Applying for a commercial real estate loan can open doors to new investments, property improvements, or refinancing opportunities. But the path to funding begins with your paperwork. Knowing which commercial loan documents are essential for your loan application can make the process faster, easier, and more successful.
At Fidelity Mortgage Lenders, we aim to simplify that process for you. Unlike traditional banks, we minimize unnecessary red tape while ensuring that the important details are in place. Whether you’re preparing for your first commercial loan or you’ve applied many times before, understanding what documents matter most can help ensure a smooth experience from start to finish.
Why Do Documents Matter in Commercial Lending?
Commercial real estate loans involve larger sums, more complex assets, and greater risk compared to residential loans. That’s why lenders, especially traditional banks, require detailed documentation to assess your creditworthiness, the property’s value, and the viability of the deal.
However, not all lenders have the same expectations. At Fidelity Mortgage Lenders, we streamline the process by focusing primarily on the property itself and the investment structure, not your tax returns or credit score. That’s a major advantage for investors and business owners who don’t fit the conventional borrower mold.
Key Documents Most Commercial Lenders Require
While each lender will vary, most commercial real estate loan applications will require the following documents:
1. Loan Application Form
This is your formal request for financing and the starting point for any loan process. It includes your personal or business contact information, loan amount requested, property address, and intended use of the loan.
At Fidelity, we make our application process as simple and straightforward as possible—no long forms or confusing jargon.
2. Purchase Agreement (for Purchases)
If you’re acquiring a new property, the purchase agreement outlines the terms of the deal between buyer and seller. This document verifies the agreed-upon price, closing timeline, and any contingencies involved.
For refinances, this is not required—but a recent mortgage statement or payoff letter will be.
3. Rent Roll and Lease Agreements (for Income-Producing Properties)
If the property is leased, you’ll need to provide a current rent roll listing each tenant, lease start and end dates, monthly rent, and any other recurring income.
Lease agreements for commercial tenants should also be included, as they help the lender understand the long-term income potential of the property.
4. Operating Statements or Profit and Loss Reports
Lenders will want to evaluate the income and expenses tied to the property. These can include maintenance costs, utilities, taxes, insurance, and management fees. A 12-month trailing profit and loss statement—or even better, a multi-year view—helps give context to the property’s performance.
Fidelity often requests a simple breakdown of income and expenses. Unlike banks, we don’t require corporate financial statements or years of audited books.
5. Property Photos and Description
Photos help lenders assess the condition, layout, and suitability of the property. A property summary should include square footage, number of units (for multifamily), lot size, zoning, and any unique characteristics (e.g., cannabis-use permitted, automotive access, etc.).
We often encourage borrowers to send recent photos or inspection reports, especially for properties that are being renovated or repositioned.
6. Entity Documentation
If you’re borrowing through a legal entity—such as an LLC, corporation, or trust—you’ll need to provide documentation confirming its formation and authority to borrow.
This typically includes:
- Articles of Incorporation or Operating Agreement
- Certificate of Good Standing (if applicable)
- Resolution to Borrow or Certificate of Authority
These documents confirm who is authorized to act on behalf of the entity and sign loan documents.
7. Title Report or Preliminary Title Information
This shows the legal status of the property, including ownership, encumbrances, liens, and easements. Most lenders will order a formal title report during the underwriting process, but if you have a recent one on hand, sharing it can speed things up.
Additional Documents Banks May Require (That We Often Don’t)
- Traditional commercial banks may also ask for:
- Personal tax returns (2–3 years)
- Business financials
- Debt service coverage calculations
- Credit reports
- Personal financial statements
- Environmental site assessments (Phase 1/Phase 2)
While these documents can be useful, they aren’t always necessary. At Fidelity, we offer private lending options that skip many of these requirements, focusing on property equity and borrower intent rather than personal financials.
How Fidelity Mortgage Lenders Makes the Process Easier
As a private lender, Fidelity Mortgage Lenders takes a practical, real estate-first approach. We don’t ask for piles of paperwork to approve your loan. Instead, we review your deal based on:
- The property’s market value and income potential
- Your equity or down payment
- Your business plan or exit strategy
And because we service our loans in-house, your experience stays consistent from application through payoff. We’re able to fund deals in as few as 7 to 10 business days—and sometimes even faster when documents are prepared upfront.
Tips to Prepare Your Application Efficiently
To help keep the process on track:
- Gather key documents before applying, especially the rent roll and operating statement.
- Be prepared to explain your investment strategy, particularly if the property is being improved or repositioned.
- Stay responsive to requests for supporting information like insurance binders, payoff letters, or entity documents.
If you’re working with a broker or escrow officer, loop them in early so title and closing coordination stays smooth.
Final Thoughts
Fidelity provides real estate loans for commercial and non-owner-occupied residential properties in California, Texas, Colorado, Idaho, Montana, Oregon, Utah, Washington, and Nevada (per request). Knowing what documents are required for a commercial loan application can save you time, money, and stress. Whether you’re acquiring a new property or refinancing an existing one, being organized and proactive helps ensure a smooth process from start to finish.
Fidelity Mortgage Lenders is here to make that process easier. We offer customized lending options, quick closings, and a documentation-light experience designed for real-world investors.
Have a deal you’re ready to fund?
Contact our team today to get started or request a fast quote.
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