Souscrire un crédit immobilier aujourd'hui est de plus en plus difficile.

Real estate credit: The Uncharted Kitchen for Entrepreneurs

Posted on Apr 28, 2022, 7:00 AMUpdated on Apr 28, 2022 at 10:47

Robin Collette put every opportunity in his favour. Founder since 2021 of the start-up Cybele, which specializes in bereavement support, the 26-year-old entrepreneur has prepared a solid file for obtaining a mortgage and buying an apartment in Rennes: “ I have drawn up a complete business plan that explains why I want to invest and I have calculated the profitability of this investment. I saw four banks who explained to me that they had never seen such a full profile before. »

It must be said that Robin was immersed in this culture: “ My mother owned several apartments which she rented and she introduced me to management. Later, I took a course in real estate tax ‘, he adds.

“I was asked to report right away.”

Despite these experiences and a stable income of 2,200 euros per month, the businessman did not manage to gain the confidence of the four banks he approached, due to his independent status, which is considered very uncertain.

A businessman in the automotive business, ” I was promptly asked for a budget that I didn’t have In the end, he decided to postpone his project, having invested heavily in his work.

While 44% of French people aspire to acquire real estate in the next five years, access to bank credit is still very unequal. According to INSEE, workers are still worse off. From 1968 to 2014, the share of owners within this social class increased by only 6.1%, compared to 12.4% for all households, and 22.9% for executives. Craftsmen, merchants and businessmen are the second least fortunate, with an increase of 11.3% over the same period.

A trend that may come as a surprise, as the number of self-employed workers is growing more and more (their number grew 3.3% annually between 2009 and 2019). According to a study conducted by the broker Vousfinancer and published in 2021, only 6% of borrowers are self-employed (independent entrepreneurs, business leaders, artisans, merchants and liberal professions), while they represent about 7.5% of the working population. For those lucky enough, credit was obtained on one condition: the provision of a balance sheet of at least three years.

Underprivileged startups

This is precisely the weak point in the case of Laure Bougueun, founder of Ho Karan, a skincare brand based on natural hemp. Despite her net monthly income of 4,000 euros, the entrepreneur cannot borrow. ” Bankers tell me I’m hopeless ”, she says. When she founded her company in 2015, the entrepreneur chose to become a permanent employee of her company for five years. But in 2021, in order to be able to diversify her activities, she created a holding company (which bills Ho Karan) and at the same time regains its independent status.

A decision that was not to the satisfaction of the banks … ” This change allowed me to double my salary. However, when I wanted to buy an apartment in Marseille, I was required to have three years of sales in my holding company. Ho Karan’s numbers weren’t important. When I was employed, I was told I didn’t earn enough, and now I’m told my holding company hasn’t been in business for three years. It doesn’t make you want to start at all ‘, she says with a sense of injustice.

Christophe Filippo, a notary associated with Moo and a member of the Development Mission of the Higher Council of Notaries, decodes this requirement: “ Bankers need reassurance. You must have enough leeway on the balance sheet to be able to repay “.This real estate expert insists above all else on the importance of the project’s financial arrangement.” must do strong business planWith anticipation, and if necessary, decide which person or structure will own the walls Christophe adds.

In order to facilitate financing when the financial contribution is insufficient, solutions exist: The banking institution can buy real estate instead of the company that rents it to it in the framework of the real estate lease. The company pays a fee, such as a finance lease and after a certain period of time the company can exercise the option and become the owner. This reduces the risks for the banks. But when you need to do work, for example, it is necessary to obtain the consent of the lessor who owns the property at the beginning of the project. “.

Bankers claim

Since January 2022, the standards for access to real estate have recently been tightened, at the initiative of the High Council for Financial Stability (HCSF). The terms of the new grants state that the family debt ratio should be a maximum of 35% for loans up to 25 years.

Besides the personal situation, sometimes it is the nature of the entrepreneurial project that hinders the bankers. Laure Bouguen paid the price when she wanted to invest in a care center in Paris for her Ho Karan brand. ” I didn’t get any money from the banks because they refuse to finance cannabis products “. So the entrepreneur turned to the business angels, which allowed her to pay the rent of the premises and several works, for a total amount of 400,000 euros.

to be accompanied

39% of French people now use an intermediary to obtain a mortgage. A number that has increased by 10 points since 2015.

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