How To Get A Loan To Build A House

Building a house is an exciting journey, but finding and securing the right loan can seem daunting.

This guide will walk you through the steps to get a loan for home construction, from assessing your financial situation to converting your construction loan into a permanent mortgage.

Let’s get into the details so you can finance the construction of your dream home – without experiencing any hiccups along the way.

1. Assess Your Financial Situation

Before applying for a construction loan, you need to evaluate your financial health.

This step means checking your credit score, figuring out your budget, and understanding the challenges of obtaining home construction loans.

Check Your Credit Score

Start by checking your credit score. A strong credit score increases your chances for loan approval. It could even lower the interest rates you're offered.

Determine Budget

Next, figure out how much you can afford. Look at your savings for a down payment and calculate what you can manage for monthly payments.

We recommend using a calculator like this one from Mortgage Calculator to get started.

2. Gather Documentation

Once you understand your finances, you need to gather documentation. Without the right documents, construction loans are extremely difficult to secure. You'll need to provide proof of income, your credit history, employment verification, and details of any existing debts.

Here are the items you'll need to make sure you're fully prepared to apply for a construction loan.

Proof of Income

Collect recent pay stubs, tax returns, and W-2 forms. These documents show your income and help lenders see that you have the ability to repay the loan. You can also include bank statements to provide a clearer picture of your financial health.

Credit History

Download a copy of your credit report, which highlights your credit score and helps lenders understand your debt-to-income ratio.

The debt-to-income ratio is the percentage of your monthly income that goes toward paying debts. It helps lenders assess your ability to manage monthly payments and repay the loan.

Employment Verification Letter

Secure a letter from your employer or other employment verification documents that show you work where you say you do. These prove job stability and income consistency, which lenders need to see before they'll let you borrow money.

Debt Information

List all existing debts, such as credit card balances and other loans. Lenders will evaluate this to understand your current financial obligations and assess your ability to take on additional debt.

3. Research Loan Options

This step involves exploring various types of loans available for construction projects, such as construction loans, owner-builder construction loans, and traditional mortgage loans. Understanding the differences between these loans and why construction loans can be harder to obtain than conventional mortgages is crucial.

What Are Construction Loans?

Construction loans are short-term loans specifically designed to cover the cost of building your home. These loans are disbursed in stages, known as progress payments, as the construction milestones are completed. Once the construction is finished, these loans often convert into a permanent mortgage, known as a construction to permanent loan. This type of loan ensures you have the necessary funds throughout the construction process.

Types of Construction Loans:

• Owner-Builder Construction Loans: These loans are for individuals who plan to act as their own general contractor. They can be more challenging to obtain because they require significant experience and a detailed plan.
• Construction to Permanent Loans: These loans initially cover the construction costs and then convert into a permanent mortgage once the home is built. This option simplifies the financing process as you only need to close on one loan.
• Stand-Alone Construction Loans: These loans cover only the construction period. After construction, you must obtain a separate mortgage to pay off the construction loan, resulting in two closings.

Why Are Construction Loans Hard To Get?

Construction loans involve higher risks for lenders, who need assurance that the project will be completed successfully and that you can handle the repayments. This is why the approval process is so strict. It requires detailed plans, a strong credit score, and solid financial documentation. Lenders typically look for borrowers with a low debt-to-income ratio, stable income, and a significant down payment. They also need to see a comprehensive construction plan and budget to ensure the project is feasible.

Traditional Mortgage Loans vs. Construction Loans:

• Traditional Mortgage Loans: These are used for purchasing fully constructed homes. They have more straightforward approval processes and typically offer better rates and terms compared to construction loans.

Conventional Mortgages: These loans follow the guidelines set by Fannie Mae and Freddie Mac and are suitable for buying existing homes. They can be used for refinancing as well.

4. Get Pre-Approved

Getting pre-approved for a loan helps you understand how much you can borrow and signals to builders and sellers that you are a serious buyer.

Apply For Pre-Approval

Start by approaching banks or mortgage lenders to get pre-approved for a loan. They'll perform a review of your financial status. At this stage, they'll assess your income, credit score, and overall financial health.

Pre-Approval Letter

After the review, obtain a pre-approval letter from your lender. This letter indicates the loan amount you qualify for so you can set a realistic budget and streamline the loan application process once you find the right builder and finalize your plans.

5. Find A Builder And Finalize Plans

Now that you're approved, it's time to find a builder. This section covers how to select a reputable builder and finalize detailed construction plans and costs to secure an owner-builder loan.

Choose a Builder

Research and select a reputable builder with a solid track record and reputation.

Look for a general contractor or an owner builder near you who has experience in constructing homes similar to the style of your dream home.

Check reviews, ask for references, and visit some of their completed projects to make sure they meet your standards.

Finalize Building Plans

Work closely with your builder to finalize the design of your home and get a detailed construction plan with a precise cost estimate.

This plan should include timelines, materials, and all costs involved.

6. Submit Loan Application

Here's how to submit your application and get a construction loan.

Complete And Submit Your Application

Submit a detailed loan application with your chosen lender. This application should include all the documentation mentioned earlier, which includes proof of income, credit history, and employment verification.

Clearly state the loan amount you need and whether it will be a lump sum or disbursed in stages.

Include Plans And Costs

Include the construction plans with your application, as well as a detailed cost estimate and the construction timeline from your builder. This helps the lender assess the project's feasibility so that they can see your construction costs align with the amount of your loan.

7. Get Appraised and Approved

The appraisal and approval process helps to be sure that your proposed home and financial situation meet your lender’s requirements for construction loans.

Get An Appraisal

The lender will appraise your proposed home's value based on the construction plans and the property.

This appraisal determines the future value of the home once it's built, which the lender needs to know to justify granting the loan.

In some cases, lenders might also consider existing home equity loans as part of the evaluation.

Get Your Loan Approved

After the appraisal and review of all submitted documents, the lender will decide on the loan approval. If everything meets their requirements, they will approve the loan.

The approval process makes sure that your construction-only loan (or your mortgage loan) is based on a full assessment of your financial situation and the proposed home's value.

8. Close On The Loan

Closing on the loan finalizes the financing for your construction project. This step includes signing loan documents, paying closing costs, understanding how construction loan interest payments work, and reviewing the disbursement schedule to keep progress payments during the construction phase consistent and smooth.

During the loan closing, you'll sign loan documents, pay the required closing costs, and finalize the terms of your loan.

Understand Your Disbursement Schedule

Disbursements are the portions of the loan amount released to the builder. Funds are usually released in stages, known as progress payments, based on the completion of specific construction milestones.

Make sure you understand the disbursement schedule for your construction funds. This schedule makes sure that the builder receives funds as needed while keeping the project's timelines on track.

9. Begin The Construction Phase

The construction phase involves regular inspections and progress payments to ensure the project stays on schedule.

Here's how construction loan lenders will monitor the construction process and release funds based on project milestones, ensuring construction loans cover all necessary expenses.

Regular Inspections

During the construction phase, the lender may require regular inspections at various stages.

These inspections ensure that the construction is proceeding as planned while sticking to the agreed-upon standards.

Progress Payments

Funds are released to the builder based on the completion of specific milestones. These progress payments are tied to the construction timeline and ensure that the builder receives the funding they need as each phase of the project is completed.

10. Convert Your Construction Loan To A Mortgage

Converting your construction loan into a permanent mortgage is the final step in the loan process. It involves one final inspection of the completed home, then you can transition to regular monthly mortgage payments.

Final Inspection

Once construction is complete, your lender will perform a final inspection to verify that the house has been built according to your plans.

Mortgage Conversion

After the final inspection, the construction loan becomes converted into a permanent mortgage.

This process is called mortgage conversion, and it involves transitioning from interest-only payments to regular monthly mortgage payments.

Converting your construction loan to a mortgage loan finalizes your home financing and lets you start repaying the loan under the terms of your permanent mortgage.

Tips For Success

Here are some tips to help you navigate the loan and construction process more smoothly.

• Stay Organized: Keep all documents and communications organized from day one. This will help you meet deadlines and be certain you have everything you need when it's time to submit paperwork or address any issues.
• Maintain Good Communication: Regularly communicate with your builder and lender to stay updated on progress and any potential issues. Open lines of communication can prevent misunderstandings and keep the project on track.
• Monitor Finances: Ensure you have enough funds available for any unexpected expenses during construction. Having a financial cushion can help you handle unforeseen costs without stalling the project.

Construction Loan FAQs

Is It Difficult To Get A Loan To Build A House?

Getting a loan to build a house can be more challenging than getting a traditional mortgage because there are added risks and complexities for lenders. They need to know that the construction will be completed on time and within budget before they can grant a loan.

This is why they have such strict requirements for construction loans. You'll need a solid financial foundation, a good credit score, detailed construction plans, and thorough documentation of your finances before lenders will consider your for approval.

Should I Pay Off My Land Before Building?

Paying off your land before starting construction can make the loan process simpler and improve your financial position. Without a land loan, you might have a better debt-to-income ratio, which lenders favor.

But it's not always necessary to pay off your land first.

Some lenders offer construction loans that include the cost of the land. Discuss your options with different lenders to determine the best strategy for your situation.

Is It Cheaper To Build Or Buy A Home?

The cost of building versus buying a home depends on factors including location, material costs, and labor.

Building a new home allows you to customize it to your preferences, but it can be more expensive and time-consuming.

Buying an existing home is usually quicker and might be cheaper, especially in a buyer's market. But it comes at the cost of customization. Consider your budget, timeline, and the housing market conditions when deciding whether to build or buy.

How Can I Build A House While Paying A Mortgage?

Building a house while paying a mortgage on your current home can be challenging but manageable with proper planning. Here are some strategies:

• Budgeting for Dual Payments: Create a detailed budget that accounts for your current mortgage and the costs associated with building your new home.
• Exploring Bridge Loans: A bridge loan can provide temporary financing to help cover the gap between buying your new home and selling your current one.
• Refinancing Your Existing Mortgage: Lowering your monthly payments through refinancing can free up funds for construction expenses. Planning ahead and consulting with financial advisors can help ease the financial burden during this period.

Can You Get A Mortgage On A House You Want To Build?

You can get a home construction loan specifically designed for building a new house. Construction loans cover the costs of construction and usually convert into a traditional mortgage once the home is built.

This type of loan provides funds as needed throughout the building process, so you know you have the money needed at different stages of construction.

Which Bank Is Best For A Construction Loan?

The short answer is that it depends on where you build. When looking for the best bank for a construction loan, compare interest rates, terms, and customer reviews from various lenders.

Some banks specialize in construction loans and may offer better rates or more flexible terms.

It's important to find a lender who understands the complexities of construction financing and can guide you through the different steps of the process.

Talking to multiple lenders and getting quotes can help you make an informed decision.

Is A Construction Loan Easier To Get Than A Home Loan?

Generally, construction loans are harder to obtain compared to traditional home loans. This is because construction loans involve more risk for lenders.

To be approved for a construction loan you'll need thorough documentation, a solid financial background, and a detailed plan showing how your builders will carry out the project without a hitch.

Preparing all necessary documents, having a good credit score, and demonstrating a stable income can help the approval process go smoothly.

How Does Construction Loan Interest Work?

Construction loan interest works differently than traditional mortgage interest. During the construction phase, you'll typically make interest-only payments on the amount disbursed. This means you only pay interest on the funds that have been drawn, not on the entire loan amount.

This means that during the building process, you only pay interest on the money being used at each stage of construction.

Once the construction is complete, the loan usually converts into a traditional mortgage, and you'll start making regular monthly payments.

If you're looking for a construction loan to help you build in the Houston area but are unsure of where to start or who to trust, schedule a call with Dunn & Stone today. We'll connect you with our partners to help you get the loan you need to start building the home of your dreams.