842 Washington Way, Suite 110

Longview, WA 98632

Build your perfect home with Life Mortgage's customized Construction Loans!

Construction loans make building Your Dream Home surprisingly easy and affordable.

What are construction home loans?

Life Mortgage is proud to announce our “Dreams with Beams” program, which gives borrowers a better option for building the home of their dreams. When you utilize a construction loan, you’ll gain access to our collaborative, cloud-based construction loan software which simplifies communication between you, the builder, 3rd party inspectors, title companies and Life Mortgage. You also get full-time support and real-time tracking for the construction phase of your financing through the entire building process, to ensure you stay on budget and on time with your construction loan.
Life Mortgage Construction Loans

Not sure where to get started? That's okay too, we're happy to meet you where you're at and direct you to the right place or person.

The construction loan process.

  • Step 1 – Apply
    • Use our convenient Simple & secure online application for your construction loan.
  • Step 2 – Processing & closing
    • Save time and money with our one time closing construction-to-permanent loan.
  • Step 3 – Construction & collaboration
    • This is where your dreams come to life! Our cloud-based construction loan software will allow for full transparancy into the home building and financing process.
  • Step 4 – Move in
    • The day you are waiting for!

Applying for a home has

never been easier

Our quick and secure process takes less than 10 minutes to apply.

Learn more about

construction loans

Your loan officer will continue to be your contact. Shortly after your loan closes, they will send you a welcome email with details on your construction project. At any time, you are welcome to contact the construction department at Life Mortgage at mannmade@mannmortgage.com if you need additional assistance. 

Built is an online site where you can review your construction budget, submit draws, and upload draw documentation. You will receive an email from Built within 72 hours of your construction loan being funded. Your builder will also receive a Built account they can review hard costs for the construction and request draws for substantial completion of their work. Before any of their draw requests are funded, you will be required to e-sign the request. 

A draw is a payment made from your construction loan to cover the cost (or costs) of materials, contractors, and subcontractor fees. Draws are requested monthly, bi-weekly, or as needed. 

Request a draw when a provider (as example, a well pump company, septic tank service, or excavator) requires a deposit to schedule their service or when they submittal invoice to receive payment for their completed work. 

Log into your Built profile submit a draw request (be sure to add any documentation such as receipts or invoices) for the line items you are looking to pay. Your request will be received and reviewed by the Mann Made team. If eigensection is required before payment (to ensure the work was completed based on the bid process), they will have the inspection done within 2-3 business days, and then the payment will be made. Note: Permit fees and appliances do not require an inspection

You can only have one draw request open at a time. However, you may request as many line items as needed within the draw. If you already submitted a draw and would like to add another line item to it, please email the Mann Made team(mannmade@mannmortgage.com) and we will be adjusted request for you.

Yes, if the expense (or expenses) you are seeking reimbursement for are included within your construction budget or qualify for contingency usage. When you submit the request, please be sure to provide proof of payment and instructions on how you would like to be reimbursed. 

If you submit your draw request correctly with all necessary documentation, fulfillment takes about 7 business days. Draws that do not require inspection can be processed within 3 business days. 

A contingency is money set aside to protect against future unexpected costs associated with the home’s construction. These funds will be held by the lender, Mann Mortgage, and dispersed only with Mann’s approval. 

Until your project is at 80% completion, the funds can only be used for unforeseen costs that would prevent you from moving forward with construction. As an example, to pay for increased lumber costs, permitting that costs are more than anticipated, or additional land surveying in order to obtain permitting. After your project is more than 80% complete, the funds can be used to upgrade items. 

Any line item within your construction loan that goes unfunded will be applied to the balance of your loan prior to finance. 

Your construction loan is a line of credit, much like a home equity line of credit. You will be billed for interest only payments based on the amount drawn monthly. In the beginning, this may only be closing costs and the purchase of your lot (if applicable). Interest payments will increase steadily over the course of your project as you request further draws from your loan. Towards the end of your project, the interest will include all builder and subcontractor draws for their completed work as well as the draw requests you have made. 

Payments are due by the 10thof the month. You will receive a statement for each month’s payment (by email and U.S. mail) on the 20thof the month prior. Your payment can be made by mail (please follow the mailing instructions on your statement) or online. However, if you elected to finance your interest in a reserve and make no out-of-pocket payments, you will receive a monthly statement and the interest will automatically be deducted from your reserve every month. 

4560 days before you receive a certificate of occupancy is when the conversion process will begin. This is called a 4thstage draw. At that time, your loan officer will send you an itemized list of documents required for the loan such as recent income documentation, banking statements, new appraisal, and a fresh credit report. 

Any unused funds are applied as a credit on your mortgage and lower your final mortgage amount. 

If you have a 1-time close construction loan and your home is not completed after 10 months, you will have to refinance your loan as a 2-time close. This will allow you to go another 8 months (18 months total). If you are in a 2-time close and you are unable to finish your construction in 18 months, you must pay off your loan or refinance it. 

You are not allowed, under any circumstances, to complete line items on your own as DIY projects. Doing so may lower your home’s appraised value, your work may not meet county standards, and your home may not pass final inspection to receive your certificate of occupancy. 

If you are in a 1-time close loan program, if the market rates fall during the lock period you may have the option to reduce the interest rate on your loan (this is called a “float down”). If interest rates increased, you are guaranteed the original interest rate you qualified for. In a 2-time close loan program, your interest rate will be locked at whatever the current market rate is at the time of each close. 

No. If your annual property tax is due during construction, you are required to pay it in full without using funds from your construction loan(if your property taxes for the construction site are or become past-due, draws from your construction loan will be halted until you pay the property taxes in full).Once your construction is complete and you are closing or refinancing your loan, we will calculate the amount of property tax owed at that time, add it to the closing costs, and submit that portion of the payment on your behalf to the local jurisdiction that collects it. You will be responsible for any remaining property taxes for the rest of the year.  

What happens if my construction insurance expires, and my home is still under construction?

“I was always in the loop on my loan process. I loved the one-time close construction loan. It saved me thousands to be able to lock in the interest rate.”

Josue Gabriel Lopez

Let's get you home.

Borrow up to 97% of a home’s value with as little as 5% down. Our local loan experts will help guide you.

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If you have a loan officer you are working with, please select them from the list below.