Every drawdown on a development finance facility attracts fees that don't appear on the term sheet. QS inspection charges, capitalised interest accrual, line fees and variation costs compound across stages. Understanding what hits the facility at each draw — and why — is the difference between a project that settles on budget and one that stalls at lock-up.

Builders who trade through a trust can qualify for a one doc home loan by using the trustee as the borrower and verifying income through BAS turnover on an accountant letter. The key is how you present trust distributions, contract revenue and retention holdbacks in a format lenders accept.

Most builders don't need one loan — they need three facilities sequenced in the right order. Development finance, a commercial property facility and a private lending line each solve a different timing problem. Get the sequence wrong and the second approval stalls the first.

The gap between completing one development and starting the next is when most developers lose home loan eligibility under full-doc assessment. A One Doc home loan uses an accountant's letter to verify income capacity rather than requiring two years of consecutive tax returns — which means the inter-project gap doesn't disqualify you if the letter is structured correctly.

Eighty per cent LVR on commercial property is non-bank territory, not bank territory. The gate is usually interest cover and the valuation basis, not lender appetite.

Caveat loans sit inside a specific window of a development project — after DA approval but before bank refinance settles. This timeline maps each stage from council approval through to caveat discharge, showing what non-bank funders assess at every trigger point and where most developers lose time.

The credit team reviewing a second mortgage business loan is not reading the same file as the first lender. Priority position, mortgagee consent and combined LVR change the entire approval lens — and most applicants have never seen what that assessment actually looks like from the other side of the desk.

Most self-employed borrowers refinancing to a One Doc home loan are already paying a higher rate than they need to. If your current lender assessed you on full tax returns and you're now trading stronger than those returns suggest, a One Doc refinance lets the lender assess on declared income instead — often unlocking a lower rate, better LVR, or access to equity you couldn't touch before.

APRA's debt-to-income cap restricts bank lending at high DTI ratios — but non-bank lenders sit outside APRA's regulatory perimeter. For self-employed borrowers using a One Doc home loan, borrowing power hasn't changed. The cap actually strengthens the case for non-bank pathways that were already built to assess irregular income without tax returns.

Alt doc and one doc home loans both help self-employed borrowers skip full tax returns — but the income verification method, maximum LVR, lender panel and rate loading differ significantly. This decision tree maps which structure fits your file based on ABN age, income evidence and borrowing amount.