Occupancy

Occupancy in Commercial Mortgages: Definition and Importance

In the context of commercial mortgages, occupancy refers to the percentage of a property's total rentable square footage or total number of units that are currently leased and occupied by tenants. It serves as a primary indicator of a property's performance and its ability to generate sufficient cash flow to meet financial obligations.

For a lender, occupancy is a critical metric used during the underwriting process to assess risk. A high occupancy rate generally suggests a stable, income-producing asset, whereas low or fluctuating occupancy rates may signal market weakness, poor property management, or physical deficiencies in the building.

Detailed Description of Occupancy Types

When evaluating a commercial mortgage application, lenders look beyond a simple percentage. They distinguish between different types of occupancy to understand the true economic value of the property:

• Physical Occupancy: This represents the actual amount of space currently occupied by tenants. It is calculated by dividing the occupied square footage by the total leasable square footage.
• Economic Occupancy: This is often considered more important by lenders. It refers to the percentage of the property that is actually producing rental income. A property might have high physical occupancy, but if several tenants are in a "rent-free" period or are in default, the economic occupancy will be lower.
• Stabilized Occupancy: This refers to the level of occupancy a property is expected to maintain over the long term after it has been fully leased or renovated. Most permanent commercial loans require the property to reach "stabilization" (often 90% or higher) before the loan is funded.
• Breakeven Occupancy: This is the specific occupancy level at which the property generates just enough income to cover its operating expenses and its debt service (mortgage payments).

How Occupancy Affects Loan Terms

Occupancy levels directly influence the terms of a commercial mortgage. Lenders use these figures to calculate the Debt Service Coverage Ratio (DSCR), which compares the property's Net Operating Income to its annual debt obligations. Higher occupancy levels typically lead to:

• Lower Interest Rates: High occupancy represents lower risk, allowing lenders to offer more competitive pricing.
• Higher Loan-to-Value (LTV) Ratios: Lenders may be willing to provide a larger loan amount relative to the property's value if the income stream is proven and stable.
• Favorable Recourse Terms: Properties with strong, long-term occupancy may qualify for non-recourse financing, protecting the borrower's personal assets.

Lenders will also examine the quality of the occupancy by reviewing the rent roll and lease expiration schedule. If a significant portion of the occupied space is leased to a single tenant or if many leases expire shortly after the loan closing, the lender may view the occupancy as unstable, regardless of the current percentage.