Property development can be exciting and potentially lucrative.
However, the variety of ways in which to manage and fund a larger
project can be a tricky to navigate, particularly if you have limited
experience. There are many other pitfalls to avoid too, and there will always
be a certain amount of learning 'on the job' required.
Having personally developed a number of properties and working
with many others who do, and also finding finance for developers, I have a
unique view on property development from both sides of the fence. These 10 tips
will help to put any serious property developer on the right path when raising
development finance, from the initial purchase costs all the way to the
project’s completion.
1.
Do your research
It’s important that you and your team, thoroughly understand
the development. One of the common mistakes that potential developers make is
choosing the wrong area for a build, and rushing into a project blind. If
you’ve done your research and asked the right questions, you’ll get a more
accurate idea of the area and its potential, and you’ll be less likely to have
problems down the line.
2.
Get planning permission
Unless you are doing a Permitted development Scheme (PD) of
a commercial conversion – offices to residential for example - planning permission is paramount in the
development process. You should initially determine whether your intended
development will require planning permission by contacting the council. It can
be a long process, depending on the nature of the development.
Whilst lenders can arrange finance subject to planning
permission, it will mean nothing if the permission is not granted, and could be
more costly as a result.
3.
Prove your experience
All Lenders love to work with developers with past experience.
This is why they’ll often ask for your CV and the CVs of other members of the
development team. If you have a background in delivering development projects,
it'll be favourable for your case. On the other hand, if you’re a first-time
developer, you’ll need to show you’ve done your homework and are able to
contribute, either through bringing on an experienced team member as well as your own cash to the project.
4.
Get competitive quotes and budget for contingencies
Whether you’re using your own workers to conduct the build
or you plan to hire external contractors, you should get competitive quotes
that work to your budget. The costs of any development can quickly pile up, and
it’s also good practice to factor in the risk of going over-budget or overrunning
on time. And by including a contingency in your spend — usually 10–15% either
way — you’ll be better prepared for any unexpected costs along the way.
5.
Find your funding options – 12 things to think about
1.
What is the legal status of your business?
2. How
much finance do you need?
3. What
kind of development is it?
4. How
quickly do you need the finance?
5. How
long do you need the finance for?
6. Do
you have previous experience of property development?
7. What
kind of planning permission do you have for the development? (if any)
8. Do
you own the property or site?
9. Has
the building work already started?
10.
What security can you offer?
11.
What happens at the end of the project? Are you planning to sell or rent or
lease?
12.
Do you have any other unencumbered property you can use as security?
6.
Own the site outright if you can
Having outright ownership of the land or property that
you’re planning to build on is a massive boost to your application. An
unencumbered asset is owned land or property with no existing mortgage or term
loan over it — lenders can often provide up to 100% of the development costs in
these instances.
7.
Fill in the documents requested fully and carefully
You should complete the information requested meticulously —
incomplete application forms show a lack of interest in the project and reflect
badly on your funding proposal for the development. Be robust and thorough with
your application.
8.
Fund the Developmenent appropriately
There are many different ways to structure the required development
finance for your project. Solutions are
flexible — they can work to different build schedules and different abilities
to make repayments. A common option is to use short-term finance for purchase
and build costs, commonly referred to by lenders as bridging finance, and then
'exit' into a longer term loan or commercial mortgage.
There are many competitive lenders in this market with
different appetites for lending, according to geography and the development
project at hand. However, bear in mind you’ll need an 'exit' planned from these
short-term loans, such as selling the property or a refinance onto a long-term
mortgage. We can help discuss these options as your application moves forward.
9.
Consider getting a project manager
Although they’re an additional expense, a project manager
could actually be a saving overall. As well as being a liaison between
different teams of contractors, they can make a huge difference to how well you
stick to your budget and timeframe, and help you avoid unexpected costs.
Experienced project managers could also prove useful if you’re new to property
development or you’re embarking on a new type of project that you haven’t done
before — giving you peace of mind that your project will be a success.
10.
Be realistic and up front
Being honest about your experience, abilities and financial
standing will ultimately benefit your application. We can help you understand
what to expect when taking your application forward to potential lenders. There
are many ways to develop property — the best of which will depend on the nature
of your development. Raising property development finance an often used and
sensible method for funding a development project.
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