Renovation Loan Specialist · Single Close

Renovate Smart. Finance Smarter.

Renovation-to-permanent loans that roll your purchase + renovation costs into one mortgage. Buy the fixer, fund the reno, and lock your rate: all in a single close. No home equity line needed.

A renovation loan lets you buy a home and finance the repairs in one mortgage. What do I mean by that? The loan is based on what the home will be worth after the work. Unlike a home equity loan, there's no waiting period after you buy, and one closing covers it all. Down payment is 10%, and a one-time close needs $100K+ in renovation costs, subject to credit approval and program terms.

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Built for Renovators

When does a renovation loan beat a cash-out refinance?

Before you buy, or when the value after the work unlocks more money than your equity today. A cash-out refi needs equity you already have. A renovation loan is based on what the home will be worth after the work, with one closing at purchase.

Whether you're buying a fixer or turning your current home into your forever home: one loan covers it all.

Buy & Renovate

Found a fixer with good bones? Finance the purchase and the full renovation in one loan. No separate construction financing needed.

Major Home Upgrade

Homeowners doing $100K+ renovations: kitchens, additions, full gut rehabs. Skip the HELOC and lock a single rate.

Physician Renovators

Physicians upgrading to dream-home spec. Combine with physician loan benefits for maximum purchasing power.

Value-Add Investors

Investors doing value-add renovation on primary or second homes. Finance based on what the property will be worth.

The Renovation Advantage

How does after-renovation value affect what you can borrow?

The appraiser values the home as it will be after the work, and the loan is sized on that value, not today's. Down payment is 10%, and a one-time close needs $100K+ in renovation costs. Subject to credit approval and program terms.

90%
After-Reno Value

Finance up to 90% of the property's after-renovation appraised value

1
Single Close

One loan, one closing, one rate: purchase + renovation combined

$0
HELOC Needed

No separate home equity line or construction loan required

AI
Budget Tracking

Project Guardian watches your contractor spend in real time

Three steps. One loan. AI-tracked budget.

Your renovation loan comes with AI budget tracking. Rosie's sister watches your contractor spend so you don't have to.

01

Plan the Reno

Tell Sean about the property and your renovation vision. Get a contractor bid, and Sean structures the loan around the after-renovation value, not what the home is worth today.

02

Finance It All

One loan covers the purchase (or refinance) plus the full renovation budget. Single close, single rate. Renovation funds held in escrow and released as work completes.

03

Build with AI Budget Tracking

Project Guardian monitors your renovation spend in real time. Draw requests, change orders, budget overruns: you'll know before your contractor does. Rosie keeps you on track.

Renovation loan vs HELOC vs cash-out refi: which is right?

Buying a home that needs work: a renovation loan. Already own with plenty of equity and a smaller project: a HELOC. Want to replace your first mortgage and pull cash: a cash-out refi.

Renovation loan vs HELOC vs cash-out refinance
 Renovation loanHELOCCash-out refi
TimingAt purchase, one closingAfter you own and have equityAfter you own and have equity
Funding basisValue after the workCurrent equityCurrent equity
Closing costsOne set, at purchaseSeparate, often lowerFull refinance costs
Rate structureMortgage rate, fixed or adjustableUsually variableReplaces your first mortgage rate
Subject to credit approval and program terms.

HELOCs, FHA 203k, and traditional construction loans all have trade-offs. Here's how Sean's program stacks up.

Feature
Working With Sean
HELOC
FHA 203k
Single close (purchase + renovation)
Not included
Based on after-renovation value
Not included
No existing equity required
Not included
Interest-only during renovation
Not included
No FHA mortgage insurance
Not included
Renovation budget in escrow
Not included
No HUD consultant required
Not included
AI budget tracking (Project Guardian)
Not included
Not included
Works for jumbo amounts ($1M+)
Not included
Portfolio lender (keeps your loan)
Not included
Not included

Renovation Loan FAQ

What's the minimum renovation amount?
A one-time close needs $100K+ in renovation costs, with 10% down. Subject to credit approval and program terms. For smaller projects, a HELOC or personal loan may be simpler. Sean will help you pick the right structure for your scope of work.
How does after-renovation value (ARV) work?
The appraiser evaluates what your home will be worth after the planned renovation is complete: based on your contractor's scope of work and comparable sales. You can finance up to 90% of that future value, which often means you need less cash upfront than you'd expect.
What are the contractor requirements?
Your contractor must be licensed, insured, and provide a detailed scope of work with line-item budget. Sean's team reviews the bid to ensure it aligns with the appraisal. You can use your own contractor, no approved-list restriction.
How long does the renovation period last?
Typical renovation periods are 6-12 months, depending on scope. During this time you pay interest-only on the drawn amount. Once the reno is complete, the loan converts to your permanent mortgage automatically.
Can I combine this with a physician loan?
Yes. Physicians can access renovation-to-permanent financing with physician loan benefits, including favorable DTI treatment of student loans. Sean structures these regularly for physicians upgrading to dream-home spec.
How is this different from an FHA 203k?
No FHA mortgage insurance premiums (saving you hundreds per month), no HUD consultant requirement, higher loan limits (jumbo-eligible), and faster processing. Sean's program is conventional: cleaner, simpler, and often cheaper long-term.
Why not just use a HELOC for the renovation?
A HELOC requires existing equity, has a variable rate, and doesn't protect your renovation budget in escrow. Sean's renovation loan finances based on future value, locks your rate, and holds funds in escrow so your budget is protected.
What happens if the renovation goes over budget?
Project Guardian's AI budget tracking catches overruns early. If a change order is needed, Sean works with you to adjust. A contingency reserve (typically 10-15%) is built into the original loan to cover unexpected costs.

Ready to finance your renovation?

Book a free 20-minute strategy call with Sean. Or start with Rosie for a renovation budget estimate. Rosie doesn't pull your credit.

Book a strategy callOr ask Rosie a quick question first

Renovation Loans: Available in All 50 States

Sean originates in all 50 states. Select your state for local details.

AlabamaAlaskaArizonaArkansasCaliforniaColoradoConnecticutDelawareFloridaGeorgiaHawaiiIdahoIllinoisIndianaIowaKansasKentuckyLouisianaMaineMarylandMassachusettsMichiganMinnesotaMississippiMissouriMontanaNebraskaNevadaNew HampshireNew JerseyNew MexicoNew YorkNorth CarolinaNorth DakotaOhioOklahomaOregonPennsylvaniaRhode IslandSouth CarolinaSouth DakotaTennesseeTexasUtahVermontVirginiaWashingtonWest VirginiaWisconsinWyoming

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