Village Real Estate

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It would seem that construction activity is still fairly high based upon the number of calls that I get from people about construction loans. There are a lot of calls from people just getting started, as well as from a number of seasoned “construction veterans.” In a large number of those calls, I hear some common questions. So I thought that I’d answer a few of them here.

Q: How do construction loans work?

A: In general, just like every other loan. You sign loan documents and money is funded into escrow. In the case of a construction loan, only a portion of the total loan is released. The balance is released either in preset “stages” or as workers complete portions of the project according to a budget. The former is called a “draw” system and the latter is called a “voucher” system.

Q: How are the payments calculated and who makes them?”

A: Commercial loans have the added security of an income producing property providing the funds to pay the loan payments. For residential loans, it’s the borrower’s income. When a property is being built, there is no secondary source of repayment so the burden of payment would normally fall to the borrower. But lenders didn’t want borrowers to use up all of their funds in case something went wrong with the project, so they created “interest reserves.” This is a chunk of money set aside in the loan to do nothing but make the loan payments during the construction process. The payment is based upon how much money has actually been used or “drawn” at the time the payment is due. This is not the case for private money lenders. They calculate interest on the entire amount of the loan from the initial funding date.

Q: What’s a contingency reserve?

A: This is another chunk of money set aside in the loan to protect you against cost overruns. Since it can take a year or more to complete a project, the prices used to estimate the construction budget become less accurate as time marches on. The contingency reserve is released a little bit at a time during the construction process to cover inevitable price increases.

Q: How do you calculate the maximum construction loan?

A: The maximum construction loan is based upon many factors: Property type, stabilized value at completion, total costs, and equity invested to name a few of the key concerns. For any given property type, there is usually a maximum “loan to costs” and a maximum “loan to value.” The key is this: The largest permanent loan for which the property can qualify, assuming it is built and fully occupied or valued, will limit the construction loan. This is because the construction lender wants to be paid off at the end of construction and the way to do that is with a permanent loan. This does not mean that if the permanent loan exceeds the total costs of the project that you can get 100% construction financing. Just about every lender is going to look for 10% to 20% of the total costs to be funded by equity or cash from the borrower.

I hope that these few examples clarify some of the questions that you might have concerning construction lending. I’ll cover more here in the future. If you should have a question that wasn’t covered, email me at your convenience and I’ll do my best to give you a complete answer.

Aujourd’hui, on n’imagine pas Paris sans la Tour Eiffel, en fait, elle est devenue le symbole de la Ville Lumière ; Impossible donc de visiter Paris sans voir la Tour Eiffel.

La tour s’élève à 300 mètres de hauteur (984 pieds), quand elle a été achevé à la fin du 19e siècle, elle était deux fois plus élevée que le Monument de Washington.

La Tour Eiffel a été construite pour l’Exposition universelle de 1889, en célébration de la Révolution française en 1789.

L’homme derrière la Tour Eiffel a été Gustave Eiffel, connu pour ses techniques de pont révolutionnaire de construction, tel qu’il était employé dans le grand viaduc de Garabit en 1884. Ces techniques constituent la base pour la construction de la Tour Eiffel. Il était aussi connu pour la construction de la Statue de la carcasse en fer de Liberty.

La structure a pris plus de deux ans. Chacune des pièces de la Tour Eiffel (environ 12.000) ont été conçus séparément dans le but de leur donner exactement la forme nécessaire. Toutes les pièces ont été préfabriquées et s’assemblent en ayant utilisé environs 7 millions de clous.

Inauguré le 31 Mars 1889, la Tour Eiffel serait la plus haute structure du monde jusqu’à l’achèvement du Chrysler Building en 1930.

Quand au musée du Louvres, il était à l’origine un palais royal, et devint un musée ouvert au public à la fin du 18ème siècle.

Le musée du Louvre, qui était à l’origine un palais royal, devient un musée ouvert au public à la fin du 18ème siècle. Il est situé dans le 1er arrondissement, au cœur de Paris. Appartement vacances Paris, si vous cherchez un logement à Paris.

Il ya environ 35.000 objets exposés, répartis sur trois ailes de l’ancien palais. Le musée possède une collection variée allant de l’Antiquité au milieu du 19ème siècle. Une grande partie de la collection se compose de peintures et sculptures européennes. D’autres salles contiennent des arts romains, égyptiens, grecs et orientaux. Il ya aussi une section avec des «objets d’art», où des objets tels que des horloges, des meubles, porcelaines et tapisseries sont affichés.

Quelques-uns des plus célèbres œuvres d’art dans le musée sont la Vénus de Milo, la victoire de Samothrace, l’Esclave mourant Michel-Ange et bien sûr, et la Mona Lisa par Leonardo Da Vinci. Si vous venez à Paris et souhaitez visiter Le Louvre, choisissez un logement tout près du Musée grâce à appartement Paris.