Banks sell their own loan. We find the one that fits your community.

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$350M+
In loans closed: 30+
Years of banking experience: 20+
Years serving on HOA boards: 5.0
28 Google reviews

Why HOA Loan Services

HOA loans are all we do.

We strategize, organize, and place your loan where it’s most likely to succeed. 300+ HOA loans placed since 2016.

Larry and Ben Kirschner

The people who structure your loan.

On your own

With HOA Loan Services

Call banks one at a time

We know which lenders to call

The bank’s rep works for the bank

We work for your community

Hope it’s a good deal

Know it’s a good deal

A good rate can hide a bad structure

We vet the rate and the structure

Waiting on a callback

One contact, start to close

Get declined, start over

We know who’s likely to say yes

Your first HOA loan

Our 300th-plus

Success-based fee. We only win when you do. If the loan doesn’t close, there is no fee.

How we work

Two independent HOA loan advisors on your side of the table.

You tell us about the project. Larry and Ben size the loan to what the work actually costs, structure it around what your dues can carry, and take it to the lenders most likely to approve a community like yours, with the questions they typically ask already answered. Our client portal keeps your documents in one place.

Talk to Larry or Ben

Loan amounts: $100K+; No set maximum. We’ve placed loans from a single roof to a full recladding.
Typical term: 5–20 years; Sized so the monthly cost stays manageable for owners.
Loan structures: LOC + fixed; Draw as the work progresses, then pay on a predictable monthly schedule.
No retainer, no hourly: $0 up front; There is no upfront cost, and we are paid at closing. If the loan doesn’t close, there is no fee.

Loan calculator

See what a loan could look like for your community.

Size your project for a rough monthly estimate, then talk to an advisor who can structure the real thing around your reserves and timeline.

Estimate the monthly cost per unit
Compare 5, 10, and 15-year terms
Bring the numbers to your next board meeting

Open the loan calculator

Loan amount

Loans start at $100,000, with no set maximum.

Term

Units in your community

Annual interest rate

Example rate, not a quote. Ask us for yours.

Enter a loan amount, an interest rate and a unit count to see a monthly figure.

Open the full HOA loan calculator

Case studies

Real communities, real results.

Homeowners Association300 units

Roof replacement and plumbing repair

Palm Springs, California

Loan amount: $2.05 million
Structure: 10-year fixed rate

Reserves preserved for future needs

Condominium Association491 units

Elevator modernization, plumbing and HVAC stacks and risers

Chicago, Illinois

Loan amount: $30 million
Structure: Line of credit → 25-year term

No lump sum special assessment

See all case studies

What boards and managers say

“It was clear from the start that the expertise provided by HOA Loan Services was indispensable during the long process of securing a loan.”

Bill M. · Montgomery County, MD

From the blog

Answers for boards and managers

Choosing a lender
Why HOA Boards Often Choose the Wrong Loan First
Many HOA boards choose the wrong loan first, and the pattern is predictable. One offer, gratitude, signature. The reasons are information asymmetry, volunteer fatigue, and deposit relationships that feel like loyalty. But the second and third offers change the math. A 25 basis point spread on a $5M loan is about $12,500 in the first year. Written by Larry Kirschner, who has spent 30+ years in commercial banking and 20+ years serving on HOA boards, from watching boards leave money on the table.
Larry Kirschner · November 9, 2026
What 'Unbiased Advice' Actually Means in HOA Lending
Unbiased HOA loan advice is a phrase used widely and seldom defined. The test that holds up is not a claim about character: it is who pays the advisor, and whether their pay depends on which lender wins. We work for the association. The association pays our fee at closing, no lender pays us, our fee is the same whichever lender wins, and if the loan does not close there is no fee.
Ben Kirschner · November 9, 2026
Process & approval
Use December to Prepare, Apply First Thing in January
December is the best preparation month in the HOA lending calendar. Lending desks, board calendars, management companies and accountants all run short-handed through the holidays, so a file submitted then moves slowly. A file assembled in December and submitted the first week of January moves fast. Here is what to gather, what your board should settle offline, and why the conversation should start now rather than in January.
Larry Kirschner · November 9, 2026