Banks sell their own loan. We find the one that fits your community.

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$350M+
In loans closed: 30+
Years of banking experience: 20+
Years serving on HOA boards: 5.0
28 Google reviews

Why HOA Loan Services

HOA lending is all we do.

We strategize, organize, and place your loan where it’s most likely to succeed.

Larry and Ben Kirschner

The people who structure your loan.

On your own

With HOA Loan Services

Call banks one at a time

Competing offers, side by side

First time your board has done this

300+ HOA loans placed since 2016

The bank’s rep works for the bank

We work for your community

Board decodes term sheets alone

Every offer and document in one portal

Costs regardless of outcome

Only paid if we close your loan

How we work

Two independent HOA loan advisors on your side of the table.

You tell us about the project. Larry and Ben size the loan to what the work actually costs, structure it around what your dues can carry, and take it to the lenders most likely to approve a community like yours, with the questions they always ask already answered. Our client portal keeps every offer, document and deadline in one place.

Talk to Larry or Ben

$100K+
Loan amounts: 5–20 years
Repayment terms: LOC + fixed
Loan structures: $0 up front
No retainer, no hourly

Loan calculator

See what a loan could look like for your community.

Size your project for a rough monthly estimate, then talk to an advisor who can structure the real thing around your reserves and timeline.

Estimate the monthly cost per unit
Compare 5, 10, and 15-year terms
Bring the numbers to your next board meeting

Open the loan calculator

Loan amount

Loans start at $100,000, with no set maximum.

Term

Units in your community

Annual interest rate

Enter a loan amount, an interest rate and a unit count to see a monthly figure.

Case studies

Real communities, real results.

Homeowners Association300 units

Roof replacement and plumbing repair

Palm Springs, California

Loan amount: $2.05 million
Structure: 10-year fixed rate

Reserves preserved for future needs

Condominium Association491 units

Elevator modernization, plumbing and HVAC stacks and risers

Chicago, Illinois

Loan amount: $30 million
Structure: Line of credit → 25-year term

No lump sum special assessment

See all case studies

What boards and managers say

“It was clear from the start that the expertise provided by HOA Loan Services was indispensable during the long process of securing a loan.”

Bill M. · Montgomery County, MD

From the blog

Answers for boards and managers

Process & approval
The 5 Financial Red Flags That Kill HOA Loan Applications
Five specific red flags kill HOA loan applications, and they show up in the same order almost every time. Delinquency over 10 percent, reserves under 20 percent funded, active litigation, recent board turnover, and unaudited financials over two years old. Each has a threshold, and each has a fix. Written by Larry Kirschner, who has spent 30+ years in commercial banking and 20+ years serving on HOA boards, from watching HOA loan files get declined for reasons boards could have solved 90 days earlier.
Larry Kirschner · September 25, 2026
Process & approval
HOA Loan Approval: What Underwriters Really Look For
HOA loan underwriting is not a mystery, but it is a sequence. Underwriters read the file in a specific order, and the ratios they compute are narrower than most boards expect. This post walks through what actually happens inside credit committee, the five document sets that matter most, the three ratios that decide the deal, and the recurring reasons associations get declined. Written from watching HOA loan files move through underwriting at community banks, regional lenders, and HOA-specialized shops.
Larry Kirschner · September 24, 2026
Loan basics
Can an HOA Get a Line of Credit? How Draw-to-Term Financing Actually Works
Most associations asking for a line of credit need something else: a draw period sized to the construction schedule that converts into a term loan. Here is how that structure works.
Ben Kirschner · September 20, 2026