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HOA loan answers for boards and property managers.

Showing 9 guides of 70

  • Process & approval

    The HOA Loan Timeline: From First Call to Funding

    A realistic HOA loan timeline runs 30 to 90 days from first consultation to funded loan, and some take longer for a variety of reasons. This deep-dive walks each phase week by week: consultation, document collection, lender RFP, term sheet negotiation, board vote and opinion letter, and closing. Common delays get named. Accelerators get named. Four-question FAQ addresses the questions boards ask most about pacing. The point: boards who understand the timeline plan around it. Boards who do not, chase it.

    Ben Kirschner ·

  • Process & approval

    Consultation for HOA Financing: What to Expect Before You Book

    An HOA financing consultation should give you a clearer picture of your options, at no cost, with no obligation. This post walks through what happens on the first call: the 8 questions we ask, the documents that speed things up, when we can give a rough rate range and when we cannot, who should join from the board, and what comes next. Written to help boards decide whether to book.

    Larry Kirschner ·

  • Process & approval

    Spring Capital Projects: A Treasurer's Loan Planning Guide

    A planning guide for HOA treasurers with a spring capital project on the books. We map the timeline backward from a June construction start to show why the loan application needs to be in by early April at the latest. The guide covers the documentation checklist, when the rate gets set, and four questions treasurers ask us every March.

    Larry Kirschner ·

  • Board operations

    The October Question Every Board Treasurer Should Answer

    HOA treasurer capital planning has one October question worth asking out loud: if we started the loan process today, could we close by our fiscal year end? Most boards learn the answer is no, and by then it is too late. Larry Kirschner on the ninety-day reality and what a treasurer should do this month.

    Ben Kirschner ·

  • Choosing a lender

    Year One of the AI Era for HOA Boards

    AI HOA board members are the last professional cohort to feel AI's impact, and it is coming from an unexpected direction: search. When ChatGPT is the answer engine, the questions boards ask about financing get filtered through whichever brands the model cites. Larry Kirschner on what that means for a 100-unit board reviewing three bids.

    Ben Kirschner ·

  • Board operations

    What 2027 Holds for HOA Boards: An Honest Take

    Larry Kirschner's honest take on what 2027 holds for HOA boards. Covers the practical realities of new board terms starting in January, capital project sequencing for spring, the refresh cycle for reserve studies commissioned from 2022 to early 2024, and AI search visibility becoming a board-level topic for the first time. Direct, specific predictions from 30+ years in commercial banking and 20+ years serving on HOA boards, written for boards planning their year.

    Larry Kirschner ·

  • Reserves & planning

    Financing Building Envelope and Facade Projects

    Building envelope financing for HOA associations covers windows, sealants, expansion joints, and waterproofing on mid-rise and high-rise condos. The construction timeline runs 18 to 24 months. Here is what the scope covers, what lenders scrutinize, and the four questions boards ask most often.

    Ben Kirschner ·

  • Loan basics

    Case Study: A 12-Unit Townhome Association's First HOA Loan

    A real case study drawn from small association work. A 12-unit townhome community with a failing private road, $22,000 in reserves, and a $180K project. Small associations have fewer lenders to choose from. This walks through the situation, the challenge, the four lenders approached (three passed, one said yes), the final structure (10-year fully amortizing, approximately 7.35 percent, no balloon), and the lessons every very small association board should take from it. Ends with a consultation CTA aimed at similar boards.

    Ben Kirschner ·

Free guide

A Board Member’s Guide to HOA Loans

A walkthrough of qualifying, approvals, and structuring a loan: everything a board needs before the first lender conversation.

Download the guide