require you to have a general contractor to build your home, other lenders do not. Contact Fireball and they will explain what options they have. Remember, in the state of Texas you cannot build your own home. So you will have to get a relative, friend, or the like to pose as your GC. This is only for the paperwork. Some lenders also make the draws to the posed GC, but that is a good question to clear up before deciding what lender you are going to go with. I currently am using Fireball Mortgage/Financial. I am going with a lender that does not require a GC and the draws with be made out to me. The interim financing will be 7 1/2% for one full year.

Hope I answered some questions, will post later if I think of any more helpful info.

Jessica


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By Anonymous on 10/30/2005


Hello Jessica,

Would you happen to know the website for Fireball Mortgage? Thanks.


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By Bret in Rhome, TX on 10/30/2005


Jessica,

Where did you get the idea that in Texas you can't build your own home? I've been planning mine for several years and all the GCs and subs I've talked to have never said anything about Texas not allowing someone to build their own home. Are you referring to a state law or some city ordinance?

Regards,

Bret


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By P in North, FL on 10/30/2005


I have seen other people say they went the owner-builder route in Texas. I have also seen applications for building permits in Texas that have the "owner-builder" sign.

I even think there is state money for low income owner-builders in Texas.

I will try to find the links and post them.


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By Danny in Sparta, IL on 11/17/2005


Has anyone had experience with Owner-Builder Framing Systems?

I'm in Southern Illinois and they're based in Michigan and they seem to do it all, from 100% O-B financing to supplying a complete framing package factory-built to your specs and no GC required. It almost seems "too good," which is why I'm looking for some input from anyone that has dealt with them.

Thanks,

Danny


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By Russell on 11/17/2005


Is there a site for Fireball Mortgage?

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By Jessica in Midlothian, TX on 11/24/2005


Sorry it has taken me so long to respond.

Fireball Financial, I believe that is the website.

In response to the question about O-B in Texas, yes you can O-B in Texas, but a lender will not lend to an O-B here. For instance: I got all the permits in my name, and all of the contracts are in my name, but I have to have a signed contract with a builder. (The builder can be anyone willing to go through the whole mortgage process, possibly fill out paperwork, and because you're filling out legal documents -- the builder could be legally responsible. This could be anyone.) The lender that I am using requires a builder, but does not require the builder to have a GC license. And there are lenders that do require the builder to have a GC license.

There is also the Owner-Builder Network for which you may have seen signs or advertisements. This company does most of the legwork for you -- for a pretty penny; typically $2.95/sq. ft., allowing you to pick the contractors yourself. But what I believe is, that if I am willing to pay $2.95/sq. ft. to a company to help me be my own O-B, why be my own O-B? In my area, it is the same as hiring a custom home builder, except the CHB is doing everything. If I want to save money, I will do ALL of it myself and not hire a company to do the paperwork.

More info later,

Jessica 


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By P in North, FL on 11/25/2005


I spoke with an O-B in Texas who used MidCountry and there was not a builder required.
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By Tiffany in Conway, AR on 12/11/2005


Does anyone know of any lenders that are licensed in Arkansas?  We'd like to start building a home in the spring but most places I've checked in central Arkansas don't do owner-builder loans.

Any suggestions would be highly welcome!


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By P in North, FL on 12/11/2005


IndyMac and MidCountry Bank lend in all states.
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By George in San Bernardino, CA on 12/19/2005


I noticed that some of lenders are wholesale-only (Bismark, for example). I work as a broker in Irvine, California and can, of course, help get loans from these companies. The company I like for construction loans (not O-B friendly) is Webster, but it works, since a lot of people (like myself) do find ways to use a friendly GC.

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By P in North, FL on 12/20/2005


The only wholesale company that I listed is Bismark. They are listed, because they will give you a list of brokers in your area or tell you to have the broker of your choice sign up with them. I have heard from brokers that they are easy to sign up with.
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By George in San Bernardino, CA on 12/20/2005


You're right; my mistake, I thought some of the others were wholesale only.
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By Tom in Orange City, FL on 1/15/2006


Spoke with IndyMac at the International Builders Show this week and they are doing 95% loan-to-cost loans. O-B is fine, plus you can use available equity to cover the 5%.  12-18 months interest-only and convertible.  Seemed like a fairly aggressive deal.
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By Brenda in Eustis, FL on 1/16/2006


Tom,

Did they say you would need a GC or project manager as an O-B? Do you have any contact names from the show? 

Thanks,

Brenda


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By Tom in Orange City, FL on 1/16/2006


Brenda,

We got so much information, it will take days to get through it all.  They handed out cards like a debit or credit card that you could have any vendor swipe, so they had your email and mail address.  We most likely had ours swiped at 60-70% of the vendors there.  It was the largest convention we have ever seen.  What specific area were you looking for?  I am a GC and might be able to help.  Let me know and I can send you all the contact info we have and assist in anyway possible.  We are just up the road from Eustis in Debary.

 

 

 


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By Cassie in Conroe, TX on 2/12/2006


Am I getting this right? A relative could sign as the builder on paper if they go through the legal paperwork, but no GC license? What about liability insurance? Is the relative required to carry it? Sorry for all the questions but I have found lenders in TX to be a pain. Thanks for any help you can provide.

Cassie


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By P in North, FL on 3/21/2006


Updated.
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By Betty in Orlando, FL on 4/17/2006


Chase Bank also does construction loans.  I have a contact person that you can try, Barry Holcombe, (386) 717-2768. Email: avatar55555@hotmail.com. He's based in Orlando, FL.
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By Jack in Richmond, VA on 5/18/2006


Any suggestions would be highly welcome!
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By Steve in Minneapolis, MN on 5/19/2006


Jack,

What is it you need help understanding?  Without page two of the settlement statement it is difficult to tell but it looks like your lender charged you $9,500+ for closing costs and wrapped them into your loan.  The other $20,000 is likely for reserves, either for interest, cost over-runs or a combination of both.  If the $9,500 is for closing costs, that is a rather high number, but in fairness to the bank it would be necessary to look at page two.


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By Steve in Minneapolis, MN on 5/21/2006


Jack:

Judging from the settlement statement, this loan is closed and your closing costs were $9,593 -- is that correct?  If so, closing costs should be shown in detail on page two.


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By Jack in Richmond, VA on 5/23/2006


I sent the second page again.  It's the settlement statement for closing on my building loan. When I went in to sign the paperwork, it was over $3,000 more than the good-faith estimate. Is there any information you can give me that may help? They took two months to give me the loan and now I feel they are toying with me. They called last week and said they would take $2,000 off. I agreed in a message I left the bank and have not heard back. I am afraid of how long this is all taking and I want to make sure I am making the right decisions.

 
I appreciate your time and help, it means a lot
 
Jack

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By Lisa in Groveland, FL on 2/28/2007


Two more lenders who may be able to help are Transland and Chevy Chase Bank, I am looking into them now and once I have the details of pros and cons, I will post them.  Has anyone else used these companies?

Lisa.


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By Lisa in Groveland, FL on 3/1/2007


We are meeting with People's First Comunity Bank (as recommended by Bill) on Monday. They were great over the phone and do new construction loans and deal with O-Bs all the time.  They think they can help us. I will report more, post interview.

Lisa


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By P in North, FL on 2/12/2008


IndyMac has suspended construction lending as of February 2007.
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By Rebecca in St. Paul, MN on 3/14/2008


MidCountry Bank still offers owner-builder financing up to 100% of costs, including land, closing costs, and building costs.  

 Rebecca Scholl

 

 


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By Sheila in LaPorte, TX on 4/6/2008


I am in the process of trying to find a lender to finance our build. I have filled out CTP's request form, but haven't heard back, I actually filled it out a second time just to make sure I did it correctly. As far as MidCountry, I followed the link to their website, but I'm really not sure of where to go in the website for assistance on an owner-builder loan. Can someone point me in the right direction there? I am located near Houston, TX, if that helps.

Thank you!

Sheila


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By Pat in Arnold, CA on 4/6/2008


midcountrybank.com/102025.html 

That link should take you to it. 

 


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By Susan in Ruckersville, VA on 4/27/2008


I like MidCountry. Try:

Steve Flom
Construction Loan Officer
MidCountry Bank
Ph: 651-766-7016
Fx: 651-204-0028
 
 
Hope he doesn't mind me sharing his info.

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By L in BRG, OH on 5/9/2008


Hi there,

We are looking for a bank to finance our new home here in Ohio, and having difficulty finding O-B friendly banks.  United Midwest Branch requires the O-B to have at least three to five references from people they have built homes for and three references of where they buy their supplies. 

With most banks, I don't like the 'draw method' where you have to do the work and fund it, then get the loan $$ over and over, does anyone have any advice?

I am looking at a bank now that requires a builder with experience and insurance... we feel lost and are quickly approaching our goal groundbreaking date.

SOS

Thanks!


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By P in North, FL on 5/12/2008


Give MidCountry a call and see what they can offer you.

You should try Construction Lending Corporation


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By Kitty in T, FL on 5/31/2008


Bismark is no longer doing loans.

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By P in North, FL on 6/3/2008


Thank you for the reminder. I meant to remove them from the list and forgot.
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By Dennis in Solana Beach, CA on 6/10/2008


Phil, the list of lenders in your 8-9-05 post, should I think they are currently lending to O-Bs?
Thanks

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By P in North, FL on 6/12/2008


Welcome to the board,

As far as I know. I check up on them on a regular basis. Some of their requirements change faster than I can keep up with. :)

 

Thanks,

Phil


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By L in BRG, OH on 7/5/2008


Hi!

I was just wondering if you knew much about Construction Lending Corporation? I know they do O-B loans, and just wanted to know if anyone out there has done business with them.

Thanks!


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By Susan in Ruckersville, VA on 7/7/2008


I don't... we used MidCountry Bank... if you are being your own GC, they require a site supervisor who is a GC and written bids. However, they do work on the draw method. Not sure I like it either... we are waiting for our first draw... seems like it is taking forever... but all in all, I was happy with the process.
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By Elliott in East Wenatchee, WA on 7/30/2008


Does anybody know if Construction Lending Corporation is a legitimate business?  They do not have a phone number on their web site with an excuse that they have received calls that they don’t want.  I did fill out their web form but haven’t heard anything back.  Maybe they should be taken off the list unless someone can verify that they do what they claim.
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By Michael in Cave Creek, AZ on 7/31/2008


Be careful with this one.  It could be a legitimate small business or something else. A few clicks on the website lead to many questions.

By clicking on some of the pages you can find a phone number in the (832) area code and a fax number in the (775) area code.

Why are the telephone and fax number in different area codes? Is it some cell phone and a free internet fax service.

Also, when I clicked on the licensing information tab, I got a file not found message. Hmm...

 

 


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By P in North, FL on 8/1/2008


I was told by Toi that her phone number has been on there for years. She has been doing owner-builder loans for quite some time. MidCountry is familiar with her and said she is good. When I spoke to her she seemed extremely knowledgeable. If I remember correctly, she has owner-built two homes for herself.

It is not uncommon at all in this day and age for businesses to have different fax and phone area codes. There is nothing odd about that all, particularly since people are now allowed to port their numbers.

The license information is clearly listed on the bottom of every page I clicked.

 

TX Mortgage Banker License 70715
Edith M. Harris, W2 Employee
OCM, Inc.   2700 N. Main Street, Suite 1200   Santa Ana   CA   92705

 

According to the information available on the Texas state website for mortgage lending, the company she works for has a valid, up-to-date license.

 

I will ask Toi to check in and give you any other info that she has.


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By Toi in Alachua County, FL on 8/1/2008


Hi,

I don't have much more to add. I think I initially made contact with her around four years ago. She was great on the phone, quick to respond to emails and willing to answer my questions.

I mentioned her to a MidCountry rep years ago and the person I talked to spoke very highly of her. I got the impression that they worked with her quite a bit.

I need to try and dig up my notes on her, but I think she may have changed companies or something. I think at one point she was a registered loan officer in Texas and a licensed mortgage broker in Florida.

I am pretty sure that she owner-built a home here in Florida.
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By Elliott in East Wenatchee, WA on 10/27/2008


MidCountry is out of the owner-builder loan business effective the end of October, 2008.

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By P in North, FL on 1/15/2010


Updated 01-16-2010.
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By Green on 8/6/2017


vision 2020, the green bank with her long range vision is giving loans to individual interested in building green house and those interested in commercial agriculture in line with her vision 2020 project and philanthropic scheme. the loan is at 0% rate and the loan must be paid back in the year 2020. for more information contact nygreenbankproject2020@yahoo.com or text +181388500631

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By Bentong in Miami, AL on 6/14/2018


Great information. Glad to get them all in one place. :)
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By Casey in Sherman Oaks, CA on 7/6/2018


Does anyone have a recommendation for a lender favorable to O-Bs in the state of Washington? Most of the existing posts in this forum on this topic seem to be very out-of-date and the terms of construction loans seem to be state-specific as well as, obviously, lender-specific..

I appreciate any advice.

Casey
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