Non-Warrantable Condo Loans in Jamestown, NY

You found a condo in Jamestown you like, and then a lender said the building does not pass agency project review. That label is about the condominium as a whole, not about your credit or income. Non-warrantable condo loans come from non-QM and portfolio investors who accept certain building issues, and you may qualify to buy or refinance a unit in New York, subject to credit approval.

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Call to speak with a licensed loan officer about Non-Warrantable condo loans in Jamestown. Programs vary by borrower, property and investor.

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Condo buildings in Jamestown

0.2%Owner homes in 10+ unit buildings

14Owner units in 10+ unit buildings

92%Homes built before 1980

1938Median year built

Large multi-unit buildings are uncommon in Jamestown: under 1% of owner-occupied homes are in buildings with 10 or more units, so condo buyers here are often looking at townhome-style or smaller associations. 92% of local housing was built before 1980, and older buildings are more likely to face major repairs or reserve questions during a condo review.

Checking a Jamestown condo building before you make an offer

The smart time to learn about a building's problems is before you sign a contract. Ask the listing agent whether other units in the project sold with conventional financing, or whether buyers paid cash or used portfolio loans. A run of cash sales can be a sign that lenders have trouble with the project.

Ask the management company for the association's budget, the most recent meeting minutes and any notices sent to owners. Minutes often mention lawsuits, insurance renewals, repair plans and special assessments long before they appear in a listing. Then share what you learn with a loan officer who handles non-warrantable condos, so they can tell you whether an investor is likely to accept the project before you pay for an inspection and appraisal.

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Prefer to talk first? Call (888) 508-8976. Applying is not a loan approval or commitment to lend; programs vary by borrower, property and investor. ClearPoint Mortgage Advisors, NMLS #173855. Properties in FL, NY, NJ, PA, CT and VA only.

The condo questionnaire, HOA budget and reserves

Lenders read the association budget to see whether the building can pay for its own upkeep. They look for a line that sets money aside for reserves, the share of owners who are behind on dues and whether the association relies on special assessments to cover regular costs.

A reserve study, prepared by a specialist, estimates when major parts of the building will need replacing and how much money the association should hold for that work. Lenders and buyers both find it useful. If reserves are thin or a large assessment is coming, ask how owners will be billed and whether the cost lands before or after you close. The master insurance policy and its deductible are reviewed at the same time.

Who this tends to fit

A lender told you the condo project you picked does not pass agency review
The building has shops, offices or other commercial space
You are buying a condo as a second home or rental in a resort-style project
You want to check a building's eligibility before you write an offer
You own a unit in a building that lost eligibility and want to refinance

Local offices and New York rules to know

New York condo rules: In New York, a co-op buyer purchases shares in a corporation that come with a long-term proprietary lease for a specific apartment, rather than a deed to real property as with a condo, so co-op financing works differently from a condo mortgage. Sponsor sales of co-op and condo units are made under an offering plan reviewed by the Attorney General's Real Estate Finance Bureau, while resales by individual owners are not regulated by the Attorney General. Source: New York State Office of the Attorney General, Real Estate Finance Bureau.

Condo-hotels, investor-heavy buildings and mixed-use projects

A condo-hotel, or condotel, is a building where units are sold to owners but run much like hotel rooms. Signs include a front desk, daily or weekly rentals, housekeeping and a rental pool that shares income among owners. Agency programs generally will not lend in these projects.

Some non-QM investors do, and they often look at the unit itself as well as the building. Expect questions about the unit's size, whether it has a full kitchen, whether you must join the rental program and what the management agreement says. Some programs allow a unit that you rent through the building's program and others prefer one you keep for personal use, so share your plans with the loan officer at the start.

Before you call

Your income and asset documents for the program you choose
Rental program or management agreements for condo-hotel units
Any notices about lawsuits, assessments or planned repairs
Contact details for the management company or association
The listing details and the unit and building address

Questions Jamestown borrowers ask about Non-Warrantable condo loans

Should I check the building before I make an offer?

It helps. Ask the listing agent how other units in the project were financed, and request the HOA budget, meeting minutes and any notices to owners. Sharing that with a loan officer before you sign lets them judge whether an investor is likely to accept the building. It can spare you inspection and appraisal costs on a project no lender will finance.

Who fills out the condo questionnaire?

The association or its management company completes it, usually after your lender sends the form. It asks about units sold, owner occupancy, rentals, commercial space, litigation and owners who are behind on dues. Many management companies charge for the form, and turnaround varies, so ask about both and request it as early as your lender allows.

What is a reserve study?

A reserve study is a report, usually prepared by a specialist, that lists the building's major parts, estimates when each will need repair or replacement and suggests how much the association should save for that work. Not every association has one. When it exists, lenders and buyers use it to judge whether owners may face large assessments later.

How does a special assessment affect my loan?

A special assessment is a charge owners pay in addition to regular dues, often for a major repair. Lenders want to know its size, its purpose and whether it is paid in a lump sum or over time. Ask whether the seller or the buyer will pay it, since that affects your budget and your ability-to-repay review.

Talk to a licensed loan officer

Get answers about Non-Warrantable condo loans for a home in or around Jamestown. Subject to credit approval; programs vary.