Fund your community’s project, without a lump sum special assessment.

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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 lending is all we do.

We strategize, organize, and place your loan where it’s most likely to succeed.

Larry and Ben Kirschner

The people who structure your loan.

On your own

With HOA Loan Services

Call banks one at a time

Competing offers, side by side

First time your board has done this

300+ HOA loans placed since 2016

The bank’s rep works for the bank

We work for your community

Board decodes term sheets alone

Every offer and document in one portal

Costs regardless of outcome

Only paid if we close your loan

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, take it to lenders who actually underwrite associations, and bring back offers you can compare side by side. Our client portal keeps every offer, document and deadline in one place.

Talk to Larry or Ben

$100K+
Loan amounts: 5–20 years
Repayment terms: LOC + fixed
Loan structures: $0 up front
No retainer, no hourly

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

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

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

The HOA Lending Market in 2026: A Mid-Year View
A mid-year read on the HOA lending market 2026 from someone who has been in the room for three decades. Regional bank consolidation is thinning the direct-lender bench. AI-driven origination is changing how files move. Reserve study scrutiny has not eased since Surfside. Owner delinquency has finally normalized. This post covers what shifted in the first half of 2026, what those shifts mean for boards planning capital projects, and three specific predictions for the back half of the year with the triggers worth watching.
Larry Kirschner · September 11, 2026
How Reserve Studies Affect Your HOA Loan Approval Odds
The reserve study is the document that most often decides HOA reserve study loan approval, frequently before an underwriter opens the financial statements. This post walks through what underwriters read first, the percent-funded thresholds that matter, how component condition gets weighted against funding, and the practical steps a board should take a full year before applying. It closes with where HOA Loan Services helps boards line up the study with the application, plus the four questions underwriters ask most often about reserve studies during file review.
Larry Kirschner · September 10, 2026
Loans vs assessments
Why HOA Boards Should Stop Saying 'We'll Just Do a Special Assessment'
A provocative shareable take on the HOA special assessment vs loan decision. The phrase 'we'll just do a special assessment' is usually a tell that the board has not run the math, has not surveyed owners, and has not modeled the long-term consequence. This post walks through what the phrase actually means in practice, the math nobody ran on a typical $1.5M building envelope project, and the equity question current owners owe future ones. Ends with the exact line every board should put in their minutes.
Ben Kirschner · July 9, 2026