Non-warrantable condo loans

The building failed a checklist. You still get the keys.

New projects, condotels, investor-heavy and litigation buildings, financed on their merits with leverage to 80-90% on select programs and every doc style from full to DSCR.

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Program snapshot

Non-warrantable at a glance

The problem: the building, never you
Leverage: 80-90% on select programs
Income docs: full, bank stmt, or DSCR
Occupancy: primary, second, investor
Condotels: yes, rental income counted

See what I qualify for

Program menus from specialty wholesale lenders. Project eligibility, leverage, and pricing vary by building and tier and change without notice. Not an offer or approval.

Agencies judge buildings by checklist. Someone should read the file.

We broker the specialty lenders whose whole business is condos the checklist can't handle.

Flagship

closed

where the checklist said no

The building failed. You don't have to.

Warrantability is a checklist about the building: presale counts, investor ratios, budget line items, litigation. Non-QM lenders underwrite the building on its actual merits instead, and the unit you love stops being collateral damage.

The project gets judged, not box-checked
Your qualifying stays exactly as strong
Deals revived days after an agency decline

90%

LTV on select programs

Real leverage, not a penalty box

Non-warrantable doesn't mean half down. Select programs run to 80 and even 90% LTV for strong profiles on primary residences, with second homes and investor tiers behind them.

80-90% LTV at the top tiers
Primary, second home, and investor
Fixed and ARM structures both

any doc

full, bank statement, or DSCR

Every income style welcome

The same alt-doc menu that powers our Non-QM shelf applies here: full documentation, bank statements for the self-employed, and DSCR for investors, where the unit's rent does the qualifying.

W-2 and full doc, naturally
12-24 month bank statement options
DSCR: the unit's rent qualifies it

Told no over the building?

The four buildings agencies decline, and how each one closes here.

New and newly converted projects

Agencies want presale percentages a brand-new building can't have yet. Non-QM programs finance early units on the project's real strength, which is how first buyers get into the best buildings before everyone else can.

Investor-heavy buildings

Too many rentals in the building trips the agency wire even when the HOA is healthy and the units are strong. Specialty lenders read the actual financials instead of the ratio, and solid buildings clear.

Buildings in litigation

An HOA suing a builder over a railing can freeze agency lending for the whole tower. Programs here evaluate what the litigation actually is: nuisance suits and construction-defect claims with reserves get financed; genuine hazards get told straight.

Condotels and resort condos

Front desk in the lobby? Nightly rentals allowed? That's a condotel, and agencies won't touch it. Specialty and DSCR programs will, including qualifying vacation units on their rental performance.

Rescue timeline: days, not restarts.

1
Send the unit and the building
Address, price, and what tripped the checklist if you know it. The building docs tell us the rest.
2
We match the project to its lender
Different shops tolerate different warrantability issues; knowing who eats what is the entire specialty.
3
Close the deal others dropped
Normal purchase timelines, with a lender that already said yes to buildings like yours.

Send my building

Couple with moving boxes on the balcony of their new high-rise condo at dusk

The quick eligibility check.

New projects and conversions
Investor-heavy buildings
Litigation reviewed, not auto-declined
Condotels and resort condos
80-90% LTV on select programs
Full doc, bank statement, or DSCR

Buying the condo as a rental? Our DSCR programs qualify the unit on its own rent, short-term revenue included, and pair naturally with condotel buildings.

Straight answers

What makes a condo non-warrantable?

The building, not you: too few presold units in a new project, too many investor-owned units, HOA budget or reserve line items, ongoing litigation, one entity owning too many units, or hotel-like operations. Fail any box and Fannie and Freddie are out, no matter how strong the buyer is.

My loan just got declined over the building. Is the deal dead?

Usually not. This is one of the most common rescue calls we get: the buyer qualifies, the unit appraises, and only the checklist failed. Specialty lenders underwrite the project on its merits, and deals routinely revive within days of an agency decline.

Do I need a huge down payment?

No. Select programs reach 80 and even 90% LTV on primary residences for strong profiles. Pricing runs somewhat above agency loans, the honest cost of the flexibility, and we quote it plainly.

Can I buy a condotel or a vacation condo that rents nightly?

Yes. Condotel programs exist precisely for buildings with front desks and rental programs, and DSCR versions qualify the unit on its rental income, including short-term revenue on select programs.

The building is in litigation. Should I walk away?

Depends entirely on the suit. Construction-defect claims with insurance and reserves behind them are financeable and often fine; structural-hazard litigation is a different conversation. We read the actual filings with the lender, and if the building is a problem, we'll say so before you're attached to it.

Can I refinance out later if the building becomes warrantable?

Absolutely, and it's a common path: buildings sell through, litigation resolves, ratios normalize. When the checklist starts passing, an agency refinance is waiting, and we'll flag it when your building crosses the line.

Don't give up the unit over the building's paperwork.

Two minutes to send the address and the story. No cost, no obligation, and a lender that already knows buildings like yours.