HOA loan questions, answered.

We finance projects from $100,000 with no set maximum. Most associations we work with borrow between $500,000 and $5 million, though we regularly fund smaller projects.

Most of the loans we arrange fall between $500,000 and $5 million, and the median sits near $1.5 million. That said, the average is a poor guide for your board. A 60-unit community re-roofing and a 600-unit community rebuilding balconies are both typical, and they are nothing alike. The number that matters is what your project costs and what your assessment income supports.

We do not quote rates, because any number published on a website is wrong by the time you read it. HOA loan rates move with the broader credit market, but the spread your association is offered is driven by things your board controls: the strength of your reserve study, your delinquency rate, your assessment history, and how well the project is documented. Two associations applying the same week can be offered meaningfully different rates for those reasons. The calculator lets you model a range of rates to see what your payment would look like; we bring you real quotes from competing lenders once we know your numbers.

HOA loans typically run 5 to 20 years, depending on project scope and your association’s financials. Longer terms are harder to obtain, so we structure around what lenders will actually approve.

No. Our lenders do not require a down payment to qualify, so the project can be funded without first collecting cash from owners.

Most lenders allow an association to pay ahead or pay off early from its own funds without penalty. Refinancing with a different lender is treated differently and often carries a fee, so ask how each offer handles both before you sign.

Most do. We arrange financing for HOA and condo associations in all 50 states. Lenders review your operating budget, reserve study, delinquency rate, and the borrowing authority in your governing documents, not any individual owner’s personal credit.

Five things, in roughly this order: borrowing authority in your CC&Rs, two to three years of financial statements, a current reserve study, a delinquency rate lenders consider manageable, and a defined project with real bids attached. A stale reserve study or a project still described in general terms is the most common reason a board is not ready to apply yet. None of it involves an individual owner’s credit.

An HOA loan is financing your association borrows as an entity to pay for a major capital project, then repays out of the assessments you already collect. It is underwritten against the association’s finances and its authority to levy assessments; not against individual homes.

They fund the same project and feel completely different to owners. A lump sum special assessment asks every owner for a large payment at once, which is where boards meet the hardest resistance and where owners on fixed incomes get hurt. A loan spreads the same cost over years, so the monthly impact per unit is far smaller, and it does not depend on every owner having cash available. The tradeoff is interest: over the life of the loan you pay more in total. Some communities are better served by a phased project or a smaller assessment paired with a smaller loan. We model all of them side by side so your board decides with the same numbers in front of everyone.

To fund major capital projects, cover emergency repairs, or avoid a lump sum special assessment that asks every owner for a large payment at once. Waiting is also a decision — deferred work rarely gets cheaper, and an unsafe condition can force the timeline for you.

Yes. We are advisors, not a lender; we work with lenders across all 50 states and match your community with the ones actively underwriting associations where you are.

Five steps. You tell us about the project and send your financials; we review what your association can realistically support and confirm your borrowing authority; we take your project to the lenders most likely to approve a community like yours and bring back competing proposals; your board selects one and completes the approval process your documents require; the loan closes and funds draw as the work proceeds. Most boards spend a few hours of their own time across the whole process. From application to closing it usually runs 30 to 90 days.

From application to closing, most HOA loans take 30 to 90 days. The timeline moves with project complexity and how ready your documentation is; a current reserve study is usually the difference.

Nothing up front. No retainers, hourly charges, or cancellation fees. Our fee is paid at closing, and only if we close your loan, so our outcome is tied to yours.

Experience matters. We know the lenders, the market, and how to structure and close a loan successfully. We validate the plan your board already has and often save associations money by securing better terms than a single bank would offer.

We maintain relationships with multiple lenders who specialize in association financing, which lets us shop your project and bring back competing proposals. Working with one bank gives you one offer; this gives you a market.

We provide unbiased analysis so your board can weigh all the options — a loan, a lump sum special assessment, or phasing the project — and make the decision together with the same numbers in front of everyone.

A declined application can close that lender to you for a while, and boards often approach the obvious bank first. We position your project for the lenders most likely to approve a community like yours, so your first application is not a wasted one.

Yes. We're happy to work with your property manager, your board, or both; whatever your community prefers.

No. The association is the borrower. No personal guarantees are required from board members or homeowners, and the loan does not appear on any individual’s credit or affect their mortgage.

No individual’s credit is pulled — not board members, not homeowners, not the property manager. Associations do not have credit scores in the consumer sense either. What stands in for one is your financial record: assessment collection history, delinquency rate, reserve funding level, and whether past obligations were met. That is the association’s credit, and unlike a personal score, your board can improve it deliberately.

The honest answer is that this is rare, because lenders underwrite against your assessment income rather than a project’s success, and they decline associations that cannot carry the payment. If an association does fall behind, the lender’s remedy runs against the association: it can enforce its right to the assessment stream and, in most structures, compel the board to levy assessments sufficient to cover the debt. No individual home is foreclosed on for the association’s loan, and no owner is personally pursued. The practical risk is not that owners lose their homes; it is that the board loses control of its own budget. Which is the real argument for borrowing an amount your income comfortably supports rather than the maximum you can qualify for.

No. There is no security interest in any home and owners keep clear title. The loan is secured by the association’s right to collect assessments, which is why lenders underwrite your budget and delinquency rate so closely.

It depends on your CC&Rs and state law. Many boards can borrow without a full membership vote; some require one. We help you read your documents and plan the approval path before you commit.