Building contract types and their impact on financing建筑合同类型及其对融资的影响

Building contract types and their impact on financing建筑合同类型及其对融资的影响

The type of building contract you sign affects not only your legal obligations but also how a lender views your construction loan application. Lenders assess risk differently for each contract type, and this can influence the loan amount, the drawdown schedule, and the conditions attached.

Fixed-price contracts are the most common for residential construction. The builder agrees to complete the stated scope of work for a set price. Lenders generally prefer these because the total cost is known, making it easier to calculate loan-to-value ratios and contingency requirements. The risk falls mainly on the builder if material prices rise. However, fixed-price contracts often exclude provisional sums for items like kitchen joinery or flooring, so borrowers need to check what is actually included.

Cost-plus contracts charge the borrower for actual labour and materials plus a builder's margin. Lenders view these as higher-risk because the final cost is uncertain. Some lenders decline cost-plus contracts outright; others require a detailed cost estimate and a higher contingency, often 20-25%. Interest-only drawdowns may also be restricted, and the lender may cap total lending at a lower percentage of the completed value.

Fixed-price with rise-and-fall clauses allows the contract price to adjust for specified cost increases, usually tied to an index such as construction cost inflation. Lenders treat these similarly to pure cost-plus arrangements for risk assessment purposes, as the final price is not guaranteed. Borrowers should expect the same tighter conditions.

Design-and-build contracts cover both design and construction under a single agreement. Lenders often appreciate the single-point responsibility, but they still review whether the design and specifications are detailed enough to support a fixed price. If the contract is vague on materials or finishes, the lender may treat it as a cost-plus arrangement.

Before signing any contract, borrowers should ask their lender which contract types they accept and what conditions apply. Having a contract form that the lender is comfortable with: such as NZS 3910 or a standard Master Builders form: can smooth the approval process.

你所签署的建筑合同类型不仅影响你的法律责任，还影响贷款机构如何看待你的建筑贷款申请。贷款机构对每种合同类型的风险评估不同，这会影响贷款金额、提款计划以及附加条件。

固定价格合同在住宅建筑中最常见。建筑商同意以固定价格完成约定的工程范围。贷款机构普遍偏好这种合同，因为总成本明确，更容易计算贷款价值比和预备金要求。如果材料价格上涨，风险主要由建筑商承担。但固定价格合同通常不包含厨房木作或地板等项目的暂定金额，因此借款人需要核实实际包含的内容。

成本加成合同按实际人工和材料费用加上建筑商的利润向借款人收费。贷款机构认为此类合同风险较高，因为最终成本不确定。有些贷款机构直接拒绝成本加成合同；其他机构则要求提供详细的成本估算和更高的预备金，通常为20%-25%。仅付利息的提款也可能受到限制，贷款机构可能会将贷款总额上限设定为完工价值的较低比例。

带涨跌条款的固定价格合同允许合同价格根据特定成本增长进行调整，通常与建筑成本通胀等指数挂钩。贷款机构在风险评估方面会将这些合同与纯成本加成安排同样对待，因为最终价格无法保证。借款人应预期相同的更严格条件。

设计与施工总包合同将设计和施工涵盖在单一协议中。贷款机构通常赞赏这种单一责任制，但仍会审查设计和规格是否足够详细以支持固定价格。如果合同在材料或装修方面含糊不清，贷款机构可能将其视为成本加成安排。

在签署任何合同之前，借款人应询问贷款机构接受哪些合同类型以及适用哪些条件。使用贷款机构认可的合同格式: 如 NZS 3910 或标准的 Master Builders 合同: 可以使审批过程更顺畅。

Points to keep in mind需要留意的事项

• Read the details alongside your own figures, timing, and documents.请结合自己的数字、时间安排和材料阅读这些内容。
• Use this article to prepare questions. Current lender criteria and personal circumstances still need to be checked.把文章当作准备问题的起点，具体贷款机构政策和个人情况仍需进一步确认。

Questions people often ask常见问题