retirement

Using a Construction Loan to Build Your Retirement Dream Home

Construction loans operate a little differently than a typical home mortgage, so you need to know a couple of things: like what's the difference between a construction-to-permanent loan and a stand-alone construction loan.

Retirement has finally arrived, and you've checked all the right boxes. Mortgage paid off, check. Loans to help kids through college paid, check. Nest egg ready for the future, check. You've found a great spot to build your retirement dream home and you're ready to bring your blueprints to life. But there's one step you haven't yet navigated: getting a construction loan to finance the project.

Sure, you've borrowed from the bank before. But construction loans can be quite a bit more nuanced than traditional mortgages. A common step for borrowers is to start the process by getting pre-qualified for a home construction loan.

Construction Loan Options

There are two primary varieties of construction loans: construction-to-permanent and stand-alone. The distinction is important and there are benefits of each, depending on your financial situation.

A construction-to-permanent loan, sometimes referred to as a single-close construction loan, converts into a permanent mortgage after the house is built. There is just one closing at the start of construction, so you only pay closing costs once. What's more, you can lock in your interest rate for the lifetime of the loan. Once your build is completed, your lender converts the construction loan into a permanent fixed- or adjustable-rate mortgage.

By contrast, a stand-alone construction loan covers just the home build. Once the work is completed, you'll need to secure a separate mortgage to pay off the construction debt, therefore requiring two closings and sets of fees. Another disadvantage of a stand-alone loan is that you can't lock in a mortgage rate. That means you run the risk of rates rising before you are ready for that second loan. However, stand-alone construction loans tend to require lower down payments and do allow borrowers to shop around for a mortgage once their home build is complete.

Both construction-to-permanent and stand-alone loans only require you to make interest payments while your dream house is being built, and it's typically a variable rate during construction. Your lender will pay funds directly to the contractor in installments at various pre-defined benchmarks, known as a "draw schedule." Your lender and your builder will work closely to ensure your project and your payments stay on track.

Qualifying for a Construction Loan

Even if you have a stellar credit score, it's a good idea to get your ducks in a row before submitting a construction loan application. You'll need to prepare all of the same documents required for securing a traditional mortgage, plus a comprehensive list of the construction details.

Here's a basic checklist of what you may need to supply to your lender as part of your construction loan application:

  • Current financial statements covering debt, income and asset information.
  • A signed construction or purchase contract with your builder or developer that includes project plans, specs and budget details.
  • A timetable for construction that includes start and completion dates.

Your lender will closely review the project plans and contract to ensure your builder's quoted costs are aligned with market costs. They will also consider factors like budget overrun and unanticipated upgrades — as it's not uncommon to splurge on granite countertops once kitchen construction begins. Some lenders may also request financial information from the builder to ensure they will be financially solvent throughout the project.

Getting Started

Because construction loans have higher underwriting standards, many people work with a bank they already have a relationship with. That said, you might want to comparison shop to ensure that your bank's fees and interest rates are competitive. It's important to remember that this will be a long-term relationship, so you should find a knowledgeable loan officer who will take the time to talk through your options, provide personalized guidance based on your financial situation and do due diligence on your contractor's plans.

Building a retirement nest to your own specs requires a bit of legwork, but the result will be enjoyed for years to come. And it means you can whittle one more box off your list: Dream home ready to go, check.

About the Author

Rick Bechtel

Head of U.S. Residential Lending, TD Bank

Rick Bechtel is EVP, Head of U.S. Residential Lending for TD Bank . With nearly 30 years of industry experience, he is responsible for growing TD Bank's mortgage business and sales force, maintaining the bank's risk appetite and unique focus on the customer, and optimizing best-in-class technology across the business.

Most Popular

How a Third Stimulus Check Could Differ From the First and Second Payments
Coronavirus and Your Money

How a Third Stimulus Check Could Differ From the First and Second Payments

There's a big push in Washington for a third round of stimulus payments. But the amount and eligibility rules for your third stimulus check could be d…
January 27, 2021
Where's My Stimulus Check? Use the IRS's "Get My Payment" Portal to Get an Answer
Coronavirus and Your Money

Where's My Stimulus Check? Use the IRS's "Get My Payment" Portal to Get an Answer

The IRS has an online tool that lets you track the status of your second stimulus check.
January 18, 2021
When Could We Get a Third Stimulus Check?
Coronavirus and Your Money

When Could We Get a Third Stimulus Check?

President Biden and others in Congress are pushing for a third-round of stimulus checks, but it might be a while before we get them.
January 20, 2021

Recommended

Home Buyers Loving the Suburbs Again
Becoming a Homeowner

Home Buyers Loving the Suburbs Again

Urban condos found little love as telecommuting home buyers bid up prices far from city centers.
January 27, 2021
Home Prices in the 100 Largest Metro Areas
home

Home Prices in the 100 Largest Metro Areas

What’s happening in the market where you live?
January 23, 2021
15 Best Foreclosure Sites for Finding Properties
Making Your Money Last

15 Best Foreclosure Sites for Finding Properties

If you’re searching for foreclosures for sale for your next home or to flip for a profit, these websites will guide you to foreclosures to buy.
January 6, 2021
A Golf Course Community’s Big Variable for Retirees
Smart Buying

A Golf Course Community’s Big Variable for Retirees

Golf club memberships can often be a separate, and hefty, annual fee at golf communities. Here's some guidance before you tee up your retirement move …
December 14, 2020