CRE Construction Loan Guide: Rates, Terms & How to Qualify

Building a commercial property from the ground up is one of the most rewarding investments you can make. It is also one of the most complex to finance. Unlike purchasing an existing property with established income, a commercial real estate construction loan requires lenders to bet on your vision, your team, and your ability to deliver a project that does not yet exist.

If you have been turned down by traditional banks, frustrated by endless documentation requests, or confused about why your "simple" construction project requires such complicated financing, you are not alone. Construction lending is fundamentally different from permanent financing, and understanding these differences is the key to getting your project funded.

This guide breaks down everything you need to know about securing a commercial real estate construction loan, from qualification requirements to the draw process and beyond.

What Is a Commercial Real Estate Construction Loan and How Does It Work?

A commercial real estate construction loan is short-term financing used to fund the building or major renovation of income-producing property. Unlike a traditional commercial mortgage that provides a lump sum at closing, construction loans disburse funds incrementally as your project progresses through predetermined milestones.

The fundamental difference lies in risk. When you buy an existing property, the lender can see exactly what they are financing. With construction, they are lending against a future asset that may or may not be completed on time, on budget, or to specification. This increased risk shapes every aspect of how these loans are structured.

Construction loans typically feature:

• Interest-only payments during the construction period
• Variable interest rates tied to prime or SOFR
• Draw schedules that release funds as work is completed
• Shorter terms of 12 to 36 months
• Lower loan-to-cost ratios compared to permanent financing
• Personal guarantees or significant borrower recourse

The loan amount is based on loan-to-cost (LTC) rather than loan-to-value (LTV). Lenders will finance 65% to 80% of your total project cost, including land, hard costs, soft costs, and sometimes an interest reserve.

What Types of Commercial Construction Loans Are Available?

Not all construction financing works the same way. The right loan structure depends on your project type, timeline, and exit strategy. Here are the primary options available to commercial developers:

Ground-Up Construction Loans fund new development from raw land through certificate of occupancy. These carry the most risk for lenders and typically offer 65% to 75% LTC with 12 to 24 month terms.

Renovation and Rehab Loans finance major improvements to existing structures. Because the underlying asset already exists, lenders may offer slightly higher leverage at 70% to 80% LTC.

Construction-to-Permanent Loans combine construction financing with long-term mortgage in a single closing. This structure eliminates refinancing risk and works well for owner-occupied properties.

Mini-Perm Loans provide a 3 to 5 year bridge between construction completion and permanent financing, giving you time to stabilize occupancy and maximize property value before seeking long-term debt.

Bridge-to-Construction Loans allow you to acquire land quickly while finalizing development plans, then convert to full construction financing once permits are secured.

Explore our construction loan programs to see which structure fits your project best.

How Do You Qualify for a Commercial Construction Loan?

Qualifying for construction financing is more demanding than traditional commercial mortgages. Lenders evaluate not just your financial strength, but your ability to execute a complex development project successfully.

Sponsor Experience and Track Record

Your development experience matters enormously. Lenders want to see that you have successfully completed similar projects in terms of property type, size, and complexity. First-time developers often need to partner with experienced sponsors or accept less favorable terms.

Bank lenders typically require three or more completed projects of similar scope. Private lenders may work with sponsors who have just one prior project or strong adjacent experience.

Financial Strength and Liquidity

Lenders will scrutinize your personal and business financials extensively. Key requirements include:

• Net worth at least equal to the loan amount
• Liquidity of 10% to 20% of total project cost
• Strong credit scores above 680 for banks, 620+ for private lenders
• Minimal existing debt and clean credit history

Project Feasibility

Your project must make economic sense. Lenders will independently verify your budget, timeline, and projected returns through third-party reports including:

• Appraisal with "as-complete" and "as-stabilized" values
• Market study or feasibility analysis
• Environmental site assessment (Phase I, sometimes Phase II)
• Geotechnical and engineering reports
• Detailed construction budget with contractor bids

Pre-Leasing and Takeout Commitments

For speculative projects without committed tenants, lenders may require pre-leasing of 30% to 50% before funding. Alternatively, they may require a takeout commitment from a permanent lender, ensuring you have financing lined up for when construction completes.

Ready to see if you qualify? Contact our construction lending team for a confidential project review.

What Does the Construction Loan Process Look Like From Start to Finish?

Understanding the construction loan process helps you prepare properly and avoid delays. Here is what to expect from initial inquiry through project completion:

Pre-Application Preparation

Before approaching lenders, assemble your project package:

• Executive summary with project description and investment thesis
• Preliminary site plans and architectural renderings
• Detailed development budget with contingency
• Construction timeline with key milestones
• Market analysis supporting your rent and absorption assumptions
• Sponsor resumes and track record summary
• Personal financial statements and tax returns

Lender Selection and Term Sheet

Shop your deal to multiple lenders. Construction loan terms vary significantly, and competitive bidding can save you hundreds of thousands in interest and fees. Compare not just rates, but:

• LTC ratios and required equity
• Interest rate spreads and floors
• Origination and exit fees
• Recourse requirements
• Draw processes and inspection requirements
• Extension options and fees

Once you select a lender, you will receive a term sheet or letter of intent outlining proposed terms. This is not a commitment, but it allows both parties to proceed with due diligence.

Due Diligence and Underwriting

Expect 30 to 60 days of intensive review. Lenders will order third-party reports, verify your financials, review construction documents, and stress-test your projections. Common requests during this phase include:

• Final plans and specifications
• Executed construction contract (GMP or fixed-price preferred)
• General contractor qualification package
• Updated personal financial statements
• Bank statements verifying liquidity
• Insurance certificates and builder's risk policy

Closing and First Draw

At closing, you will execute loan documents, provide your equity contribution, and fund initial closing costs. The first draw typically covers land acquisition (if not already owned) and initial soft costs.

How Does the Draw Process Work During Construction?

Once your loan closes, the real work begins. Construction loans disburse funds through a draw process that protects both you and the lender by ensuring money is only released as work is actually completed.

Submitting Draw Requests

Each month (or as needed), you will submit a draw request that includes:

• Contractor's payment application with schedule of values
• Invoices for soft costs being reimbursed
• Lien waivers from subcontractors and suppliers
• Updated construction schedule showing progress
• Photos documenting completed work

Lender Inspection

Before releasing funds, lenders send a third-party inspector to verify that the work described in your draw request has actually been completed. These inspections cost $350 to $500 each and are typically borrower-paid.

The inspector compares actual progress against your approved schedule of values and reports back to the lender. Any discrepancies must be resolved before funds are released.

Retainage and Final Draw

Lenders typically hold back 5% to 10% of each draw as retainage, providing a cushion against cost overruns and ensuring contractors complete all punch list items. The final retainage is released only after:

• Certificate of occupancy is issued
• All lien waivers are collected
• Final inspection confirms substantial completion
• Any required tenant improvements are finished

What Should You Include in Your Construction Budget?

A credible, well-organized budget is essential for loan approval. Lenders want to see that you have accounted for every cost and built in appropriate contingencies for the unexpected.

Hard Costs

Hard costs are the physical construction expenses: labor, materials, equipment, and contractor overhead and profit. These typically represent 55% to 65% of your total budget and should be supported by:

• Detailed general contractor bid or GMP contract
• Itemized schedule of values
• Subcontractor bids for major trades
• Material takeoffs and pricing

Soft Costs

Soft costs cover everything except physical construction. These are often underestimated by inexperienced developers:

• Architectural and engineering fees
• Permits and impact fees
• Legal and accounting costs
• Construction management fees
• Property taxes during construction
• Marketing and leasing expenses
• Lender-required inspections and reports

Contingency and Interest Reserve

Conservative lenders require 5% to 10% contingency on top of your hard and soft costs. This protects against:

• Change orders and scope creep
• Material price increases
• Weather delays
• Subcontractor defaults

Additionally, most lenders require an interest reserve to cover loan payments during construction. Budget 12 to 18 months of interest into your loan request.

What Are the Current Rates and Terms for Construction Loans?

Construction loan pricing has evolved significantly as interest rates have risen from historic lows. Understanding current market terms helps you evaluate offers and negotiate effectively.

Bank Construction Loan Rates

Traditional bank construction loans currently price at prime plus 1% to 2%, putting current rates in the 8.5% to 10% range. Banks also charge:

• Origination fees of 0.5% to 1.5%
• Unused line fees of 0.25% to 0.50%
• Extension fees of 0.25% to 0.50% for additional time

Bank loans offer the lowest cost but require the strongest sponsors and projects.

Private and Bridge Lender Rates

Private construction lenders charge 11% to 14% for most projects, with rates varying based on:

• Sponsor experience and financial strength
• Project location and property type
• Loan-to-cost ratio
• Pre-leasing status

Private lender fees run higher at 2% to 4% origination, but faster closings and flexible terms justify the premium for many borrowers.

SBA 504 Construction Financing

For owner-occupied properties, SBA 504 loans offer compelling construction financing with:

• Down payments as low as 10%
• Below-market fixed rates on the CDC portion
• 25-year amortization
• No balloon payments

The tradeoff is longer processing times (90 to 120 days) and significant documentation requirements.

Use our commercial mortgage calculator to estimate payments for different loan scenarios.

What Are the Biggest Mistakes to Avoid With Construction Loans?

After funding hundreds of construction projects, we have seen the same mistakes derail deals repeatedly. Avoid these pitfalls to keep your project on track:

Underestimating Total Costs

The most common mistake is failing to budget adequately for soft costs, contingencies, and carrying costs. A project that looks profitable at 60% hard cost financing can quickly become distressed when permits take longer than expected, material costs spike, or unexpected site conditions arise.

Build 20% to 30% buffers into your projections and stress-test your deal at higher interest rates and longer timelines.

Choosing the Wrong Contractor

Your general contractor can make or break your project. Lenders scrutinize contractor qualifications carefully, and you should too. Look for:

• Track record with similar project types and sizes
• Strong financial statements and bonding capacity
• Positive references from recent clients and lenders
• Detailed and transparent bidding process

Ignoring the Exit Strategy

Construction loans are temporary. From day one, you should know exactly how you will pay off the construction loan:

• Permanent financing from bank or CMBS lender
• Sale to investor or end user
• Portfolio hold with mini-perm bridge
• Refinance into value-add bridge loan

Lenders will ask about your exit strategy during underwriting. Have a clear answer with backup options.

Inadequate Project Management

Construction projects require constant oversight. Budget for professional project management if you cannot dedicate significant personal time to:

• Weekly site visits and progress meetings
• Reviewing invoices and change orders
• Coordinating with architects, engineers, and inspectors
• Managing the draw request process

How Can Clearhouse Help With Your Construction Financing?

Securing a commercial real estate construction loan does not have to be overwhelming. At Clearhouse Lending, we specialize in construction financing for commercial projects ranging from $2 million to $50 million.

Our construction lending team offers:

• Multiple lender relationships including banks, credit unions, and private lenders
• Fast pre-qualification with term sheets in 48 to 72 hours
• Experienced guidance through the entire process from application to final draw
• Competitive terms with access to both recourse and non-recourse options

Whether you are building ground-up, renovating an existing asset, or need bridge financing to acquire your next development site, we have solutions that fit your project.

Get started with a free consultation and let us show you how we can help bring your project from blueprint to reality.

Frequently Asked Questions About Construction Loans

What credit score do I need for a commercial construction loan?

Most bank lenders require 680+ credit scores, while private lenders may work with scores as low as 620. However, credit score is just one factor. Sponsor experience, project feasibility, and financial strength often matter more than credit alone.

How long does it take to close a construction loan?

Bank construction loans typically take 45 to 90 days from application to closing. Private lenders can close in 2 to 4 weeks for straightforward deals. Complex projects with entitlement or environmental issues may take longer.

Can I get a construction loan with no experience?

Yes, but you will likely need to partner with an experienced sponsor or pay premium rates to private lenders willing to take additional risk. Building a track record with smaller projects first makes future financing much easier.

What happens if I run out of money during construction?

Running out of funds mid-construction is a serious problem that can lead to loan default and foreclosure. This is why lenders require contingencies and carefully underwrite your budget. If you do face a shortfall, options include negotiating a loan modification, bringing in additional equity partners, or seeking mezzanine financing.

Do I need to put up personal collateral?

Most construction loans require personal guarantees from sponsors. Non-recourse construction loans exist but typically require lower leverage (60% LTC or less), higher rates, and stronger sponsor track records.

Your commercial real estate construction project deserves financing that matches your vision. Contact Clearhouse Lending today to discuss your project with our experienced construction lending team.