Available Funds

Available Funds in Commercial Mortgages

In the context of commercial real estate finance, Available Funds refers to the total amount of liquid or near-liquid assets that a borrower, guarantor, or sponsoring entity has readily accessible to meet the financial requirements of a mortgage transaction. This figure is a critical component of a lender’s underwriting process, as it demonstrates the borrower’s ability to not only close the loan but also to sustain the property through its investment lifecycle.

Lenders scrutinize Available Funds to ensure that the borrower possesses sufficient "skin in the game" and maintains a financial cushion against unforeseen market fluctuations or operational deficits. These funds are typically categorized into two primary stages of the mortgage process: Pre-Closing Requirements and Post-Closing Liquidity.

Core Components of Available Funds

To be classified as "available," assets must generally be capable of being converted into cash within a short timeframe (usually 30 days or less) without significant loss of principal. Common examples include:

• Cash and Cash Equivalents: Checking accounts, savings accounts, and money market funds.
• Marketable Securities: Publicly traded stocks, bonds, and mutual funds (often subject to a "haircut" or discount by the lender to account for market volatility).
• Certificates of Deposit (CDs): Provided they are not pledged as collateral for other obligations.
• Unused Lines of Credit: In some specific commercial structures, a verified and undrawn revolving line of credit may be considered.

The Role of Available Funds in Underwriting

Lenders use the verification of Available Funds to satisfy several specific deal requirements:

• Equity Contribution: The most immediate use of available funds is the down payment. Lenders require proof of "source of funds" to ensure the capital is not from another undisclosed debt source.
• Closing Costs: This includes origination fees, legal fees, appraisal costs, environmental reports, and title insurance.
• Interest and Operating Reserves: For transitional properties or construction loans, lenders often require a specific amount of funds to be set aside in escrow to cover debt service or operating expenses until the property reaches stabilization.
• Post-Closing Liquidity Covenants: Most commercial loan agreements include a covenant requiring the borrower or guarantor to maintain a minimum level of Available Funds throughout the life of the loan. This acts as a safety net to ensure the borrower can fund capital expenditures (CapEx) or tenant improvements (TI) if the property’s cash flow is interrupted.

Note: Illiquid assets, such as equity in other real estate holdings, retirement accounts with withdrawal penalties (like 401ks), and restricted stock, are generally excluded from the definition of Available Funds unless specifically negotiated and discounted by the lending institution.