Vacant Space

Definition of Vacant Space

In the context of commercial mortgages, vacant space refers to the portion of a property’s total Net Leasable Area (NLA) that is currently unoccupied and not generating rental income. From a lender's perspective, vacant space represents "unrealized potential" and, more importantly, a risk factor that can jeopardize the borrower's ability to fulfill debt obligations.

The Role of Vacancy in Underwriting

When a financial institution evaluates a commercial mortgage application, they do not just look at the current occupancy; they perform a deep dive into the vacancy rate. This rate is expressed as a percentage of the total square footage. Lenders use this data to determine the following:

• Net Operating Income (NOI): Since vacancy represents a loss of potential income, it is subtracted from the Gross Potential Income to arrive at the NOI. A lower NOI directly reduces the amount of capital a lender is willing to provide.
• Debt Service Coverage Ratio (DSCR): This is a critical metric measuring the property's ability to cover its mortgage payments. High levels of vacant space lead to a lower DSCR, which may result in a loan rejection or a requirement for a higher interest rate.
• Market Comparison: Lenders compare the property’s vacant space against the market vacancy rate. If a building has significantly more vacant space than similar properties in the same geographic area, it may indicate poor management, structural issues, or a declining location.

Physical vs. Economic Vacancy

For the purposes of a commercial mortgage, it is vital to distinguish between two specific types of vacancy:

• Physical Vacancy: This refers to the actual square footage that is physically empty. It is a measurement of the tangible "dark" space within the building.
• Economic Vacancy: This is a broader financial term. It includes physical vacancy plus any space that is technically leased but not producing income. This might include tenants who are in default, space provided as part of a "rent-free" incentive period, or space used for onsite management that does not generate revenue.

Impact on Property Valuation

Commercial properties are primarily valued based on the income they produce (the Income Capitalization Approach). Vacant space acts as a drag on the property’s appraisal. If a property has high vacancy, the appraiser may apply a higher capitalization rate to account for the increased risk, which lowers the overall market value of the asset. This affects the Loan-to-Value (LTV) ratio, often requiring the borrower to bring more equity to the closing table.

Lenders also look for "stabilized occupancy," which is the level of occupancy a property is expected to maintain over the long term. If a property is currently undergoing significant renovations or is a new build, a lender may provide a bridge loan until the vacant space is leased up and the property reaches stabilization.