Author: Fred Gruber

Purchasing a condo can be an exciting step, offering a more affordable option or an appealing lifestyle in certain areas. However, financing a condo differs significantly from securing a mortgage for a single-family home. These differences arise from the shared nature of condo ownership, affecting the underwriting process, appraisal requirements, insurance needs, and sometimes even the interest rate. Understanding the nuances of condo financing will help you make more informed decisions when it comes time to purchase a condo.

Key Differences in Condo Financing

1. Appraisal Process

• Single-Family Homes: A typical appraisal for a single-family home only evaluates the property itself—looking at its condition, size, location, and comparable homes in the area.
• Condos: Condo appraisals are more comprehensive. Not only does the appraiser assess the individual unit, but they also review the condition of the entire building, the shared areas (like hallways, elevators, and parking garages), and the management of the Homeowners Association (HOA). Any issues with the overall building or HOA could impact the value of your unit, and therefore, your mortgage approval.

2. HOA Involvement

• Single-Family Homes: There’s no HOA involved in most single-family homes, which means the lender only needs to evaluate the financial aspects of the borrower.
• Condos: Lenders take a closer look at the Homeowners Association (HOA), as its financial health and management can have a significant impact on the property’s value and your ability to repay the mortgage. This includes reviewing the HOA’s budget, reserve fund, insurance coverage, and maintenance of shared spaces. Additionally, your HOA fees are included in your debt-to-income (DTI) ratio, so they factor into your loan eligibility.

3. Insurance Requirements

• Single-Family Homes: Homeowners typically only need a single policy for their home, covering both the dwelling and personal belongings.
• Condos: Condo financing generally requires two types of insurance:
• Personal Condo Insurance: This covers the contents of your unit and any improvements or alterations made to it.
• HOA Master Insurance: This policy covers the building structure and common areas, such as the roof, walls, hallways, and parking lots. You’re required to have both types of insurance to fully protect your property and meet lender requirements.

4. Interest Rates

• Single-Family Homes: Conventional interest rates for single-family homes are typically lower compared to condos.
• Condos: Because lenders perceive slightly higher risks with condos (due to shared ownership and potential HOA issues), mortgage interest rates on condos may be slightly higher. The interest rate will also depend on the condo’s financial health and whether it meets lender criteria.

Financing Specific Condo Types

1. Non-Warrantable Condos

• These are condos that don’t meet traditional underwriting guidelines. Examples of non-warrantable condos include those with high rental occupancy rates or ongoing litigation. These properties generally require alternative financing, which could involve higher interest rates, larger down payments, or both.

2. Condotels

• Condotels are condo units that function like hotel rooms, often used for short-term rentals. These properties are typically ineligible for conventional loans because they don’t meet standard underwriting guidelines. Financing for condotels may require specialized loan programs or higher down payments.

3. New Construction Condos

• Financing for pre-construction or newly constructed condos can be more complex. Lenders may require detailed approvals for the project, including reviewing the builder’s track record and the condo association’s plans for managing the property. Conventional mortgage products may not be available until certain milestones are met in the construction process.

Loan Program Requirements

Different loan programs have varying rules for condo eligibility:

1. FHA Loans

• For a condo to be eligible for FHA financing, it must be included on the FHA’s approved list of condo projects. If the condo is not approved by the FHA, you may not be able to secure an FHA-backed loan. FHA also limits the number of units in a complex that can be rented out to maintain eligibility.

2. VA Loans

• The Department of Veterans Affairs (VA) also has strict guidelines for condos. One of the primary criteria is the percentage of units in a building that are rented out. If the condo complex has too many units being rented, it may not be eligible for a VA loan. Additionally, the complex must meet other VA-specific standards for property management and condition.

3. Conventional Loans

• For conventional loans, the rules are typically more flexible, but the property must still meet the guidelines of Fannie Mae or Freddie Mac. These guidelines often require the condo project to have a strong financial history, adequate reserve funds, and good management. Some lenders may offer more leeway than others, but many still follow Fannie Mae and Freddie Mac’s criteria.

Financing a condo may involve additional steps, but with the right guidance, it can be a smooth and straightforward process. Working with an experienced loan officer is key—they can assist in determining if the condo meets lender requirements, review HOA documentation, and help you navigate the approval process. Give us a call and we will work with you to ensure everything is in order and help make your condo purchase a reality.