● California Owner-Builder Specialist

Your Bank Said No.
We Built a Loan
For You Instead.

One-time-close construction loan for California owner-builders. No W-2. No GC requirement. Land equity counts. One close — land, build, and permanent mortgage together.

Review My Deal See how it works ↓
CA DRE #02271654 NMLS #2728634 CSLB #1007518 Statewide California
Who This Is For

If 2 of These Are You,
You're in the Right Place.

Owner-builder construction loans are a specialty product. Read the 4 qualifiers below.

01

You own land — or you're buying land — and want to build on it in California.

02

You want to act as your own general contractor and manage the build yourself.

03

A bank has already turned you down because of documentation, income type, or GC requirements.

04

You're building a custom home, ADU, or teardown-rebuild anywhere in California.

Why You're Here

Why Most Banks Won't
Approve Owner-Builders

Banks aren't built for this. When you're the builder, their system breaks down in 3 specific ways.

They Can't Verify Your Income as a Builder

Banks look for W-2s and pay stubs. Owner-builders are often self-employed, investors, or professionals with non-traditional income. Banks call it risk. We call it normal — and we underwrite for it.

They Require a Licensed GC — Full Stop

Most construction loan programs require a licensed general contractor on every build. If you want to manage your own project, the door closes. Our owner-builder program is designed specifically for you.

Two Closings. Twice the Cost.

A standard construction loan requires a close to fund the build, then a second close to convert to a permanent mortgage. That's two appraisals and two rounds of closing costs. We do it in one close, one time.

The Process

One Loan. One Close.
Here's Exactly How It Works.

Wexmoor's One-Time-Close construction loan covers land, build, and permanent financing in a single transaction.

Step One
01

One Close

You close once. The loan covers land acquisition, construction draws, and the permanent mortgage. Your rate is locked at closing — no surprises when the build is done.

Step Two
02

Build Phase

Funds are released in draws as construction milestones hit. You manage the build as owner-builder. During construction, you only pay interest on what's been drawn — not the full loan amount.

Step Three
03

Auto-Convert to Permanent

When the certificate of occupancy is issued, the loan automatically converts to your permanent mortgage. No second close. No re-qualification. No second round of closing costs.

Qualification

What You Need to Qualify

Asset-first underwriting. The property carries the deal — not your employment status.

What We Look At Details
The Property Land you own or are purchasing in California. Must have buildable lot status. Rural, suburban, and urban lots all considered.
Construction Plans Scope of work and build budget. Doesn't need to be fully finalized at pre-qualification — preliminary plans are fine to start.
Your Role Owner-builder, investor, or self-employed builder. W-2 employment is not required. Verified by intent and project documentation.
Down Payment / Equity Typically 20–25% of total project cost. Land you already own free and clear counts as your equity contribution.
Timeline Active build timeline with a 30–90 day start window. Projects must be in California.
Credit Profile Reviewed as part of the full picture — not a standalone dealbreaker. Deal structure and asset strength carry significant weight.
Note from Irakli Ezugbaia: We do not collect SSN, income documents, or DTI ratios at the pre-qualification stage. Submit your deal first — we review the asset and tell you exactly where you stand.
Review My Deal

Ready to See If
Your Deal Works?

Tell Irakli about the property and what you're building. You'll get a clear answer on what's possible — no sales pitch, no commitment, no SSN.

  • Takes 3 minutes to submit
  • No credit pull at this stage
  • Irakli reviews every submission personally
  • Response within 1 business day
  • California owner-builder deals only
Real Scenarios

3 Owner-Builder Deals
We Finance Every Month

Owner-builder projects come in different shapes. Here's how Wexmoor's OTC loan handles each one in California.

ADU Build ADU construction on existing lot — owner-builder California

ADU on an Existing Lot

Self-employed homeowner in Los Angeles County. Wants to build a 1,200 sq ft ADU in the backyard. Bank turned them down — no W-2. Land equity: $180,000.

OTC loan covered construction cost in full. Land equity counted as down payment. ADU built, certificate of occupancy issued, loan converted to permanent. Monthly payment replaced construction draws.
Teardown + Rebuild Teardown and new construction build — California owner-builder loan

Teardown and New Build

Investor-buyer purchased a distressed property in the Inland Empire at a discount. Structure is a teardown. Plans for a 2,400 sq ft custom home. Wants to act as GC.

Purchase price equity counted toward down payment. Construction draws released on milestone schedule. Owner-builder managed all subcontractors. One close at start. Permanent mortgage at CO.
Raw Land Build Raw land custom home build — owner-builder construction loan California

Raw Land Custom Build

Purchased 2 acres in the Antelope Valley. Plans drawn. Wants to manage subcontractors and build a custom home over 12 months. Every conventional lender said no — no licensed GC.

Land was the equity base. Construction budget and plans reviewed. Owner-builder stayed in control of the entire build. One close. One loan. Converted to permanent mortgage at completion.
Irakli Ezugbaia — California Owner-Builder Construction Loan Specialist
Written & Reviewed By
Irakli Ezugbaia
Founder, Wexmoor Circle LLC — California Construction Finance Specialist

Irakli Ezugbaia is the founder of Wexmoor Circle LLC, a California-based real estate development and construction finance platform. He specializes exclusively in one-time-close construction loans and owner-builder financing — the loan products that traditional banks routinely decline. Irakli works directly with owner-builders, investors, and self-employed borrowers across California to structure deals that close.

CA DRE #02271654 NMLS #2728634 CSLB #1007518 (747) 758-5099 ie@wexmoorcircle.com
Common Questions

Owner-Builder Construction
Loan FAQs

Direct answers from Irakli Ezugbaia — no legal jargon, no runaround.

Yes — with the right lender. Most conventional banks require a licensed GC on every build. Wexmoor Circle's owner-builder program is specifically designed for borrowers who want to manage their own build without a GC requirement imposed by the lender.
A one-time-close (OTC) loan combines the construction loan and the permanent mortgage into a single transaction. You close once, fund the build, and automatically convert to your permanent mortgage when construction is complete. No second close. No re-qualification. No second round of closing costs.
No. Wexmoor Circle uses an asset-first qualification model. The property, your equity position, and the construction plan carry more weight than your employment type. Self-employed borrowers, investors, and business owners are all eligible.
Typically 20–25% of the total project cost. If you already own the land free and clear, that equity counts toward your down payment — often reducing or eliminating the cash needed at close.
Yes. Land equity is one of the most powerful tools in owner-builder financing. If you own the land outright — or with significant equity — that value is counted as your contribution to the deal. Many owner-builders close with zero additional cash down because their land covers it.
A standard construction loan is short-term and must be paid off or refinanced at completion — meaning a second close, second appraisal, and second round of closing costs. A construction-to-permanent loan (our OTC product) is a single loan that automatically converts to permanent at completion. One close, one loan, done.
Pre-qualification can happen within 48 hours of deal submission. Full close typically takes 3–6 weeks depending on plans, appraisal turnaround, and title. Submit your deal first — Irakli will map the exact timeline for your project.
Wexmoor Circle finances owner-builder construction loans statewide in California — Los Angeles, Orange County, Inland Empire, San Diego, Central Valley, Bay Area, Sacramento, Antelope Valley, and surrounding regions. If it's a buildable lot in California, submit the deal.

Let's Talk Through Your Build

If you've read this far, you have a project in mind. Book a 30-minute call with Irakli Ezugbaia. He'll run the numbers on your deal, check the structure, and tell you exactly where you stand.

Book a 30-Minute Call with Irakli →
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