Quote Expiration Date

Definition of Quote Expiration Date

In the context of commercial mortgages, a Quote Expiration Date is the specific date and time until which a lender’s proposed financing terms remain valid. This date serves as a deadline for the borrower to formally accept the quote, usually by signing a term sheet or letter of intent (LOI) and paying any required deposits. Because commercial lending markets are subject to constant fluctuations in interest rates and economic conditions, lenders use this expiration date to protect themselves from market risk.

Detailed Description

The Quote Expiration Date is a critical component of the initial phase of a commercial real estate transaction. When a lender issues a soft quote or a formal term sheet, they are providing a snapshot of what they can offer based on current financial benchmarks, such as Treasury yields or the Secured Overnight Financing Rate (SOFR). Since these indices change daily, the lender cannot hold a specific interest rate or loan-to-value (LTV) ratio indefinitely.

Below are the key factors and implications associated with a Quote Expiration Date:

• Market Volatility: The primary reason for an expiration date is the volatility of the bond market. If interest rates rise significantly after a quote is issued but before it is accepted, the lender may no longer be able to provide the originally quoted rate without incurring a loss or failing to meet their internal yield requirements.
• Rate Locking vs. Quotes: It is important to distinguish between a quote and a rate lock. A quote expiration date simply marks the end of the offer's availability. Once a quote is accepted and a formal application is moving forward, a borrower may have the option to "lock" the rate, often for an additional fee, to ensure it does not change before the loan closes.
• Extension Possibilities: While a Quote Expiration Date is technically a hard deadline, some lenders may grant a brief extension if the borrower can demonstrate that they are acting in good faith but need more time to review documents. However, if the market has shifted, the lender may require a "re-price," which could result in less favorable terms.
• Documentation Requirements: To "beat" the expiration date, borrowers typically must provide a signed acceptance of the term sheet and a "good faith deposit" or "expense deposit." This deposit covers the lender’s out-of-pocket costs for third-party reports like appraisals, environmental assessments, and engineering studies.
• Impact on Timelines: For borrowers involved in 1031 exchanges or time-sensitive acquisitions, missing a Quote Expiration Date can be catastrophic. A shift in terms after an expiration can lead to a funding gap, requiring the borrower to source more equity or renegotiate the purchase price of the property.

Ultimately, the Quote Expiration Date creates a sense of urgency in the commercial mortgage process. Borrowers are encouraged to have their financial statements, property data, and legal counsel ready to move quickly once a favorable quote is received to ensure the terms are secured before the market environment changes.