Hard money can close fast because underwriting is deal-first and asset-based.
Your closing speed is usually determined by three things: file completeness, title readiness, and valuation requirements.
If you want speed, submit like a pro: contract, scope, budget, comps, and a clean exit plan.
Most delays are avoidable: unclear rehab scope, missing entity documents, insurance gaps, and title issues.
Treat the lender like a closing partner: communicate early and keep the file clean.
Use the timeline and checklist below to reduce friction and close as fast as the deal allows.
At a glance
- Fast closings require complete submissions
- Title and escrow issues are the most common surprise delay
- Valuation can set the pace
- Rehab budgets must be line-item, not a single number
- Insurance must match property condition and vacancy status
- A clear exit plan speeds underwriting
A practical closing timeline
Day 0: Submit the deal (address, contract or payoff, scope, budget, comps, exit).
Day 1: Underwriting review and missing items identified.
Day 2–4: Title opens; valuation ordered if required; conditions collected.
Day 4–7+: Final conditions, closing docs, funding.
Timelines vary by deal, but the pattern is consistent: complete files move; incomplete files stall.
What slows closings down (and how to prevent it)
- Incomplete scope and budget: send a line-item rehab budget with milestones
- Unclear ARV: include comps and explain assumptions
- Entity gaps: LLC documents, operating agreement, EIN delays
- Insurance mismatch: vacant or rehab properties often need builder’s risk coverage
- Title problems: liens, ownership issues, probate, unpaid taxes, judgments
- Valuation timing: appraisals can take time; clarify valuation method early
Fast-file checklist (send this with your first submission)
- Property address and purchase contract (or payoff statement if refinance)
- Photos of current condition
- Line-item scope of work + rehab budget + timeline
- 3–6 comps supporting ARV
- Exit plan (sell or refinance) + backup exit
- Borrower/entity info (LLC docs, ID, contact info)
- Title/escrow contact info (if already selected)
How to get a term sheet that matches reality
The quickest way to avoid surprises is to submit realistic numbers. If the rehab is heavy, say so. If comps are thin, say so. Lenders price uncertainty. Your job is to remove it upfront.
Next step
Start here: https://ambitionlending.co/hard-money-loans/
FAQ: https://ambitionlending.co/faq/
Fast deal review: https://ambitionlending.co/contact/
Frequently Asked Questions
What is the fastest a hard money loan can close?
On clean deals with complete submissions and no title or valuation delays, hard money can close in days. Timing depends on the transaction and required third-party items.
Do you always need an appraisal?
Not always. Some deals use a BPO or alternative valuation depending on the asset and program. The lender confirms requirements during initial review.
What is the biggest cause of closing delays?
Title issues and incomplete submissions. The fastest deals have clean title, clear scope, and complete documentation upfront.
Can I speed it up by skipping documentation?
Skipping key information usually slows it down. The fastest path is a complete, organized file that answers underwriting questions upfront.
Do rehab projects take longer to close?
They can, because scope, budget, and valuation need to be validated. A clear budget and contractor plan keeps it moving.
What should I do today to close faster?
Prepare your full submission package and open title/escrow immediately.
