Has anyone seen a recent shift in CRE lending terms?
I’m a lender and try my best to stay on top of changes within the CRE community. 

Carving out interest rates, that’s common knowledge, what kinds of new or unique lending terms have you heard of recently? What are your opinions? 

Please specify the CRE type (retail, office, hotel, industrial, multifamily) and DSCR/DCR/debt yield parameters.
[{"id": "hc781fm", "text": "I see tons of quotes a day from lenders all throughout the US for mainly retail and industrial. The most creative structures that come to mind are below:\n\n- Had a future funding structure subject to LTV. Borrower wanted to take out 60% LTV for tax reasons and is allowed to draw another 10% LTV within the next 3 years no questions asked. Subject to DSCR and 70% LTV constraints.\n\n- One lender offering reserves and earn outs for lease extensions and short-term IO for Retail/industrial assets with short leases. This lender would match the lease term (i.e. 3yrs) with a balloon and extend another 5-years to match the tenant extension\n\n- Common to see lenders drastically dropping rates for deposit relationships. Most of our Borrowers are not super keen on putting up CDs or accounts though\n\n- Several banks paying Yield Spread Premium and offering loan assumptions. Rate locks are hot right now\n\nHope this helps! DM me if you have any questions.", "replies": [{"id": "hc7a39x", "text": "Your first bullet point, gotta be one of, if not my favorites to tack on to loan terms. It\u2019s an opportunity, but not an obligation and it\u2019s super fun when a client forgets about it, but I didn\u2019t.", "replies": [{"id": "hc7oh3z", "text": "Haha it is a great structure and most Borrowers don't know to ask for it. \n\nI am interested to see what creative structures you have offered recently!", "replies": [{"id": "hc7rtx8", "text": "Keep in mind that this is only for borrowers that I have a significant relationship with (both deposits and loans), but I can close CRE deals within 2 weeks and *here\u2019s where it gets dicey*\u2026without an appraisal or other 3rd party reports. We get the appraisal and Phase 1 post closing. These are for loans anywhere from $5-20 million.", "replies": [{"id": "hc826nv", "text": "Risky AF.", "replies": [{"id": "hc8lcnq", "text": "It\u2019s technically not all that risky the way I structure it. The loans are technically funded by a line of credit cross collateralized by deposits with the real estate taken as an abundance of caution until the value is verified with an appraisal. Then the loan gets bumped out of the guidance line.", "replies": [{"id": "hc9djs1", "text": "Oh, well that is totally different.", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}, {"id": "hc8hphe", "text": "Ooooh NIJA is back baby :) also super risky.", "replies": [], "depth": 5}], "depth": 4}], "depth": 3}, {"id": "hd8zto5", "text": "Could someone please explain what the first bullet point means? Thank you!", "replies": [], "depth": 3}], "depth": 2}, {"id": "hc7pgcb", "text": "&gt;not super keen on putting up CDs or accounts though\n\nI fucking hate having to do this. I get it. But I hate it. Something I always try to negotiate down as close to $0 as possible.", "replies": [{"id": "hc7q5ng", "text": "As you should lol. By putting up deposits you are essentially lowering the global LTV which benefits the bank from (i) a risk standpoint and, (ii) gives them ability to lend out your deposits. \n\nI understand why banks push for this but it royally pisses off our clients to have to do it. Most banks who propose this are centered around relationship baking rather than transactional banking. To each their own...", "replies": [{"id": "hcaxffa", "text": "Yeah the lenders I'm with who require it do \\*not\\* require a relationship. They literally just want $ in the account. So for them it's all about your first paragraph.\n\nETA: and then the lender who requires me to deposit the rent into an account so they can sweep my payment, but do \\*not\\* require me to maintain any balance so long as it's $1 or higher. Total waste of time and energy.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "hcq07c5", "text": "My rates for 35 year fixed refi: 2.8% at 80%LTV. 40 year fixed Contruction to perm:  3.4% at 85% LTC. These are FHA insured loans both non recourse. Let me know if that helps.", "replies": [], "depth": 1}, {"id": "hcrnnk0", "text": "2(3)1 terms have become hot - no one wants the 3 year cap so they ask for 2 year term on bridge. Our credit fund guys have seen this ask on a lot of stuff recently. Also have noticed that the lifecos are on fire right now on bridge deals - rates are super competitive.\n\nAlso as much talk as SASB gets I think it\u2019s silly for MF, origination fee is bananas it eats into all of the spread you save not going GSE. Also Freddie is expensive but FNMA is \ud83d\udd25\n\nOh and structures are 100% the way to put out money right now, pricing is insane but I\u2019ll take it to 90% of the stack if you pay me for the risk\u2026 would much rather come in at a discount right now than at last dollar equity. I haven\u2019t bought much in 2021, keep getting crushed on prices when they go to like the 3rd b&amp;f I tap out. It\u2019s a slog. Not a bad time to be a seller though.", "replies": [], "depth": 1}]