SBA
U.S. Small Business Administration
Champions of America's Entrepreneurs
The Facts About ...
Fixed-Asset Loans
Through the Section 504 Certified Development Company Program
The U.S. Small Business Administration enables growing businesses
to secure long-term, fixed-rate financing for major fixed assets
through its Certified Development Company Program. Commonly referred
to as the 504 Program, it is designed to promote local economic
development by helping healthy, growing businesses finance the
acquisition of long-term fixed assets, such as land, buildings,
machinery and equipment, or the building, modernizing, renovating
or restoring of facilities. These assets must be used principally
to enable the business to create or retain jobs.
Why 504?
Growing businesses have big plans, big ideas and big needs. When
a conventional loan is not possible, a 504 loan may be the answer.
The SBA's 504 program gives small business owners access
to the same low-cost, fixed-rate, long-term financing that large
businesses have through the bond markets.
What Is a 504 Certified Development Company?
Certified development companies are the key to the 504 loan. A
CDC is a nonprofit organization sponsored by private interests
or by state and local governments. Locally organized CDCs are
set up to promote economic development in their communities. Certified
by the SBA, they operate under the jurisdiction of a board that
includes local government officials, private-sector lending institutions,
and business and community organizations. There are almost 300
CDCs nationwide.
How Does a CDC Work?
CDCs help small businesses assemble the financing for fixed-asset
projects by organizing the loan package, completing SBA paperwork,
and then processing, closing and servicing the loans.
In a typical 504 loan package, at least 10 percent of the project's
financing comes from the borrower, 50 percent from a private-sector
lender, and the remaining share from the sale of debentures
guaranteed by the SBA. These debentures are sold in the capital bond
markets to raise the funds for the SBA portion of the project. The
minimum equity injection of 10 percent is increased by 5 percent if
the borrower's business is new or if the financing is for a limited-
use asset. The increase is 10 percent if both factors apply.
The 504 Program provides permanent take-out financing for long-term
assets. Bridge financing is usually required between the start of
the project - which may include the purchase of land for later
development - and receipt of funding from debentures and the first
mortgage. (The SBA will not actually fund a debenture until the
project is completed.)
Amount of the Loan
A CDC-financed project can be any size, but the SBA-backed portion
of the loan package normally is limited to 40 percent of a project
or $750,000 (up to $1 million in some cases), whichever is less.
The minimum debenture is $50,000. While there are no limits to
the project size, typical projects range in size from $500,000 to
$1.5 million. The SBA requires that, for every $35,000 of debenture
financing in the CDC's portfolio, an average of one job must be
created or retained within two years of the project's funding.
Private 504 Lender Financing EquityUse of Proceeds%of project 50% 40% 10% Security 1st lien 2nd lien $ amount no limit $50,000 - $1 mil. Interest rate variable or fixed fixed Real estate terms 10+ years 20 years Equipment terms 7 years 10 years
Loan proceeds generally may be used for the following fixed-asset projects:
Terms
Interest rates are based on the current market rate for five-
and 10-year U.S. Treasury issues, plus an amount slightly above
the Treasury rate. Maturities of 10 and 20 years are available.
Repayment is made in monthly, level-debt installments.
Collateral will usually include a mortgage on the land and buildings
being financed; liens on machinery, equipment and fixtures; and
lease assignments, as well as other assets. Private-sector lenders
are secured by a first lien on the project. The SBA is secured by a
second lien and, if needed, additional collateral. The agency also
requires personal guaranties from those who own 20 percent or more
of the company.
Fees
CDC fees for packaging and processing the loan cannot exceed 1.5
percent of the SBA's debenture. A monthly servicing fee, of not
less than 0.625 percent and not more than 2 percent per year, is
paid on the unpaid debenture balance to the CDC.
There are also fees to cover the cost of public issuance of securities
and fees paid to the SBA for its guaranty.
Eligibility
An eligible business must be a for-profit corporation, partnership
or proprietorship with a net worth (including any affiliates)
of $6 million or less. Average net profits after taxes cannot
exceed $2 million per year for the previous two years.
Bottom-Line Benefits for Commercial Lenders
There are a number of incentives for lenders to use the SBA's 504 Program. Lenders can -
For More Information
Information is power. Make it your business to know what is available, where to get it and, most importantly, how to use it. Sources of information include:
U.S. Small Business Administration
The SBA has offices located throughout the United States. For
the one nearest you, look under "U.S. Government" in your
telephone directory, or call the SBA Answer Desk at
1-800-U-ASK-SBA. To send a fax to the SBA, dial (202) 205-7064.
For the hearing impaired, the TDD number is (704) 344-6640. For
information on your rights to regulatory fairness, the telephone
number is 1-800-REG-FAIR.
To access the agency's electronic public information services, you may contact:
SBA OnLine: electronic bulletin board (modem and computer required)
Other Sources of Information
All of the SBA's programs and services are provided
to the public on a nondiscriminatory basis.
FS-0070 (02/98)