Been burned too many times by clients changing their minds halfway through, or architects tweaking things last minute. Sure, it means tighter timelines for some materials, but I’d rather deal with a rush order than sit on expensive stuff I can’t use.
Man, I hear you on the last-minute changes—seems like every project has at least one “let’s just move this wall” moment that sends the whole plan sideways. But honestly, I’ve had the opposite luck with waiting on orders. Maybe it’s just my projects, but the supply chain’s been so unpredictable lately that holding off feels like playing chicken with the universe. Had a kitchen tile order last year that got delayed three months because I waited too long, and the client was not exactly thrilled about cooking on plywood floors.
I get the pain of sitting on pricey materials, though. There’s nothing quite like staring at a stack of custom windows you can’t return because someone decided to “open up the space” after they were already delivered. Still, I’d rather gamble on early orders than risk blowing the timeline and getting hit with loan extension fees or, worse, losing the client’s trust.
Guess it comes down to which headache you’d rather deal with—storage and sunk costs, or frantic phone calls to suppliers at 7am. For me, I’d rather have the stuff on hand and get creative if plans change. Worst case, I find a way to use those extra tiles in another project. Sometimes those “mistakes” end up being the coolest part of the house.
And as for construction loans, I’m seeing most lenders stick to 12-18 months, but they’re not shy about tacking on extra fees if you go over. That’s another reason I try to keep things moving—nobody wants to eat interest because a faucet got stuck in customs.
At the end of the day, there’s no perfect answer. Just a lot of crossed fingers and hoping your client doesn’t discover Pinterest halfway through framing...
Normal Length For Construction Loans?
Yeah, 12-18 months seems to be the standard from what I’ve seen too, though I’ve had a couple lenders push for 9 months on smaller projects. Anything over 18 months and they start tacking on those “just in case” fees, which add up fast if you hit any snags. I always try to pad my timeline a bit when applying, just to cover for weather or those inevitable design changes.
I get the debate on materials—ordering early feels risky, but waiting can be worse. I once had to store a whole kitchen’s worth of cabinets in my garage for two months because the plumber was delayed. Not ideal, but at least I wasn’t holding up the job waiting on deliveries.
If you’re dealing with a lender, just make sure you’re clear on their extension policy. Some are flexible, some will nickel and dime you for every extra week. It’s a balancing act, for sure.
WHAT’S A “NORMAL” LENGTH FOR CONSTRUCTION LOANS THESE DAYS?
Anything over 18 months and they start tacking on those “just in case” fees, which add up fast if you hit any snags.
Yeah, those “just in case” fees are where they really get you. I’ve had lenders try to sneak in extra points just for asking about an extension, even if the delay’s out of your hands (like waiting three weeks for a city inspector who’s apparently on vacation). I get why they do it, but it feels like they’re almost betting against you finishing on time.
I’ve noticed lately that some banks are getting stricter—maybe it’s just my area, but I’m seeing more 12-month terms as the default, even for stuff that clearly needs longer. I had a 14-unit townhouse project last year, and the lender was adamant about 12 months. No way that was happening, not with the way permits were dragging. Ended up negotiating for 16 months, but only after agreeing to a higher rate if we needed to extend. Of course, framing got held up because the truss supplier had “labor shortages.” Classic.
On the materials front, I hear you about early ordering being a gamble. I once had to store windows in a shipping container for almost three months because the foundation crew hit groundwater and everything got pushed back. The windows were fine, but the container rental wasn’t cheap. Still better than having framers sitting around twiddling their thumbs.
One thing I’d add—some lenders are way more flexible if you’ve got a history with them. If you’re new or it’s your first project, they’ll nickel and dime you for every little thing. But if you’ve done a few deals together, sometimes they’ll cut you some slack on extensions or fees... sometimes.
Bottom line, I always assume things will take longer than anyone wants to admit—especially these days. If a lender says 12 months is “plenty,” I just laugh and ask if they’ve ever actually built anything themselves.
If a lender says 12 months is “plenty,” I just laugh and ask if they’ve ever actually built anything themselves.
Couldn’t agree more. I’m in the middle of my first custom build and the 12-month “standard” feels like wishful thinking. Even with a detailed schedule, there’s always some random holdup—my permits took almost 4 months, which nobody warned me about. And those extension fees? It’s like they’re punishing you for things you can’t control. I honestly think lenders are out of touch with how unpredictable construction really is these days.
Title: What’s a “Normal” Length for Construction Loans These Days?
You nailed it—there’s just no way to predict every delay. I’ve built a couple places now, and even with the best planning, something always pops up. Weather, backordered materials, inspectors running late... it all adds up. Lenders really don’t get how much is out of your hands. Those extension fees sting, but honestly, I’d rather budget for them upfront than stress about an impossible timeline.
