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Last Updated on September 2, 2014 By Robert Schmidt 72 Comments

How Commercial Real Estate Loan Underwriting Works

Understanding the commercial real estate loan underwriting process can give you a big advantage when seeking debt financing for a commercial property. In this short article we’ll discuss how lenders underwrite commercial real estate loans, how they determine the maximum loan amount for a property, and then we’ll tie it all together with a clear example.

Before a new loan goes through the full underwriting and credit approval process, the lender and the borrower will often have a preliminary discussion. The purpose of the discussion is to get a better understanding of current interest rates, the bank’s current internal loan policy on underwriting ratios, including the loan to value ratio and debt service coverage ratio, as well as any possible lender adjustments to Net Operating Income (NOI).

At this stage the borrower might submit a rent roll and a real estate proforma for the lender to evaluate internally. Typically the lender will discuss the deal internally with the senior lender or credit officer, and if the bank is comfortable with the deal then they’ll issue a term sheet and move forward with the full underwriting process.

Net Operating Income (NOI)

The first step in commercial real estate loan underwriting is determining the appropriate net operating income. The borrower will typically submit a rent roll and a proforma, but the lender will almost always construct their own proforma for loan underwriting purposes, which may result in a different NOI calculation. Possible lender adjustments to NOI include increasing the vacancy and credit loss factor to account for market conditions or tenant rollover risk, or deducting reserves for replacement from NOI.

After determining NOI, lenders have internal loan policy guidelines they use as underwriting criteria for different real estate projects. The two most important loan underwriting criteria used are the Loan to Value Ratio (LTV) and the Debt Service Coverage Ratio (DSCR).

Loan to Value Ratio (LTV)

The loan to value ratio is simply the ratio of the total loan amount borrowed in relation to the value of the property.

Loan to Value Ratio Formula

For example, suppose the requested loan amount for a commercial real estate property was $1,000,000 and the the appraisal came in with a value of $1,250,000. The LTV ratio would simply be $1,000,000/$1,250,000, or 80%.

Different banks usually have different but similar LTV requirements. This is driven by each bank’s internal strategic growth goals and existing portfolio concentrations. LTV guidelines also vary by property type to reflect variations in risk. For example, land is considered to be much riskier than a fully leased apartment building, and as such the required LTV on land would be lower.

A critical issue with the loan to value ratio is how a lender determines value. Normally a third-party appraisal firm is engaged to provide a full appraisal report on the property. However, it’s worth noting that the lender doesn’t have to fully accept the appraised value and can still make downward adjustments to the appraisal.

Debt Service Coverage (DSCR)

The debt service coverage ratio is the ratio of NOI to annual debt service. The reason why this ratio is important to lenders is because it ensures that the property has the necessary cash flow to cover the loan payments. The DSCR formula can be calculated as follows:

DSCR Formula

The DSCR gives the lender a margin of safety. For example, by requiring a 1.20x DSCR the lender is building in a cushion in the property’s cash flow over and above the annual debt service. At a 1.20x DSCR the property’s NOI could decline by 17% and the loan payments would still be fully covered.

Like the LTV ratio, the DSCR is set internally by the bank’s loan policy and can vary by property type. Riskier properties like self-storage will typically have higher DSCR requirements than more stable operating properties like apartments.

Maximum Loan Analysis

The purpose of the maximum loan analysis is to determine the maximum supportable loan amount based on the NOI, the DSCR, and the LTV requirements. Once a lender calculates the correct net operating income they will then calculate the above mentioned loan to value and debt service coverage ratios. Next, the lender will then take the lesser of the two loan amounts calculated based on the LTV approach and the DSCR approach.

Let’s take a quick example to clarify how this works. Suppose that you are acquiring a multi-tenant office property with the following 5-year proforma:

commercial_real_estate_loan_underwriting

Further suppose that after talking to your lender you discover that they require a 1.25x DSCR and an 80% LTV ratio for loans on Class B office space like yours. How big of a loan can you get for your property?

Commercial Real Estate Loan Underwriting

The above table shows the analysis a bank would do for this loan request. First up is the maximum loan amount based on the DSCR approach. As shown above the lender will take the NOI and divide it by the required DSCR. This will result in the portion of NOI that can be used to pay debt service. Next, the lender will use this “Available for Debt Service” figure to back into a loan amount using a loan interest rate and amortization period. In the example above the lender is using a 5% interest rate and a 20 year amortization period. Using a financial calculator this is just solving for the Present Value, given the Rate, Number of Periods, and the Annual Payment. The resulting Present Value is the maximum loan amount the property can support.

Next up is determining the maximum loan amount using the LTV approach. To do this the lender will estimate a value of the property at an appropriate cap rate, which would ultimately be supported by a third party appraisal. In this example the lender is using an 8.5% cap rate, which is divided into the NOI to arrive at an approximate valuation for the property. Finally, the lender will simply apply the required loan to value ratio of 80% to the estimated value to arrive at the maximum loan amount using the LTV approach.

Now the lender has two maximum loan amounts, one based on the DSCR approach ($2,515,270), and another based on the LTV approach ($2,343,482). The last step in calculating the maximum supportable loan amount for the property is to take the lesser of the two amounts. In the example above, this is shown on the last line and is approximately $2,340,000 based on Year 1 NOI.

Maximum Loan Analysis Cheat Sheet

Fill out the quick form below and we'll email you our free maximum loan analysis Excel cheat sheet containing helpful calculations from this article.

 

Do you need help building a proforma and quickly running a maximum loan analysis, complete with presentation-quality PDF reports? You might consider giving our commercial real estate analysis software a try with a free trial.

 

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Comments

  1. Dorothy Fishburn says

    February 3, 2014 at 5:10 am

    Honestly I am poor in understanding when it comes on a mathematical worksheet, but thank God for yo

    Reply
  2. Julian Edwards says

    July 27, 2014 at 12:27 pm

    HERE IS MY TESTIMONY ON HOW I GOT MY LOAN

    Hello, I am Julian Edwards, currently living in Tapei Taiwan. I am a real Estate Brooker and Divorced at the moment with Two kids and i was stuck in a financial situation in May 2014 and i needed to refinance, pay my

    bills and re-validate my brooker’s Firm. I tried seeking loans from various loan firms both Private, Corporate and Governmental Agencies but never with no success, and most banks declined my credits. But as God would have it, I was introduced to a Man of God head to a private Loan Lending Institution who gave me a loan of $340,000 USD and today am back to business and my kids are doing well.

    If you must contact any firm with reference to securing a loan With or without a collateral, Credit or no Credit check, with just 3% interest rate and better repayment plans and schedule, please contact Mr William Vincent of RONNIE FINANCE LIMITED . He doesn’t know that am doing this but am so happy now and i decided to let people know more about him and also i want God to bless him more. You can contact him through his email: ronnfnlmin2@financier.com

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    June 7, 2015 at 3:16 pm

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  4. Alice Orr says

    July 1, 2015 at 8:24 am

    About months Searching for a credible Financial company I applied for a loan with my Colorado bank, my job and and credit score denied my application, they told me about my position income and i realized that my application had been cancelled or filed. I felt crushed because I really felt i had an opportunity until i lost my hopes. But when i was introduced to an online quick financial corporation ‘Myers Universal Corporation (MUC)’. i have a wonderful experience as i got the my credit in a period of 36 hours. I urge you all who need financial assistance to contact Mr, Earl Myers or simply email directly to: (earlmyers1963@hotmail.com)

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  5. Andy Yi says

    July 22, 2015 at 6:03 pm

    I’m a bit confused how you calculated the Max Loan using 1.25 DSCR , if you put in 20 for number of periods, 5% for interest, and $199,196 for payment I’m getting $2,482,422.45 instead of 2,515,270 on the chart in year 1. Appreciate if you could provide some guidance, thanks!

    Reply
    • Rob says

      July 22, 2015 at 9:43 pm

      Make sure all of your inputs match in frequency. For this example, use monthly compounding. See this for more:

      https://www.propertymetrics.com/blog/time-value-of-money/

      Reply
      • Jonny says

        June 6, 2017 at 11:47 pm

        I agree with Andy, if you use the PMT function in Excle, the solution is 2,482,422 not 2,515,270

        Reply
        • Jonny says

          June 6, 2017 at 11:57 pm

          Nvm ignore me, the correct answer is 2,515,270! the figures entered into the PMT should be monthly figures so your interest rate is 5%/12 & your debt service is 199196/12. Using those numbers and solving the solution, the max loan is indeed 2,515,270

          Reply
  6. Daniel Lavery says

    September 19, 2015 at 6:56 pm

    Good Day To Everybody In this site i want to testify how i was rescue by Mr Daniel Silva When i was Rip off I’m Mr John Toms by name. I live in USA, i want to use this medium to alert all loan seekers to be very careful because there are scams everywhere.Few months ago I was financially strained, and due to my desperation I was scammed by several online lenders. I had almost lost hope until a friend of mine referred me to a very reliable lender called Mr Daniel Silva who lend me a loan of $10,000 under 8hours without any stress. If you are in need of any kind of loan just contact him via email……danielsilva_investment@hotmail.com i am using this medium to alert all loan seekers because of the hell I passed through in the hands of those fraudulent lenders. And I don’t wish even my enemy to pass through such hell that I passed through in the hands of those fraudulent online lenders,i will also want you to help me pass this information to others who are also in need of a loan once you have also receive your loan from Mr Daniel Silva,i pray that God should give him long life. God bless him forever for the good things he has done in my life. Mr John Toms.

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  7. fatalastair says

    October 26, 2015 at 4:40 pm

    hi – it needs to be done monthly.
    n: 20 x 12 periods = 240.
    i: interest rate is 5%/12 = 0.4166666%
    pmt: payment = 199,196 / 12 = $16,599.67

    Reply
  8. LT says

    January 22, 2016 at 10:34 pm

    OK, so I used to be a lender, and this is a gross over-simplification of loan sizing.

    A couple thoughts:
    1. LTV/DSCR is how a lender would size a loan on a stabilized (i.e. over a 1.0x DSCR) loan, not a construction or re-position loan
    2. Some lenders, if the project was recently purchased, will size based on LTC as well. They want to make sure the borrower has equity in the project as they will be less likely to walk away.
    3. If the loan is a floating rate loan the UW rate used for the DSCR sizing is not the same as the interest rate. Lenders will incorporate a safety factor to the floating interest rate, to make sure if interest rate’s change, they are protected. For example, if the interest rate is 5%, the lender may use 6% to calculate the debt service amount (and thus the max loan size based on DSCR). Description of how the lender calculates the DSCR test will be located in the loan agreement or the note. However, from a developer’s perspective, you need to assume sizing based on a higher UW rate for the DSCR test.
    4. Loan amount does not equal day one loan proceeds. The lender may hold back funding for TILCs based on future roll-over or other negative cash flow events in the future.
    5. There are additional issues like interest reserve, interest only periods, amortization, pre-amortized loans, etc. that are too lengthy to discuss here. My advice is to find a good lender, build a relationship and you will learn how they look at risk over time.

    Hope all that helps. Cheers.

    Reply
    • Toussaint says

      March 21, 2016 at 12:49 am

      Can you provide more insight on how loan sizing is done for construction loans and reposition loans? Specifically, I’d like to know how lenders view value add compoenents which are projected to create rental premiums for apartments.

      Reply
    • Marko says

      May 4, 2016 at 5:36 pm

      Fintech is coming for you sport. LOL. It is hilarious how guys like you feel compelled to make it appear as though what you did is ever so powerful.

      Reply
  9. Tommy Blair says

    April 9, 2016 at 3:27 pm

    In 2005 l built a combination car wash,laundromat with three rental builings. It was appraised at $1,500,000. I put it on the market for $2,700,000 and a buyer came forward and knew l had three more car was locations. He never tried to get me to lower my price any but offered me $4,000,000 if l included the other three propertys. I agreed to sell him two others for a combined total of $3,400,000. I had no ideal this was a scam loan . The BANK failed to do any type of Surveys on yhe three and there were no WRITTEN APPRAISALS. Loan was approved by the loan committee , the Underwritters approved the loan and it closed thirty days after the loan was approved. I was the seller of these propertys and also the scapegoat if something went wrong. VP of the bank maming this loan testified in FEDERAL court that he had received an ORAL Appraisal the day before the loan closed that the three were worth more than the $4,200,000 loan amount. I hired a law firm that game me two new attorneys that did nothing to defend me of this Bankfraud charge. I was given 40 months in prison. I am now trying to clear my name and hopfully statute will not pass before the FEDS arrest some of the ones involved. I filed against the Appraiser. He referred to the Banker involved as a LIAR, that he did not give him an Oral appraisal. They fofclosed and later sold the three propertys for $900,000. I assume the closing agent still has this money in his account. The PERSON OR BANKER THAT HELPS ME CLEAR MY NAME WILL BE PAID DEARLY FOR HIS SERVICES. This banker that talked about this Oral appraisal had only been at this bank seven months when this loan happened. He had been the PRESIDENT AND CEO of a different bank in Va. Something to do with the SEC is the reason the reason he left these positions. Did l mention he was Brokered this loan by an X employee when he was President and ceo. This man that brokered him this loan was a branch manager at the same bank and he also left and started this broker office operating out of his home.The three commercial propertys were later done with a written appraisal 45 days after the loan was approved. The three were combined in the same appraisal: $1,720,000 was their total value. blairtommy2002@gmail.com
    And am looking forward to getting your help

    Reply
    • Tommy Blair says

      April 9, 2016 at 3:35 pm

      I forgot to add this to my post .The borrower had nothing to lose because he would file BANKRUPSY soon anyway. He was in debt $1,550,000 before he got the $4,200,000 from the VP. He had lost hid job seven months before the bank approved this loan and his FICO SCORE was a poor 607. After l did the 40 months the distric attorneys office gave me copies of some evidence. The minutes of the Loan approval listed seven ppl attending. The above things were on the minutes and 8 ppl were in attendance and approved tbis loan. I will later find out that this is scam also.

      Reply
      • Tommy Blair says

        April 9, 2016 at 3:36 pm

        What type scam was this?

        Reply
        • Tommy Blair says

          April 10, 2016 at 7:39 pm

          Anyone familiar with this type of scam loan and helps me clear my name will be given a very big reward from me. The paperwork to file a $16,000,000 law suit against the bank that employed these scammers. After the forecloser the one of propertys they loaned $2,700,000 on was flipped to a friend for $600,000. This $600,000 and the other $300,000 they received l assume went into the account of the closing agent. Was this money split up ?

          Reply
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    May 26, 2016 at 6:35 pm

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  11. David says

    May 31, 2016 at 1:17 am

    Can someone explain how the NOI can drop by 17% and still maintain the DCR and cover the loan payments? I don’t understand how the 17% was calculated. Thanks very much!

    Reply
    • Anthony says

      March 3, 2017 at 10:48 pm

      DSCR of 1.0 is breakeven. (1.2 – 1.0) / 1.0 = 0.1666667. Rounded up is 17%.

      Reply
      • JeffSAg says

        August 1, 2017 at 7:09 pm

        (1.2-1.0)/1.2 = 0.1666667*

        Reply
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    June 21, 2016 at 2:28 pm

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  30. Added Valuation says

    July 31, 2017 at 5:27 am

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  31. Crystal Lynn Suttle says

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  32. Crystal Lynn Suttle says

    August 26, 2017 at 11:55 am

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    Reply
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    August 27, 2017 at 4:01 pm

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  34. Dr. Maverick Leonidas says

    August 28, 2017 at 8:45 pm

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  35. Mr Armando Taylor says

    August 29, 2017 at 9:16 pm

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  36. Harvey Lee says

    August 30, 2017 at 9:23 am

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    Reply
  37. Richard Rana Das says

    August 30, 2017 at 8:55 pm

    Sir/Ma

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    Mr Richard Rana Das

    Reply
  38. Mr Armando Taylor says

    August 31, 2017 at 12:25 am

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  39. World Finance Solutions says

    October 10, 2017 at 6:30 pm

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  40. Donald Shaw says

    October 28, 2017 at 12:04 am

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    Reply
  41. Jane Robin says

    November 5, 2017 at 12:05 am

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  42. Christopher Herman says

    November 9, 2017 at 9:49 am

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  43. Alexis Ohanian says

    November 22, 2017 at 11:27 am

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    Reply
  44. Jamesolsen says

    December 5, 2017 at 1:40 pm

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    Reply
  45. khan says

    December 11, 2017 at 1:20 am

    Dear sir,
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    Mr Khan Asad Ali
    Email:bgmandate.asad@gmail.com
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    Whatsapp : +1484-984-5353

    Reply
  46. Prosperloan Firm says

    December 15, 2017 at 10:56 pm

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    Reply
  47. Taylor Loan Firm says

    December 21, 2017 at 4:36 am

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  48. Prosperloan Firm says

    December 26, 2017 at 8:51 am

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    Reply
  49. Dr. Jose Antonio García Álvare says

    January 17, 2018 at 3:21 am

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    Reply
  50. Mr,Wellington says

    January 19, 2018 at 8:38 pm

    Do you need an urgent loan to solve your financial needs? We offer loans ranging from 5,000.00 to 950,000,000.00. Max, we are reliable,powerful, fast and dynamic, with no credit check and offers a 100% guarantee foreign loans during the period of this. We also issued a loan in Euros,Thai Baht, Sterling and Dollar exchange rate is 3% of all loans if you are interested get back to us through. wellingtonbanks11@gmail.com With the following information: Your Name: Country: City: Address: Amount Needed: Duration: Age: Sex: Occupation: Phone No: Thanks Mr. Wellington.

    Reply
  51. Chris Fluent says

    January 24, 2018 at 1:19 am

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  52. Ken Joshua Paddy says

    January 24, 2018 at 8:39 pm

    I am very happy to receive a loan from the European part of the world,i am here to recommend you all in need of financial assistance to contact Mr Ronald James for your loan application .I was in need of $40,000 loan to buy a new car and also to pay my bills, I contacted him for my loan application and i receive my loan successfully.kindly contact Mr Ronald Jamesl via email for your loan: europeaninsurancecompany@gmail. com

    Reply
  53. Patricia says

    February 21, 2018 at 9:46 pm

    I am happy today that i got a loan from this legitimate company after many years of been financial down and also got scammed in the process until i met this great Man who helped me with a loan of $30,000.00 and i will advice all loan seekers to contact this company

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  54. Elizabeth Rodriguez says

    February 23, 2018 at 4:35 pm

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  55. anna says

    February 25, 2018 at 12:36 am

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    Reply
  56. nagesh s belur says

    February 28, 2018 at 12:19 am

    Dear Sir/Ma,

    We are direct provider for BG/SBLC specifically for lease, at leasing price of (3.0 + 0.5 + X)% of face value, Issuance by HSBC London/Hong Kong or any other AA rated Bank in Europe, Middle East or USA.

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    Intermediaries / Consultants / Brokers are welcome to bring their clients and are 100% protected. In complete confidence, we will work together

    Reply
  57. nagesh s belur says

    February 28, 2018 at 10:41 am

    Dear Sir/Ma,

    We are direct provider for BG/SBLC specifically for lease, at leasing price of (3.0 + 0.5 + X)% of face value, Issuance by HSBC London/Hong Kong or any other AA rated Bank in Europe, Middle East or USA.

    Our BG/SBLC Financing can help you get your project funded, loan financing by providing you with yearly renewable leased bank instruments. We work directly with issuing bank lease providers, this Instrument can be monetized on your behalf for 100% funding : For further details contact us with the below information.

    Contact : Nagesh S Belur
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    Skype ID: bnsrlease.mandate

    Intermediaries / Consultants / Brokers are welcome to bring their clients and are 100% protected. In complete confidence, we will work together

    Reply
  58. Vanessa Cowen says

    March 6, 2018 at 3:39 pm

    God Bless Edward Jones Loans for Helping Me In Time Of Need {Jonesloanfinance@yahoo.com}

    Good Day I am Vanessa Cowen from California and i have a broken up business, until i found this company who help me to gain a loan for business, and now i want to used this short medium to congratulate the company for the fast and safe funds they loan to me without any form of delay, i loan 180,000.00USD from the company at a very low interest rate of 2% to save my business and lots more. i first saw their mail on the internet, everyone always give testimony for what they did, so i quickly contacted them and they all did everything for me without stress and my funds was sent to my account within 24hrs, i was surprise and feel glad, now i now have a standard business control agent who help me, now i will advice those who need urgent loan to contact them now via email : {jonesloanfinance@yahoo.com} OR Text him +1(302) 400-5278

    Reply
  59. Heather Patrick says

    March 29, 2018 at 4:56 am

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    March 31, 2018 at 1:24 am

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