Fund the purchase and the renovation - one loan.
From cosmetic refreshes to full structural rehabs, Arcstone's two-track Renovation program matches your financing to your scope of work — with interest charged only on what you've drawn.
Up to 90% Loan-To-Cost Up to 75% Loan-To-ARV $100K-$3M Loan Amounts 12-18Mo + Extensions To 27 Mo
Fix & Flip / Renovation
Financing that follows your scope of work
Buy it, renovate it, and exit on your terms. Your loan combines the acquisition (or refinance) with a renovation holdback that funds through milestone draws as work completes verified by third-party inspection, so your project keeps moving.
Building from the ground up instead? See our Ground-Up Construction program.
Two Tracks
Standard or Extensive - sized to the work
Cosmetic to Moderate
Standard Renovation
Loan Size | $100K - $3M
Max LTV / LTV (purchase) | Up to 90%
Max LTARV | Up to 75%
Renovation Budget | Up to 75% of as-is value
Term | 12-18 mo + extensions
Experience | All tiers welcome
Typical scope: kitchens and baths, flooring, paint, roof replacement, windows and doors, siding, in-place mechanical and equipment swaps, landscaping.
Structural & Heavy Rehab
Extensive Renovation
Loan Size | $250K - $3M
Max LTV / LTV (purchase) | Up to 85%
Max LTARV | Up to 70%
Renovation Budget | Up to 150% of as-is value
Term | 12-18 mo + extensions
Experience | 1+ completed projects
Typical scope: structural work, full gut rehabs, footprint expansion up to 20%, major systems replacement, ADU addition, mid-construction takeovers of weathertight projects.
Experienced Investors
5-9 Unit Renovations
Loan Size | $500K - $3M
Leverage | Matches 1-4 unit track caps
Experience | 3+ completed projects
Both tracks are available on 5–9 unit residential buildings for investors with three or more verified completed projects — underwritten with commercial-grade valuation, rent-roll verification, and a third-party feasibility review.
Draws
A draw process built for momentum
Your renovation budget is held back at closing and reimbursed as work completes. A third-party inspector verifies progress on each draw, and the schedule itself is designed around your project's milestones — not a one-size-fits-all template.
Collateral
Eligible Properties
Non-owner-occupied, business-purpose only. Distressed and poor-condition properties are eligible where the renovation scope addresses the condition.
How It Works
From offer to exit
01
Apply
Submit your deal with a scope of work and itemized rehab budget we'll classify the track and structure terms.
02
Close
The appraisal establishes as-is and after-repair values. Close with your renovation budget held back and ready.
03
Renovate & draw
Complete work, request draws, get reimbursed after inspection on a schedule built around your milestones.
04
Exit
Sell for profit or refinance into long-term rental financing. No prepayment penalty on standard terms.
FAQ
Fix & flip questions, answered
What's the difference between Standard and Extensive Renovation?
Standard covers cosmetic-to-moderate, non-structural work — kitchens, baths, flooring, roof, in-place systems swaps. Extensive covers structural work, full gut rehabs, footprint expansion up to 20%, major systems replacement, and ADU additions. Your scope of work determines the track, and each track carries its own leverage and requirements.
How much of the renovation budget do you fund?
Your approved rehab budget is built into the loan and funded through reimbursement draws, subject to the program's loan-to-cost and loan-to-ARV caps. Budgets can run up to 75% of the property's as-is value on the Standard track and up to 150% on Extensive for experienced investors.
How do draws work?
Renovation funds are held back at closing and released as work completes. You request a draw, a third-party inspector verifies the completed work with photos, and funds are wired. The draw schedule is designed around your project's milestones with our Construction Management team.
Do I pay interest on the whole loan from day one?
No. Arcstone uses non-Dutch accrual: interest accrues only on your outstanding drawn balance. Undrawn renovation funds cost you nothing until you use them.
Can first-time flippers qualify?
Yes. First-time investors are eligible on the Standard track for lighter-scope projects, with leverage and budget sized accordingly. As you complete verified projects, your tier — and your leverage — climbs. Arcstone loans you repay in good standing count automatically.
Do I need a general contractor?
On the Standard track, a licensed GC is required for budgets over $100K (and for all first-time-investor projects). On Extensive, a GC is always required — unless you're a licensed contractor yourself with a demonstrated track record, in which case you may self-perform and waive the GC fee.
Can you take over a project I started with another lender?
Yes experienced investors can refinance an in-progress Extensive-scope project into Arcstone once it's weathertight (roof, windows, and doors in), subject to lien waivers, permit verification, and an updated appraisal.
What do I need to qualify?
A minimum 660 credit score, an eligible business entity, verified liquidity for your cash to close plus six months of interest reserves, and a project within 100 miles of where you live or where you've completed a recent project. Leverage scales with your verified experience.
Can I keep the property as a rental instead of selling?
Absolutely — the BRRRR path is fully supported. We underwrite your refinance exit at application to make sure the numbers work, then you refinance into long-term rental financing when the renovation is done, with no prepayment penalty.