Freddie Mac Lease-Up Financing for Newly Constructed Properties

Freddie Mac Insured Multifamily Loans for New, Pre-Stabilized Multifamily Properties

If you've just built, or are considering purchasing a new multifamily development, getting your property through the lease-up period can be a significant challenge. Fortunately, Freddie Mac has designed a loan specifically to help investors succeed during lease-up; the Freddie Mac Lease-Up Loan. Freddie Mac Lease-Up Loans allow for both the acquisition and refinancing of newly constructed multifamily properties, offer fixed and variable-rate options, and have a 12-month interest-only period, making them ideal for properties that don't yet have a strong stream of rental income. Plus, these loans are non-recourse, offer LTV allowances of up to 75%, and, like many other Freddie Mac Multifamily loans, permit eligible mixed-used properties. 



Sample Freddie Mac Terms For Lease-Up Loans

Size:  Varies, typically similar to Freddie Mac Fixed-Rate Loans or Floating-Rate Loans 

Use:  Acquisition or refinance of newly constructed multifamily properties 

Terms:  5-10 years (Up to 30 years if loan not purchased for securitization)

Amortization:  Up to 30 years, interest-only loans available

Maximum LTV/Minimum DSCR:  

  • Refinances:
    • Conventional and Targeted Affordable: 75%/1.30x
    • Seniors Housing with Independent Living: 70%/1.35x
    • Seniors Housing with Assisted Living: 70%/1.45x 
  • Acquisitions: 
    • Conventional and Targeted Affordable: 70%/1.30x 
    • Seniors Housing with Independent Living: 70%/1.35x
    • Seniors Housing with Assisted Living: 70%/1.45x

Minimum Cash Equity Requirement: 

  • Refinances: 
    • Conventional and Targeted Affordable: 15%
    • Seniors Housing Independent or Assisted Living: 20% 
  • Acquisitions: 
    • Conventional and Targeted Affordable: 25%
    • Seniors Housing Independent or Assisted Living: 25%

Recourse:  Non-recourse with standard “bad boy” carve-outs

Eligible Borrowers:  Must have experience with new construction/lease-up properties, should also have strong financial capacity and a good credit history. 

Eligible Properties:  Conventional, Targeted Affordable, or Seniors Housing properties. No Student Housing or Manufactured Housing Communities allowed. Stabilization is expected within 12 months of closing. 

Prepayment Options: Yield maintenance until securitization, 2-year lock-out period following securitization, defeasance allowed after securitization. Yield maintenance for securitized loans is permitted for an additional fee. No pre-payment premiums required in the last 90 days of the loan. 

Rate Lock Requirements:  Must have at least 50% of units occupied, 60% of units leased, and 60% or more Certificates of Occupancy issued 

Closing Requirements: 

  • Refinances: 
    • 1.05x DSCR
    • 65% of units must be occupied 
    • 75% of units must be leased
    • 100% of units must have Certificates of Occupancy issued (Conventional and Targeted Affordable)
    • 90% of units must have Certificates of Occupancy issued (Seniors Housing with Independent Living and/or Assisted Living)
    • Assisted Living properties must have all required licenses authorizing operations
  • Acquisitions: 
    • 1.0x DSCR
    • 65% of units must be occupied 
    • 75% of units must be leased
    • 100% of units must have Certificates of Occupancy issued (Conventional and Targeted Affordable)
    • 90% of units must have Certificates of Occupancy issued (Seniors Housing with Independent Living and/or Assisted Living)
    • Assisted Living properties must have all required licenses authorizing operations

Lease-Up Credit Enhancements: 

  • Freddie Mac requires all a Lease-Up Credit Enhancement for all Lease-Up Loans 
  • The Lease-Up Credit Enhancement must be: 
    • At least 5% of the unpaid principal balance
    • At least 10% of the unpaid principal balance if the Lease-Up Credit Enhancement is a guaranty (these are also subject to additional conditions) 
  • The Lease-Up Credit Enhancement will be released once the property has reached the required amortizing DSCR (typically 1.25x) for at least 3 months (and has met other conditions set forward by Freddie Mac)
  • If the property cannot meet the DSCR requirement within 1 year, the loan will be resized and the payments recast (using the Lease-Up Credit Enhancement) 

Advantages:

  • Loans are non-recourse 
  • LTVs of up to 75% allowed 
  • Eligible mixed-use properties supported 
  • Permits borrowers to get a rate lock before a property has reached stabilization
  • Additional loan flexibility may be available on an individual basis, especially for premiere sponsors and markets (Seniors Housing not eligible) 
  • Some loans for premiere sponsors/markets may not require Lease-Up Credit Enhancement 

Disadvantages:

  • Appraisals must include both the as-is and stabilized value of the property 
  • Some lenders may not fund Seniors Housing Lease-Up Loans 
  • Some lenders may mandate an up to 30% Cash Equity Requirement 
  • Properties must be at least 90% occupied and achieve a 1.25x amortizing DSCR at stabilization (over a 3-month consecutive period) 
  • Lease-Up Credit Enhancement required until properties reach the required amortizing DSCR (also typically 1.25x) for at least 3 months