What Is An SBA 504 Loan, And How Do You Get One? (2023)

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Businesses that need to make a large purchase to expand operations or create jobs may benefit from a U.S. Small Business Administration (SBA) 504 loan. Applicants must meet certain eligibility requirements and comply with a lengthy application process but can access low, capped interest rates and flexible loan amounts.

What Is an SBA 504 Loan?

An SBA 504 loan—or CDC/504 loan—is a financing program the SBA offers to promote business growth and job creation through the purchase or improvement of real estate, equipment and other fixed assets.

The loans are issued and funded in part by Certified Development Companies (CDCs) that are certified by the SBA, with a portion of funds coming from other approved lenders.

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(Video) How to Qualify for a SBA 504 Loan?

How SBA 504 Loans Work

SBA 504 loans are a type of SBA loan issued, funded and managed by CDCs and SBA-approved banks and credit unions. Prospective borrowers choose a CDC based on their location and can then prequalify to see how much they’re eligible to borrow.

Applications are processed and facilitated by the borrower’s CDC with 40% of funding coming from that entity and backed by the SBA. The remaining 50% of the loan amount comes from a private sector bank or credit union, and borrowers are responsible for a 10% down payment. Loans are collateralized by the business assets being financed and personally guaranteed by the business owners.

Once funds are disbursed, business owners can use 504 loan proceeds to finance fixed assets that promote business growth and job creation. This can include the purchase of machinery and other equipment, buildings, land or new facilities. Likewise, borrowers can use funds to improve or modernize existing facilities, land, streets, utilities, parking lots and landscaping.

In contrast to many SBA programs, loan funds may not be used for working capital or inventory and are not approved for use in debt refinancing or rental real estate investments.

SBA 504 Loan Details

Details
Loan amounts $5 million; $5.5 million for small manufacturers
Term length 10 years for machinery and equipment; 20 years for real estate
Interest rates Pegged to an increment above the 5- and 10-year U.S. Treasury rates; approximately 3% of the debt
Fees Fees are included in the financed amount, and include an upfront guaranty fee (0.50% of loan amount), an annual service fee (0.2475% of outstanding balance) and lender-specific fees

SBA 504 Requirements

In general, a business must operate for profit in the U.S. and meet general SBA size guidelines to qualify for a 504 loan. However, there are several other program-specific eligibility requirements that must be met. To qualify for an SBA 504 loan, business applicants must have:

  • A tangible net worth of less than $15 million
  • An average net income of less than $5 million for the previous two years (after federal income taxes)
  • Qualified management experience
  • A feasible business plan
  • A proven willingness to repay debts and abide by the law
  • The ability to repay the loan

Notably, SBA 504 loans are not available to certain types of businesses, including those engaged in nonprofit, passive or speculative activities.

How to Apply for an SBA 504 Loan

The application process for 504 loans differs somewhat from other SBA programs, in that borrowers must work directly with a CDC and a private lender, rather than working exclusively with an SBA-backed lender. Follow these steps to apply for an SBA 504 loan.

1. Find a Certified Development Company

Unlike some SBA loans, the 504 loan program requires borrowers to identify a CDC to process their application and otherwise facilitate financing. CDCs are nonprofit economic development organizations that aim to assist economic development within the community. A list of CDCs is available on the SBA’s website.

2. Prequalify

After finding a CDC, prequalify to see how much your business is eligible for under the 504 program. Prequalifying doesn’t cost anything or require a hard credit inquiry, so there is no risk involved. If you’re in the market for real estate, prequalification also can help you compete against other buyers and secure a property prior to the formal application process.

The process of prequalifying is much less rigorous than submitting a formal application and requires submitting these documents:

  • Copies of personal and business tax returns from the last three years
  • Interim financial documents illustrating the business’ financial situation
  • A personal financial statement

3. Make a Purchasing Decision

Next, identify the equipment, real estate or other eligible assets you want to purchase. This may also involve getting formal quotes from contractors and otherwise determining how much your business needs to borrow. Calculating what you need to spend will indicate how much you need to borrow and how much cash you need to cover the 10% down payment requirement.

4. Submit a Loan Application

When you’re ready, submit a formal 504 loan application through your preferred CDC. The SBA provides prospective borrowers a 504 Authorization File Library that lets applicants download a ZIP file with all of the necessary documents for a 504 loan authorization package.

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In general, expect to provide these documents as part of your 504 loan application:

  • Business and personal financial statements
  • Business and personal tax returns going back three years
  • Accounts payable and receivable
  • A feasible business plan
  • Contractor estimates (for construction loans)
  • Documentation of cost (for equipment loans)

5. Await Approval

It typically takes the SBA up to one week to make a lending decision. From there, the due diligence period may take up to three weeks. During this time, the CDC and lender may request additional documentation to support your application. Provide this information as quickly as possible to keep the approval and closing process moving.

6. Close on the Loan and Receive Funds

Closing on an SBA 504 loan typically takes one to two months. However, this timeline may be longer for larger purchases or more complex transactions. For that reason, SBA 504 loans are not a good option for business owners who need fast access to cash.

7. Comply with Post-closing Requirements

In addition to meeting the SBA’s application requirements, 504 borrowers must comply with several restrictions and covenants after closing. For example, borrowers must notify the SBA of proposed changes in business ownership and provide evidence of tax payment, hazard insurance, key person insurance and financial responsibility. Business owners also must notify the SBA if they intend to secure another loan with the collateral securing the 504 loan.

Pros and Cons of SBA 504 Loans

For businesses that want to grow by purchasing real estate, equipment or other fixed assets, an SBA 504 loan can be a low-interest way to finance that expansion. However, the application process is rigorous and not all businesses are eligible. These are the advantages and disadvantages of taking out an SBA 504 loan.

Pros of SBA 504 Loans

  • Loans can fund up to 90% of a borrower’s project with a down payment of just 10%
  • Repayment terms are lengthy and flexible
  • Fees are capped at 2.65% of the loan’s value
  • Interest rates are fixed for the duration of the loan term

Cons of SBA 504 Loans

  • Application and qualification requirements are complex and loans are competitive
  • Underwriting can be rigorous and require extensive documentation
  • Loan approval, closing and funding can take 60 to 75 days or longer

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Alternatives to SBA 504 Loans

If you’re trying to get a business loan but won’t qualify for an SBA 504 loan, need to cover ineligible expenses or want faster access to funds, there are other sources of financing that may be appropriate. Consider these alternatives to SBA 504 loans:

  • SBA 7(a) loans. The SBA’s 7(a) loan program includes several popular financing tools that can be used for a range of purposes—including working capital. Loan amounts extend up to $5 million, depending on the program, and have repayment terms up to 25 years for real estate or 10 years for equipment, working capital and inventory loans. Rates vary by loan amount and repayment term but max out at the base rate plus 4.75%.
  • SBA Express loans. SBA Express loans are a type of 7(a) loan that provides faster approval and funding speeds than other SBA programs. Applicants receive a lending decision within 36 hours for Express loans and 24 hours for Export Express loans. That said, available loan amounts are low (up to $500,000), and rates may be slightly higher than for other types of 7(a) loans.
  • Online lenders. In general, online lenders feature streamlined applications and fast funding speeds compared to SBA loans. However, interest rates are typically higher than those available through SBA lenders, and qualification requirements may be more rigorous. The best small business loans offer accessible qualification requirements, competitive rates and flexible repayment terms.

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FAQs

What does the SBA look for in a successful borrower? ›

Past earnings and projected cash flow. Ability to repay the loan with business earnings. Sufficient invested equity to operate on a sound financial basis. Potential for long-term success.

Does everyone get approved for SBA? ›

In general, eligibility is based on what a business does to receive its income, the character of its ownership, and where the business operates. Normally, businesses must meet SBA size standards, be able to repay, and have a sound business purpose. Even those with bad credit may qualify for startup funding.

Why did I get denied for the SBA loan? ›

Improve Your Personal or Business Credit History and Score

A low credit score and risky credit history are common reasons for loan denial. Lenders may not be able to clearly identify your ability to repay with the credit score you have. Your credit history may not be damaged; it may simply not be long enough.

How do you get denied for the SBA loan? ›

Possible Reasons for Your SBA Loan Application to Be Declined
  1. Credit Scores. Entrepreneurs with bad credit will find it difficult to get an SBA loan. ...
  2. Cash Flow. ...
  3. Collateral. ...
  4. Equity Injection. ...
  5. Credit Elsewhere. ...
  6. Criminal History. ...
  7. Prior Loss to Government.
24 Jan 2022

What disqualifies you from getting an SBA loan? ›

Ineligible businesses include those engaged in illegal activities, loan packaging, speculation, multi-sales distribution, gambling, investment or lending, or where the owner is on parole.

Can SBA check your bank account? ›

After reviewing the financial documents prepared internally by you or your accountant, the SBA lender will look to your business income tax returns and bank statements to verify this information. Your lender will closely review bank statements and tax returns for the last two fiscal years.

What is the easiest loan to get approved for? ›

The easiest loans to get approved for would probably be payday loans, car title loans, pawnshop loans, and personal installment loans. These are all short-term cash solutions for bad credit borrowers in need.

What is the minimum credit score for a SBA loan? ›

The SBA does not state specific credit score minimum requirements, but business mentors recommend entrepreneurs have a credit score in the mid to high 600s. Some loan products, like the SBA microloan program, may have SBA loan credit requirements on the lower end.

What credit score does SBA use? ›

The SBA uses the FICO Small Business Scoring Service, or SBSS, in many cases to evaluate the credit history of your business. SBSS scores get pulled for SBA 7(a) loan application prescreens as well.

Is it hard to get approved for a SBA loan? ›

The SBA loan application process is the most difficult compared to other business loans. This is true not only because of the eligibility requirements but also because of the sheer length of the application and underwriting process.

Can you still get the SBA grant if denied the loan? ›

This grant request is a part of the EIDL loan program. You may apply for just this portion (up to $10,000), or receive the grant as a part of a larger loan request. The grant is not expected to be repaid, even if you are denied for the EIDL loan. The grant can be used on any of the allowable EIDL uses.

Do you need a down payment for SBA loan? ›

Do SBA loans require a downpayment? Yes, the minimum SBA loan down payment requirement is 10% on 7(a) and 504 loans and is based on a business's cash flow and collateral. Weak cash flow or low-value collateral can increase the down payment requirement to up to 30% of the loan amount.

How strict are SBA loans? ›

Because the government backs SBA loans, the application process is notoriously tricky, and SBA loan requirements considered among the most strict. The application process can be lengthy and detailed, and you need to prepare for plenty of paperwork.

Can self employed get SBA loan? ›

Yes, self-employed workers qualify for SBA loans. The loan amount calculation is different, but most other requirements, spending uses, and forgiveness criteria still apply.

How do I get an SBA approval? ›

SBA Loans and How to Get Approved - YouTube

What is the current SBA 504 interest rate? ›

Current Rates For SBA CDC/504 Loans: Approximately 5.8%-5.97% Current Rates For EIDL Loans For COVID Relief: 3.75% for for-profit businesses and 2.75% for nonprofit businesses.

How does SBA determine loan amount? ›

The loan amount will be based on your actual economic injury and your company's financial needs, regardless of whether the business suffered any property damage. *A business may qualify for, both, an EIDL and a physical disaster loan. The maximum combined loan amount is $2 million.

How long does it take for SBA loan approval? ›

The SBA loan approval process takes 30 to 90 days from application to funding. However, this time frame varies by lender and loan type. The exact steps for getting an SBA loan can also differ from lender to lender, but there are a few general stages in the approval process: Loan application.

What documents are needed for a SBA loan? ›

The SBA Checklist
  • Borrower Information Form.
  • Personal Background and Financial Statement.
  • Business Financial Statements.
  • Business Certificate/License.
  • Loan Application History.
  • Income Tax Returns.
  • Resumes.
  • Business Overview and History.
21 Apr 2021

Can a SBA loan be deposited into a personal account? ›

Can I deposit my PPP/SBA loan into my individual or joint Checking account? We currently only offer personal and joint checking accounts. As such, we are not able to accept PPP loans for your business into your personal or joint checking accounts.

Can a bank ask where you got money? ›

Yes they are required by law to ask. This is what in the industry is known as AML-KYC (anti-money laundering, know your customer). Banks are legally required to know where your cash money came from, and they'll enter that data into their computers, and their computers will look for “suspicious transactions.”

How can u get free money? ›

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  4. Earn While You Shop. ...
  5. Sign Up for Surveys. ...
  6. Watch Videos. ...
  7. Listen to Music. ...
  8. Play Games.

How can I get a instant loan in 5 minutes? ›

The best way to get an instant loan in 5 minutes is to borrow from a friend or family member since they can give you cash or use an electronic transfer service to send you money immediately. No reputable companies will send funds to you within minutes or even 1 hour after you apply.

How can I get a loan with no job? ›

How to Get a Loan Without a Job
  1. Find an alternative source of income. ...
  2. Get a cosigner. ...
  3. Provide collateral. ...
  4. Lower your debt-to-income ratio. ...
  5. Increase your credit score. ...
  6. Use a home equity loan/HELOC. ...
  7. Borrow from a friend/relative. ...
  8. Take out an auto title loan or pawnshop loan.
7 Oct 2021

What credit score do you need for SBA 504 loan? ›

Small business owners get between 10 and 25 years to repay the loan. Additional eligibility requirements include a two-year minimum business history, personal credit scores of 660 or higher, sufficient business and personal cash flow that can be demonstrated by three years of tax records and financial reports.

Can you get a SBA loan with 500 credit score? ›

The Small Business Association (SBA) does not specify a minimum credit score required to secure an SBA loan. However, SBA loans are provided by lenders who may have minimum score requirements. Typically, this minimum is about 620. 1 However, the higher your score, the more likely you are to receive approval.

Can I get a SBA loan with 600 credit score? ›

600 to 640: A sub-640 personal credit score will mean that you're ineligible for most bank business loans. SBA loans will also be difficult to qualify for, even if your other business credentials are stellar. Nonetheless, you'll still have solid business loan options with a credit score above 600.

Do you need good credit for SBA loan? ›

But remember, the SBA loan will come through a lender, and they have no problem doing so. For the SBA 7(a), this means a minimum score of approximately 640. But you'll increase your chances to be approved for an SBA loan with a minimum credit score of 680 or higher.

Are PPP loans still available 2022? ›

Notice: The Paycheck Protection Program (PPP) ended on May 31, 2021. Existing borrowers may be eligible for PPP loan forgiveness.

Can you get a loan with a 650 credit score? ›

As someone with a 650 credit score, you are firmly in the “fair” territory of credit. You can usually qualify for financial products like a mortgage or car loan, but you will likely pay higher interest rates than someone with a better credit score. The "good" credit range starts at 690.

Do banks like SBA loans? ›

SBA loans typically have a variable rate and provide the bank with a higher yield than a conventional loan. Given this, creating an SBA portfolio can help improve a bank's interest yield on its portfolio. Capital and loan loss reserve requirements are lower on SBA loans.

How many times can you apply for a SBA loan? ›

How Many SBA Loans Can You Take Out? In theory, there's no limit on how many SBA loans a borrower can take out, as long as they remain within the SBA guidelines. In some cases, rapidly-growing companies have taken out up to 9 SBA 504 loans within a 15-year period.

What happens when SBA loan is approved? ›

After approval, the lender will disburse the funds in days or a few weeks. The funds can be used for various purposes, including working capital, purchase of equipment or inventory, and business expansion. Some SBA loans, though, restrict how you can use the funds.

How do I write a SBA reconsideration letter? ›

A good reconsideration request will clearly summarize the SBA's reason for rejection, explain your reasoning for the reevaluation, and provide supporting documents to strengthen your proposal. Be sure to include your EIDL loan application number, the date you applied, your business name, and your contact information.

Can you apply for another SBA loan? ›

Can you refinance an SBA loan with another SBA loan? Generally, no. However, there is a potential workaround. In some situations, you could use an SBA 504 loan to refinance your SBA 7(a) loan by going through the 504 Refinance with Expansion program.

Is the SBA accepting new applications? ›

Notice: the COVID-19 EIDL program is not accepting new applications, increase requests, or reconsiderations. As of January 1, 2022, SBA stopped accepting applications for new COVID-19 EIDL loans or advances.

Are SBA 504 loans guaranteed? ›

The SBA 504 Loan Program is funded through the sale of Certified Development Company (CDC) debentures that are fully guaranteed by SBA.

How are SBA 504 loans structured? ›

How is an SBA 504 Project Structured? The typical SBA 504 Loan structure is as follows: 50% lenders note, 40% SBA 504 note and 10% borrower injection. If a project is a special-purpose facility or start-up business, the SBA 504 portion drops to 35% and the borrower is expected to contribute 15%.

What is the difference between an SBA 504 and 7a loan? ›

SBA 504 loans are typically larger loans in dollar amounts lent. Businesses can borrow from $125,000 up to $10 million, depending on the business's qualifications and needs. 7a loans, meanwhile, offer smaller dollar amounts, with the maximum loan topping off at $5 million dollars.

Does SBA loan affect credit? ›

A small business loan isn't the only factor that determines your business credit score, but it definitely can impact your rating.

What percentage are SBA loans approved? ›

At large banks, the approval rate for business loans, including SBA loans, is only around 25%. At small banks, the approval rate is higher—sitting around 49%—but more than half of borrowers still get turned away. So if you have been denied for an SBA loan, you're certainly not alone.

Why do people get SBA loans? ›

SBA loans are small-business loans partially guaranteed by the U.S. Small Business Administration and issued by participating lenders, usually banks. SBA loans have tight lending standards, but their flexible terms and low interest rates can make them one of the best ways to fund a business.

Can you use PPP to pay yourself? ›

You can use the PPP funds to pay yourself through what's called owner compensation share or proprietor costs. This is to compensate you for a loss of business income. To take the full amount of owner compensation share, you will have to use a covered period of at least 11 weeks weeks.

Who is eligible for PPP money? ›

This program is for any small business with fewer than 500 employees (including sole proprietorships, independent contractors and self-employed persons), private non-profit organization or 501(c)(19) veterans organizations affected by COVID-19.

What loans are available for Gig workers? ›

Five types of loans for gig workers
  • Social loan. Social loans between associated parties have plenty of advantages (including tailored loan contract terms and affordable interest rates). ...
  • Personal line of credit. Borrow money as needed and pay interest only on what you've borrowed.
  • Fixed rate loan. ...
  • Co-signed loan. ...
  • Term loan.
17 Jun 2022

What disqualifies you from getting an SBA loan? ›

Ineligible businesses include those engaged in illegal activities, loan packaging, speculation, multi-sales distribution, gambling, investment or lending, or where the owner is on parole.

What is the easiest loan to get approved for? ›

The easiest loans to get approved for would probably be payday loans, car title loans, pawnshop loans, and personal installment loans. These are all short-term cash solutions for bad credit borrowers in need.

How long after my loan is approved do I receive the money? ›

As with banks, it usually takes one to seven days to receive funds after approval. Approval itself is typically offered on the same day you apply, as long as you fit all of the requirements.

› Resource Center › Guides ›

For small businesses impacted by COVID-19, these SBA funding resources can help. ... Most small business owners consider a variety of funding and credit options...

Types of 7(a) loans

https://www.sba.gov › partners › lenders
https://www.sba.gov › partners › lenders
The 7(a) loan program is SBA's primary program for providing financial assistance to small businesses. The terms and conditions, like the guaranty percentag...
The SBA sets the guidelines that govern the 7(a) loan program. As a lender, these conditions determine which businesses you can lend to and the type of loans yo...

How do you select a good borrower? ›

Characteristics of a good borrower
  1. Credit-worthiness. ...
  2. Keen money management skills. ...
  3. A sense of integrity. ...
  4. A sense of prudence. ...
  5. Purposeful spending.
22 Nov 2012

What are the 6 C's of lending? ›

To accurately find out whether the business qualifies for the loan, banks generally refer to the six “C's” of credit: character, capacity, capital, collateral, conditions and credit score.

What is 5 C's credit? ›

Bottom Line Up Front. When you apply for a business loan, consider the 5 Cs that lenders look for: Capacity, Capital, Collateral, Conditions and Character. The most important is capacity, which is your ability to repay the loan.

What goes on a collateral property list? ›

SBA EIDL Loan Collateral Requirements: What do they take?

What are the two of the four C's of credit? ›

Credit History. Capacity. Capital.

What are the 5 C's of credit and why are they important? ›

The five Cs of credit are important because lenders use these factors to determine whether to approve you for a financial product. Lenders also use these five Cs—character, capacity, capital, collateral, and conditions—to set your loan rates and loan terms.

Why are terms of credit required for a loan? ›

Terms of credit are required so that the borrower knows the conditions to take the loan. The collateral, in the form of security or guarantee, is given to the lender until the loan is repaid. If the borrower fails to repay the loan, the lender has all the rights to sell the assets or collateral to obtain the payment.

What do lenders look for before lending money? ›

Lenders need to determine whether you can comfortably afford your payments. Your income and employment history are good indicators of your ability to repay outstanding debt. Income amount, stability, and type of income may all be considered.

What are the basic requirements of lending? ›

Here are five common requirements that financial institutions look at when evaluating loan applications.
  • Credit Score and History. An applicant's credit score is one of the most important factors a lender considers when evaluating a loan application. ...
  • Income. ...
  • Debt-to-income Ratio. ...
  • Collateral. ...
  • Origination Fee.
3 days ago

What document do creditors use to determine your creditworthiness? ›

Your credit report outlines how much debt you carry, the high balances, the credit limits, and the current balance of each account. It will also flag any important information for the potential lender including whether you've had any past due amounts, any defaults, bankruptcies, and collection items.

What is a good FICO score? ›

Although ranges vary depending on the credit scoring model, generally credit scores from 580 to 669 are considered fair; 670 to 739 are considered good; 740 to 799 are considered very good; and 800 and up are considered excellent.

What are two things you can do to raise your credit score? ›

Steps to Improve Your Credit Scores
  1. Build Your Credit File. ...
  2. Don't Miss Payments. ...
  3. Catch Up On Past-Due Accounts. ...
  4. Pay Down Revolving Account Balances. ...
  5. Limit How Often You Apply for New Accounts.

What do creditors look for on financial statements? ›

Lenders will evaluate balance sheets and income statements using a ratio analysis approach. The ratios creditors use typically include debt-to-equity, debt-to-assets, quick ratio, and current ratio but may include others as well, depending on the banking institution.

What are the 4 types of collateral? ›

Types of Collateral to Secure a Loan
  • Real Estate Collateral.
  • Business Equipment Collateral.
  • Inventory Collateral.
  • Invoices Collateral.
  • Blanket Lien Collateral.
  • Cash Collateral.
  • Investments Collateral.
17 Feb 2021

Do you need collateral for SBA 504 loan? ›

A 504 loan requires no collateral other than the property acquired, but conventional lenders—banks or finance companies—may ask for property in addition to what you are purchasing with the loan in order to secure it, such as your personal residence.

How much collateral do I need for an SBA loan? ›

Lenders are not required to take collateral for loans up to $25,000. For loans in excess of $350,000, the SBA requires that the lender collateralize the loan to the maximum extent possible up to the loan amount.

› blog › 5-cs-credit-guide-... ›

However, there are ways to ease this process. You can do so by assessing your financial situation from the perspective of the lender and then figure out whether...
You probably know that having a good credit score is key to getting a loan, but do you know what else lenders are looking for? Whether you're taking out a p...

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