Everything you need to know about getting a bond for a commercial property

Commercial property mortgages differ quite significantly from their residential counterparts, and first-time investors may find themselves under prepared for the process of getting finance approval.

Jason Gregoriades, a member of the Rawson Property Group’s commercial business development team, shares his insights on obtaining finance.

“Commercial bonds differ from residential bonds in four main aspects: term, lending rates, bond size and fees,” he says.

A commercial property is considered an income-generating asset, so banks expect the loans to be paid off much faster than residential mortgages. The maximum loan term is typically 10 years, with rare exceptions extending to 12 or 15, compared to the normal residential mortgage term of 20 years.”

The resulting higher monthly repayments isn’t the only expense to consider, however, as commercial bond lending rates can be up to 2 percent higher than residential lending rates.

Banks also require larger deposits from commercial buyers than they do from residential buyers, and seldom grant bonds of more than 65 percent to 70 percent of the total purchase price. They also charge far higher initiation fees for commercial applications. Commercial property transactions often attract a minimum initiation fee of 1 percent plus VAT of the loan provided by the bank, whereas residential transactions are generally currently capped at R5 700.

“In light of the additional expenses of a commercial bond, it’s important for potential buyers to be properly prepared financially,” says Gregoriades, “and take all the costs into account during their profitability assessment on the property in question.

“This kind of preparation will stand you in good stead when it comes time to file your bond application, as an income and expense analysis of the property is a vital component of your submission. This type of analysis is known as a tenant or rental schedule, and should list the details of any existing tenants, as well as the income and expenses generated by the property. The bank uses this information to determine whether the net income of the property will cover the proposed bond instalments.”

Along with a tenant schedule, you’ll also need to supply the bank with FICA details for all parties involved in the purchase. That includes the name and registration number of the legal entity (or individual) in whose name the property will be registered, as well as the personal details, identity documents and proof of residence of any directors, members and shareholders of the purchasing entity.

“Applicants will also need to supply the financial details for any additional income sources like salaries, other businesses, or investments,” says Gregoriades. “These serve as proof that you will be able to continue servicing your loan if something goes wrong with the original property.”

After submission, bond approval can take up to three weeks, so it’s important to do everything you can to strengthen your application to avoid having to go through the process more than once.

“A strong application shows a healthy financial history for the property and the applicant,” says Gregoriades.

He cautions against first time buyers attempting to buy untenanted properties, as it can be extremely difficult to prove financial potential without any kind of track record.

“It’s always better to opt for properties with existing tenants, especially well-known national brands,” he says. “They can significantly lower your risk profile in the eyes of the bank.”

Gregoriades also advises approaching the bank with which the property is already bonded, if possible, as it will be familiar with the property and its financial performance and may well wish to keep it on its books.

“You can give them the opportunity to gain a client and retain a profitable investment,” he says. “It’s a fairly safe bet for them, which is what banks prefer.”

If the property is not already bonded, or if you’re unsure of your likelihood of success with the bank that currently holds the mortgage, Gregoriades suggests approaching your own bank as the next best option. If, however, you’re in the position to apply to both, feel free to play them off against each other to get the best offer.

“Banks never put down their best offer first,” says Gregoriades, “so if you have any leverage to negotiate, by all means do so. That can mean offering additional security on the loan by way of a residential property, for example, or using one loan offer to drop the lending rate of another.

“Commercial property can be an excellent investment, despite the somewhat complicated process of securing a loan. However, preparation is the key to success. You need to be completely confident that you’ve found the right property and the right tenants before you even think about signing that offer to purchase. The lower your risk, the better your chances of finance approval, and the more likely it is that your investment will prove profitable in the long term.”

  Comment on this Article

  Please login to post comments

Post to my facebook wall
Characters remaining

    Latest Property News
    • 17 Nov 2017
      FWJK has announced the launch of its latest residential brand, the Lil’ Apple, which will be launched simultaneously in two developments in Cape Town and Umhlanga totaling 600 apartments. The Lil’ Apple is set to be a brand of FWJK’s New York style apartments which will be rolled out nationally.
    • 17 Nov 2017
      It’s been a tumultuous year on many fronts, with socio-political uncertainty setting the tone for much of South Africa’s economic activity yet despite this and seemingly counter-intuitively, the residential property market has held up well.
    • 17 Nov 2017
      The EAAB (the Estate Agency Affairs Board) recently claimed that around 50,000 illegal estate agents could currently be operating illegally.
    • 16 Nov 2017
      Penthouses are synonymous with New York – characterised by high-rise living that is decidedly luxurious and spacious. While exclusivity comes at a price, you can still create a “penthouse” look and feel in your existing apartment or even the upstairs bedroom of a double storey house with some clever design changes and styling touches.
    • 16 Nov 2017
      The area has long been popular with kite surfers and, with escalating property prices in Cape Town itself, is increasingly in demand with home owners who work in town, but are looking to invest in more affordable properties.
    • 16 Nov 2017
      Cape Town’s popularity as a world-class tourist destination has resulted in a spike in the number of homes available for holiday lets and fuelled investor demand for sectional title units with short term rental potential.
    • 15 Nov 2017
      Sappi, one of South Africa’s oldest global companies and a leading global supplier of sustainable woodfibre products, has moved its global and regional headquarters to a new site on the corner of Oxford and 14th Avenue in Rosebank.
    • 15 Nov 2017
      There’s an old saying in real estate that you should seek to make a profit when you buy, not only when you sell – and a large part of succeeding at that endeavour is buying a home in an area with desirable features that will enhance the resale value of your property.
    Subscribe to the MyProperty Newsletter

    Last Name  
    Email Address  
    Email Frequency
    Share this Page

    For Sale Property
    Rental Property
    More Options
    Connect with us