Condo loans defined and explained

A condominium, or condo, is a popular type of home for young professionals, retirees, and first-time home buyers. Condos can look similar to apartments but give you the ability to build equity and wealth. The affordability of condos in some areas can make them a great starter home, though some home buyers choose condos for their amenities and central location.

If you think this home type might be right for you, it’s important to note that financing a condo purchase is different than getting a loan for a single-family home. Here’s a deeper dive into how condo home loans work and the pros and cons of buying this type of home. 

What is a condo?

A condo is one of several units within a larger building or complex with shared spaces. Condo buildings can be high-rise buildings or multi-building complexes that are divided up into separate living spaces.

Although condos resemble apartments, the key difference is the interior unit is owned by the resident as opposed to a landlord or property manager. The building and shared areas outside the unit are typically owned and managed by a condo or homeowners association. However, this also means the condo owner is responsible for all repairs within the unit.

When you buy a single-family home, you typically own the entire house and the land it sits upon. With a condo, you own only the interior of your unit and you’re not responsible for maintenance and repairs for the rest of the building.

Condos also differ from townhouses, which are a type of single-family home that share at least one wall with another home. Townhouses are typically multiple levels where you own the house itself and the land it sits on, so you’re responsible for that exterior maintenance.

The role of a condo HOA

A condo association or HOA includes all the owners in a condo building or complex. The association members manage the common areas of the building and set and enforce rules and guidelines. The condo association splits the cost of maintenance and repairs among all the owners. It’s typically led by an elected board that oversees an annual budget, deciding how members’ dues are spent, planning future renovations, and ensuring unit owners follow the rules.

Condo associations typically hire a property management company for day-to-day operations and rule enforcement. Condo owners pay monthly dues for the upkeep of shared areas and other property costs, like maintenance, homeowners insurance, water, and trash pickup. While the building itself must be insured, and that cost is split, condo owners must have their own separate policy to cover the interior of their unit.

How condo ownership and co-ops differ

Condos are often mistaken for co-ops. Although you’ll often find co-ops in multi-unit buildings, these structures differ from condos because co-op owners instead possess an interest or share in the entire building. In other words, condo owners own the individual unit that they occupy. Co-op owners do not.

The appeal of condos

First-time home buyers often like condos because they’re often smaller, more affordable, and less demanding to maintain than single-family homes. Upkeep on condos is managed by the association, so owners don’t have to worry about exterior maintenance or landscaping. Condos may also be appealing to those who enjoy apartment-style living but want to start building equity with their monthly payment. You get to keep that same community structure, which helps provide a smooth transition from apartment dweller to homeowner.

How does condo financing work?

Condo mortgage loans help condo buyers finance their purchase, which can be used as a primary residence, vacation home, or investment property. How you plan to use the condo can influence how much you’ll need for a down payment and what kind of financing you might get. Buying a condo as an investment property or vacation or second home will likely require a higher down payment.

Condo loans differ from traditional mortgages

Getting a mortgage for a condo works differently than it would for a single-family home because the condo belongs to a larger complex. When you buy a house with a traditional mortgage, your lender reviews your finances to make sure you can afford to repay your loan. When you buy a condo, the lender is going to include the condo project in the underwriting process. Because your condo is tied to the rest of the complex and the association that runs it, it’s seen as riskier for lenders.

Because condos are perceived as higher risk, condo loans can require higher down payments and come with higher interest rates. Mortgage lenders will consider several different factors about the condominium development when considering whether they will approve a loan. These property factors might include:

• Age
• Structural integrity
• Amenities
• Grounds
• Insurance
• Current finances of the association

Insurance policies for the building itself can also factor into the lender’s decision. Since you only own your interior unit, your lender will want to see that the rest of the building is insured as well.

For example, a bank determining whether to finance a condo loan may wish to see the building’s proof of insurance, HOA meeting notes, and budgets along with information about current or future proposed special assessments, including pending bills that will be levied against owners.

Still, borrowers can apply for condo loans through the same programs as any other type of home.

Warrantable condos require more effort

A warrantable condo is one that home buyers can purchase using a conventional loan. To be warrantable, the condo must meet minimum guidelines laid out by Freddie Mac and Fannie Mae, two government-sponsored enterprises that guarantee most mortgages. For example:

• At least 50% of the units are owner-occupied primary residences.
• No single owner can hold more than 10% of the units in the complex.
• Commercial space does not exceed 25% of the building’s square footage.
• The homeowner’s association is financially stable and has cash reserves.
• Less than 15% of the condo owners are behind on paying HOA dues.
• There are no active lawsuits against the HOA.
• The complex has sufficient insurance coverage.

Freddie Mac and Fannie Mae consider nonwarrantable condos a risky acquisition because they’re harder to buy and sell. You may have to seek other financial assistance beyond what traditional lenders offer if you want to buy a nonwarrantable condo. Feel free to speak to one of the Home Loan Experts at Rocket Mortgage^® about your options.

What types of condo loan programs are available?

The type of condo that you wish to buy and how you plan to use it will impact the type of financing that you need. Once you’ve narrowed your choices down, there are several different types of loans available. You’ll need to meet condo loan requirements.

• Conventional loan: A traditional fixed-rate or adjustable-rate mortgage (ARM) requires a certain minimum credit score of 620.

• FHA loan: Federal Housing Authority (FHA) loans are federally backed loan products with less stringent credit requirements. Keep in mind that FHA condo rules are stricter than the FHA’s single-family home rules.

• VA loan: Department of Veterans Affairs (VA) loans are for military members, veterans, and eligible surviving spouses. Federal government backing allows applicants get a lower interest rate without making any down payment.

• USDA loan: The U.S. Department of Agriculture (USDA) offers loans to property owners in select rural areas. These loans typically allow low-income Americans with low credit to get low-interest mortgages for zero down payment. Rocket Mortgage does not offer USDA loans currently.

The pros and cons of buying a condo

Purchasing a condo can be a great move for individuals and families who want to become homeowners without taking on all the home maintenance obligations. Let’s review some of the pros and cons of this home type.

Purchasing a condominium is often a good bet for families just starting out or individuals who want to avoid too much home maintenance. Here’s a look at some pros and cons.

Pros

Some of the advantages of buying a condo include:

• Often less expensive than a single-family home
• Minimal exterior maintenance
• You build equity over time
• Access to building amenities
• Shared cost of select building expenses
• A community living experience
• Less stressful to leave unoccupied for frequent travelers

Cons

Some of the downsides of condo ownership include:

• Possible higher down payment requirement
• Possible higher interest rate
• Higher association dues
• Occasional special assessments
• Close proximity to neighbors
• More rules and restrictions on occupants and guests
• More difficult to resell than a single-family home
• Typically has less square footage than stand-alone residences
• Potential restrictions on home businesses, pets, and vehicle types

Things to consider about condo loans

It’s not uncommon for condo loans to be more expensive than loans for single-family or multifamily houses. That’s because condo projects introduce more complications and restrictions due to shared or jointly owned building spaces, making the loans potentially riskier. Other home buying costs may also prove higher for condo loan applicants, including higher interest rates, private mortgage insurance, home appraisals, and larger down payments.

That said, even if the loan comes with a higher interest rate, that doesn’t necessarily mean a higher monthly payment. If the amount you are borrowing for a condo is significantly less than you would for a single-family home, your monthly payment could actually come out lower.

Prospective condo owners should ask homeowners associations and seller’s agents to provide a full overview of building rules before applying for a condo loan. That may mean asking to see important clauses and covenants, pet regulations, information on annual dues, planned expenses, and other info. Reading this document can save heartache, headaches, and buyer’s remorse. Some condo associations may also wish to interview potential homeowners.

The bottom line: Risk factors can make a condo mortgage challenging

Condos can be a great option for buyers who are ready to become homeowners who also appreciate some of the aspects of apartment-style living. Because a condo is tied to the complex it’s a part of, it introduces added risk to the lender. This can result in higher interest rates and larger down payment requirements. Still, these loans are available from the same lenders who finance homeowners purchasing single- or multifamily homes.

If you think a condo is the right home for you, you can apply online and speak with a lender and real estate professional to weigh all of your options.