How you finance the construction of your new home is one of the most important things to consider. Colonial is a leader in home construction lending, specializing in Single Close Construction Loans. We are known for our exceptional customer service, and we understand the needs of both the home buyer and the builder.
Colonial's Single Close Construction Loan takes you from groundbreaking to move-in, in one easy process. At Colonial, you will be working with construction loan specialists who are able to answer your questions and the questions of your builder/contractor so that your home construction keeps moving smoothly with no surprises along the way.
A Loan Program to Meet Your Needs
Colonial has a Single Close Construction Loan designed to build a primary residence. Single Close means one loan – start to finish. You sign one set of loan documents that covers both the interim construction phase and the permanent loan. This eliminates the need for multiple loans to get into your new home. With a single loan, you can purchase the land for your home and complete the construction. When construction is complete, the loan converts to a permanent mortgage loan saving considerable time and money. The construction period is up to 12 months to allow time to build the new home and sell the existing home.
What makes up the Construction Loan Costs?
There are a number of costs that go into building a new home:
You may purchase the land you have under contract at closing with proceeds from the Single Close Loan, or you may have already purchased the land and have a loan to be paid off with proceeds from the Single Close Loan. Or, you may own the land free and clear.
Permit fees, engineering fees, architectural fees and other costs associated with building the home, but not directly part of the actual construction costs.
The tangible costs associated with the actual construction of the home. This includes materials and labor costs.
Sums included in the construction budget for items to be selected in the future, such as flooring, cabinetry. Differences between budget allowances and actual costs are usually handled through change orders.
A reserve account covers unforeseen cost overruns in the construction of the home. An additional 10% of the construction costs will be established in a Contingency Account for cost-plus contracts. A Contingency Account is recommended on all contracts to cover change orders or upgrades.
The total cost consists of all of the above.
Maximum Loan Amount
You may borrow up to the maximum loan amount as figured from the appraised value if you already own your lot, or the actual cost (lot plus construction costs) if the lot is purchased at closing.
The land value is taken from the appraisal if owned for more than 12 months. The difference between the appraised land value and the loan to be paid off on the land, if any, will be the lot equity. The lot will be a credit toward the required down payment, if any.
How Does the Construction Loan Process Work?
The Single Close Construction Loan process is very similar to a standard purchase or refinance transaction. But unlike a purchase transaction for an existing home, the Single Close Construction Loan involves determining the value of a home that is not yet completed. To assist the appraiser and the lender in determining future value, information must be provided on the planned home, such as what materials will be used and the total cost to complete the project.
Final Plans and Specifications
These consist of a legible set of architectural drawings, or building plans. They must include a floor plan showing all dimensions and outside elevations, along with drawings of the exterior. In addition, the builder should provide a detailed description of the materials to be used in construction of the home; for example, wood shingle or lightweight tile roofing; brick or stucco exterior. This information will be provided to the appraiser who will determine value, subject to completion per plans and specifications.
This is the agreement between you and the builder/contractor that details the planned construction project, the agreed upon cost and the construction term to complete the project. The final plans and specifications should be an attachment to the construction contract.
Detailed Line Item Cost Breakdown/Draw Schedule
This schedule is prepared by the builder/contractor and should include all costs associated with the construction. The total should match the Construction Contract total. The Draw Schedule is used to advance funds to the builder as work is completed.
Single Close Worksheet
This form is used to consolidate all the costs, along with certain items that may be pre-paid. The form is also used to determine the maximum loan amount available and funds needed for closing. Your Colonial Consultant will prepare the Single Close Worksheet for review and discussion.
This form requires information that is supplied by the builder and is used solely for the benefit of Colonial to determine eligibility for our program. Selection of the builder is the exclusive, independent decision of the borrower.
How are Draws Disbursed From my Construction Loan?
Draw disbursements or progress payments are made on a work-completed basis and occur over a period of time as the work progresses. The builder will submit draw requests directly to Colonial's Construction Department, itemizing the work completed and the amount requested for payment. The percentage of work completed is determined by an independent third-party inspection service. Your builder will designate a construction bank account at a financial institution and disbursements will be wired directly to that account after receipt of the inspection report. As a convenience to you, a copy of the disbursement statement may be sent to you either via email or regular mail each time your builder makes a draw. This statement indicates the amount of funds disbursed and funds remaining on the project.
The initial disbursement at closing includes the payoff of the lot (if applicable) less your down payment, if any. Also, a start-up draw may be disbursed to the builder immediately after closing is finalized.
The cost for special order items may be funded up to 50% of the line item on the draw schedule, when accompanied by a request from the builder together with supporting invoices.
The final draw to the builder will be paid upon completion of construction and receipt by Colonial of a final appraisal inspection, a "clear endorsement" from the title company, a final survey if required, homeowner's insurance policy, and any other documentation as may be required for your particular loan.
Planning Meeting with Builder and Architect
Meet With the Lender
Up to 12 Month Construction Phase
If you have not already selected and purchased your lot, location is one of the most important factors to consider. There are realtors who specialize in finished lots as well as developers who sell finished lots. Many builders also have lots in inventory. A current survey of the property indicating all easements and rights of way will be required for closing.
- The interest-only construction phase of your financing may continue past your home's completion and your move-in, up to 12 months from loan closing.
- Take Up to 12 Months to Sell or Lease Your Current Home – If you currently own a home, you may not have to sell it before you start a new one. Close on the Single Close Construction Loan and have up to 12 months to sell or lease your current home prior to loan modification. No need to move twice!
- Loan Modification – The Single Close Construction Loan allows for a modification option, which is available upon completion of construction of your home, or up to 12 months after loan closing.
Ready to Get Started?
The Single Close Construction Loan from Colonial is a better way to build your home. For detailed information on your home construction financing, contact your Colonial Representative or call 817-390-2246.