A construction-to-permanent loan — also called a "one-time close" or "single-close" construction loan — is the most popular financing option for custom home builders. It combines the construction loan and the permanent mortgage into a single product, eliminating the need for two separate closings and significantly simplifying the financing process. Here's everything you need to know.
How Construction-to-Permanent Loans Work
The loan has two distinct phases. During the construction phase, which typically lasts 12 months, the loan functions like a standard construction loan: funds are disbursed in draws as construction milestones are completed, and you make interest-only payments on the disbursed balance. During this phase, the interest rate is usually variable.
Once construction is complete and the certificate of occupancy is issued, the loan automatically converts to a permanent mortgage. At this point, the full loan balance begins amortizing over the agreed-upon term — typically 15 or 30 years — and you make standard principal and interest payments. The conversion happens without a second closing, which saves you thousands of dollars in closing costs and eliminates the risk of not qualifying for permanent financing after your home is built.
Rate Lock Options
One of the most significant advantages of a construction-to-permanent loan is the ability to lock in your permanent interest rate at the initial closing — before construction even begins. This protects you from rising interest rates during the construction period. If rates increase by the time your home is complete, you're insulated because you locked in earlier.
Some lenders offer a "float-down" option that allows you to take advantage of lower rates if they decrease during construction. This feature typically comes with an additional fee but can provide valuable protection in a volatile rate environment.
Single Closing vs. Two Closings
The primary alternative to a construction-to-permanent loan is a stand-alone construction loan followed by a separate permanent mortgage — a "two-time close" approach. With two closings, you pay closing costs twice, go through underwriting twice, and face the risk that your financial situation or the lending environment changes between the two closings.
With a construction-to-permanent loan, you close once, pay closing costs once, and go through underwriting once. For most borrowers, this simplicity and cost savings make the one-time close the preferred option.
Qualification Requirements
Qualifying for a construction-to-permanent loan requires meeting both construction loan and permanent mortgage standards simultaneously. Lenders typically look for a credit score of 680 or higher (some programs require 700+), a debt-to-income ratio below 45%, a down payment of 20–25% (though some programs allow less), stable employment and income history, and detailed construction plans, budget, and contractor credentials.
Because the lender is underwriting the permanent loan at the outset, they need confidence that you'll be able to make payments on the completed home — not just during construction. This means your income and debt situation will be scrutinized as carefully as for any conventional mortgage.
The Appraisal Process
The appraisal for a construction-to-permanent loan is based on the projected "as-completed" value of your home — what it will be worth when construction is finished. The appraiser reviews your architectural plans, specifications, and budget to estimate the finished value. This appraisal determines your maximum loan amount, so it's important that your plans are detailed and realistic.
If the appraised value comes in lower than expected, you may need to increase your down payment, reduce the scope of construction, or find a different lender. Working with an experienced construction lender who understands the local market can help you avoid appraisal surprises.
The Draw Process
During construction, your lender will manage the draw process. When your contractor is ready to request a draw, they submit a draw request documenting the work completed. The lender sends an inspector to verify the work, then releases the funds — typically within a few business days of inspection. This process repeats at each construction milestone until the home is complete.
Most lenders allow 4–7 draws over the course of construction. Some offer more frequent draws for larger projects. Understanding your lender's draw process and timeline is important for keeping your contractor paid and construction on schedule.
Advantages and Disadvantages
The advantages of a construction-to-permanent loan are significant: one closing, one set of closing costs, rate lock protection, and a streamlined process. The primary disadvantage is less flexibility — you're committed to both the construction terms and the permanent mortgage terms from the beginning. If your situation changes significantly during construction, you can't easily switch to a different permanent mortgage product.
For most custom home builders, the advantages far outweigh the disadvantages. The simplicity, cost savings, and rate protection make the construction-to-permanent loan the right choice for the majority of projects.
Ready to explore your construction-to-permanent loan options? Connect with a specialist who can walk you through the process and help you find the right program for your project. Once financing is in place, use Custom Home Advisor to find qualified builders in your area.