I am just doing research for my boss. He is looking to build ADUs as a developer for the first time and just wanted to see if anyone has had a good experience with any lenders

^your boss needs better staff.

No, actually they should be taking out loans so they can fuck up using somebody else's money, not their own. First law of real estate finance flim flammery.

I am not a developer, I am doing research for my boss. He is looking to build ADUs as a developer for the first time

Why would your boss ask you to research this and you decide to do it online? Go to a local bank or have your boss speak with their finical advisor.

Again, if you and your 'boss' aren't intelligent enough to know where to start then you shouldn't be involved in this. 

I don't get the ire toward this poster. Don't we all ask questions here that could be Googled? Don't most of us start with Google, get overwhelmed with responses and ask our trusted imaginary online friends for their input? That's been my approach for 25 years. But what do I know.

I'm 100% serious, this is literally research for my boss. Maybe I should have clarified that

"HIMCO" is hartford investment management company. good luck.

Emily - maybe you should have take three minutes to google this. Or maybe you should have taken five minutes to create a real profile with a bit of credibility.

May I ask what experience you have in this area?

1. This is extremely basic information for developers and homebuilders. 

 2. Studying Arch/RED at an Ivy. 

 3. Saw large projects ($500m+) from land acquisition to sale from developer side.

Not sure why I'd need any "experience" to answer what I presume to be a common sense question, but maybe you have insights about the development / construction business that I don't understand. In such a case I'd be willing to learn what you are willing to teach :)

So you're saying this is something that could be learned through a few minutes of Googling?

duplicated

Actually, no. If you Google construction loan lenders you get barraged with ads and irrelevant information.
It’s often difficult for someone new to a field

I don't know, it took me three minutes to find information online about it. Just ignore the adds. 

Besides; you stated that this was extremely basic information and a common sense question that didn't require any experience to answer.

I've had to, on occasion, provide stamped letters to lenders in order for the client to release funds to the GC. The letter certifies the % completed and required coinage for each draw. It is certainly not a service we offer and I'm not even sure our insurance companies covers it in case we fuck up, but it's a thing. The interesting thing could apply to our own fees, so I have to sign a letter telling the client to ask their bank to pay us.  

Your own fees are covered by construction loans too? That’s actually pretty interesting. From what I have learned typically soft costs including arch/engineering fees come mostly out of equity. In any case thanks for the
comment - great insights to hear.

In terms of fees being paid by loans - it's dependent on the project. For state and government projects here in the US soft costs are typically covered by budgeted cash in hand. For private projects we've had many clients use loans to pay for fees. These loans are secured by the estimated future equity of the project. A lot can vary depending on which state you're in, the type, and size of the project. It's all rather complex and I'm sure I'm oversimplifying things.

@NS, you're doing this for projects where you're not performing CA? What you're describing is just a standard G702 form, no? Progress approval is typ. coordinated w/ the Lender's appraisers, tho I find myself to be more stingy they they (usually).

^We very rarely do the certification letters... and I'm pretty sure we ceased all together a few years ago. Yes, typically consultant fees are not covered but in one particular case, the last one I wrote/reviewed, it was. We do CA on all our projects since it's mandated by the AHJ anyways. can't close the permit unless I sign off. hey-o!

I must be extra dense today - not seeing why the Lender would request a certification letter if you're doing CA as the AOR. Seems like everything would be baked into the monthly pay app. They ask for a detailed narrative or something?

I think the bank is just asking for a stamped letter stating that the work complete and the amount of fee the GC is asking for align. Sounds really similar to draw statement. I sign those all the time.

Yes, that's what a G702 is for. Typing up a certification letter seems a little onerous to me, hence the question...

G702, that's a USA freedom document? Yeah, no jurisdiction here. In my last case, the client's lender (a bank) insisted on a stamped letter. Also had a rather complicated spreadsheet too.

Standard AIA Application for Payment form, w/ everything you described. Makes the monthly GC's pay requests super simple / straight-forward, and required by our Contract Doc's.

Guess I'm curious; if you/re not in the US, is it uncommon for the AOR to need to sign off on GC payments? Hard to imagine not having that balance-

GC quotes and progress review letters are very common. Letters to the client’s lending company certifying (or guarantee) % completion is not.

It's rather normal here in the US. As stated above it's basically just confirming that the GC's pay request is roughly correct. Nothing fancy - IE 20% of the steel is bought and installed - then 20% of the steel per the schedule of values can be billed.

Naw. Too much NIMBYism for ADU's to gain traction. :(

until they see how much they can make out of the adu

The NIMBY's are the ones who don't have space for an ADU. I personally think ADU's are a great idea and can work really well.

basement or garage, then?

Could work. Then again were would Americans store all their stuff without a garage and a basement?

You don't.