With the recent influx of commercial real estate investment projects in New York City, the need for specialized financing solutions has come to the forefront. As the demand for specialized financing solutions intensifies, traditional lending avenues are taking a backseat to faster, more efficient, and accessible funding programs. At the heart of this dynamic shift, NYC property investors are turning to bridge financing to bridge the gap, cover immediate costs, and keep their projects on the path to success. In this blog, we’ll explore how bridge financing is leading the way in fueling the growth of property developments in New York.
What is Bridge Financing?
Bridge financing, also known as a bridge loan, swing loan, or bridging loan, is a short-term financing option used to bridge a temporary gap between two longer-term financial arrangements. It provides borrowers with immediate access to capital to meet short-term funding needs while they await the fulfillment of a more permanent financing solution or the completion of a specific event.
A traditional bridge loan is commonly used in real estate transactions to facilitate the purchase of a new property before the sale of an existing property is finalized. For example, a homeowner may use bridge financing to purchase a new home before selling their current home. Similarly, real estate investors may use bridge loans to acquire properties quickly or to fund renovation projects to refinance or sell the property at a later date.
Bridge loans are typically secured by collateral, such as real estate or other valuable assets, and they have shorter loan terms compared to traditional mortgage loans, usually ranging from a few months to one or two years. The interest rates and fees associated with bridge loans are often higher than those of traditional mortgage loans to compensate for the short-term nature and higher risk of the loan.
Learn more about bridging finance and the BRRR investment approach with our video below:
Parting Ways with Traditional Lending Channels
Traditional lending channels have become more of an obstacle than anything else for NYC commercial real estate investors. Banks and similar lenders still view commercial real estate as a high-risk investment, despite the growing demand for properties throughout New York City. Traditional lenders have a high point of entry, and interest rates that are subject or arbitrary hikes.
Obtaining a traditional loan also involves a lengthy and rigorous application process. Borrowers may encounter strict eligibility criteria, extensive documentation requirements, and time-consuming underwriting procedures. Traditional lenders may also have conservative lending standards, making it challenging for borrowers in NYC with a less-than-perfect credit score or unconventional financial situations to qualify for loans.
Furthermore, traditional lenders may have limited flexibility in terms of loan terms and repayment options, which can restrict borrowers’ ability to tailor the financing to their specific needs. Lastly, traditional lending may involve higher down payment requirements and longer loan approval times compared to private lending, potentially delaying real estate transactions and limiting opportunities for borrowers. Additionally, traditional lenders do not have programs tailored to the needs of NYC commercial real estate projects.
Bridge Financing Takes the Lead
Bridge financing is not just for standard businesses. Commercial real estate investors regularly use these types of loans to cover immediate expenses while larger loans are still in the pipeline. Permits, materials, lining up contractors, and more need to be paid for in advance to ensure commercial real estate projects stick to timelines so investors can start generating revenue quickly.
Bridge financing can also facilitate the refinancing of existing commercial mortgages or maturing loans. Borrowers may use bridge loans to bridge the gap between the maturity of an existing loan and securing long-term financing or to take advantage of favorable market conditions, such as lower interest rates or increased property value.
Bridge Financing is Versatile
Bridge financing can be used for more than just renovation and rehab projects. Bridge loans can also be used for debt refinancing and restructuring, repositioning assets, partner buyouts, and even DPO financing. Bridge loans can be arranged quickly so commercial real estate investors in New York City can remove obstacles and expedite projects instead of getting caught in the red tape of traditional lending channels. With more Opportunity Zones and the need for both business, industrial, and multifamily space throughout NYC, investors are using temporary loans instead of waiting on traditional lenders to approve loan applications. Express Capital Financing specializes in bridge financing for commercial real estate transactions and projects throughout NYC. Contact our offices today and get a jump start on your next real estate opportunity.
FAQ
Yes, there are several disadvantages to bridge loans that borrowers should consider before deciding to pursue this financing option:
- Higher Interest Rates and Fees: Bridge loans typically have higher interest rates and fees compared to traditional mortgage loans. The higher costs are due to the short-term nature of bridge loans and the increased risk to lenders.
- Short-Term Nature: Bridge loans have short loan terms, usually ranging from a few months to one or two years. If the borrower is unable to sell their existing property or secure long-term financing to repay the bridge loan within the specified timeframe, they may face the risk of default or be required to seek an extension, which could result in additional costs and fees.
- Market Fluctuations: Bridge loans expose borrowers to market fluctuations and uncertainties, including changes in property values, interest rates, and economic conditions. If property values decline or market conditions deteriorate during the term of the bridge loan, borrowers may face challenges in selling their existing property or securing long-term financing, potentially leading to financial losses.
- Cash Flow Challenges: Bridge loans may require borrowers to make interest payments or incur other carrying costs during the loan term. If the borrower is unable to sell their existing property quickly or if unexpected expenses arise, they may experience cash flow challenges and difficulty meeting their financial obligations.
- Default Risk: Like any loan, bridge loans carry the risk of default if the borrower is unable to repay the loan as agreed. If the borrower fails to sell their existing property or secure alternative financing to repay the bridge loan, the lender may foreclose on the property or pursue other legal remedies to recover their investment, which could result in the loss of the borrower's property or other assets.
- Limited Availability: Bridge loans may not be widely available from all lenders and may be subject to stricter eligibility criteria compared to traditional mortgage loans. Borrowers may face challenges in qualifying for a bridge loan or may be limited in their options, particularly if they have less-than-perfect credit or if the property does not meet certain criteria.
Overall, while bridge loans can provide valuable short-term financing solutions for borrowers in certain situations, they also entail risks and costs that should be carefully considered and evaluated before proceeding. Borrowers should weigh the potential benefits and risks of bridge financing and consult with financial professionals to determine the most suitable financing options for their needs.
The amount you can borrow as a bridging loan depends on several factors, including the lender's policies, your financial situation, the value of the properties involved, and the specific terms of the loan.
In general, bridge loan amounts can range from as low as $50,000 to several million dollars or more, depending on the lender's maximum loan limits and your qualifications. Typically, bridge loans are structured to cover a percentage of the combined value of the property being purchased and the borrower's existing property, often referred to as the "loan-to-value" (LTV) ratio.
Lenders typically offer bridge loans with LTV ratios ranging from 60% to 80% or higher, meaning they may lend up to 60% to 80% of the combined value of both properties. However, the actual LTV ratio and loan amount offered to you will depend on factors such as your creditworthiness, income, the appraised value of the properties, and the lender's risk tolerance.
It's essential to carefully evaluate your financial situation and borrowing needs before applying for a bridge loan and to work with a reputable lender who can provide guidance on the maximum loan amount you qualify for. Additionally, consider consulting with a financial advisor or real estate professional to ensure that a bridge loan is the right financing option for your specific circumstances.
Yes, there are several costs associated with bridge financing that borrowers should consider when evaluating this type of loan.
Firstly, bridge loans typically come with higher interest rates compared to traditional mortgage loans. This is because they are short-term loans, and lenders charge higher rates to compensate for the increased risk and the quick access to capital they provide. Additionally, borrowers may face origination fees, which cover the administrative costs of processing the loan, typically ranging from 1% to 5% of the loan amount.
Closing costs, similar to those in traditional mortgage transactions, may include appraisal fees, title insurance, attorney fees, and recording fees, further adding to the overall expense. Some lenders may also impose loan servicing fees to cover ongoing administrative expenses, while others may charge prepayment penalties if the borrower repays the loan before the end of the term. Moreover, extension fees may apply if the borrower needs to extend the loan term, and borrowers may also incur third-party fees, such as property appraisal fees and title search fees.
Considering these costs is crucial for borrowers to assess the affordability and suitability of bridge financing for their specific financial needs and circumstances.
To help with all of these questions and more, we've put together this handy guide on evaluating fix and flip properties.
