Let us walk you through this fixer upper in Southern Colorado. There are certain areas that just need fix and flippers. The homes are 40+ years old, run down, and they are ready for some TLC. When Eric found this property in Pueblo, CO, he saw the potential and put in an offer right away. It’s not a large home, only 1,240 sq. ft., but it makes up for it in charm. Eric purchased this property for $130,000 and estimated a $30,000 budget. The home didn’t need a complete renovation, but the hardwood floors needed refinishing, the carpet and paint needed to be replaced, the kitchen needed a good gutting and a facelift, the bathrooms were in dire need of some serious updates, and on top of all that, the roof needed repair.
The last time this home was updated was very likely in the 70’s. The kitchen had a brown linoleum floor, pale yellow cabinets, and green walls. Talk about a fixer upper! Eric decided to go with a clean, white look. With a white subway tile backsplash, crisp white wood cabinets, and a snow-white quartz countertop with eased edging. Best of all, the kitchen was modernized with energy efficient stainless-steel appliances.
Both bathrooms were stripped of their pink, grungy tile, and upgraded to the modern black and white look. The exterior of the home was repainted, the windows were replaced and shuttered, and would ya look at that! It’s much more inviting and charming and is just begging for a new family to move in and enjoy the upgrades. He was able to flip this home into something beautiful in just 4 months, and he sold the home for $230,000. The community and surrounding areas just got that much closer to moving out the “we need fix and flippers” category, and into the “you know you want to live here” category.
Do You Need a Hard Money Loan?
With Hard Money Loans, it’s very important to shop around. Every Hard Money lender will offer a slightly different type of loan, with slightly different requirements.
There is a loan that is perfect for your credit, your plan, and your property. You just have to find it.
For your lender to feel comfortable, you need to know the ways to secure a gap loan.
When you hear the advice to “secure” your gap loan, what does that mean? How do you secure a gap loan? And why?
Ways to Secure a Gap Loan with Two Lenders
Securing your loan involves both your hard money lender and your gap lender.
Your friend or family member is giving you a fairly large chunk of money. They’ll want to know how you’ll secure it for them.
Securing your gap lender’s loan involves putting a lien on the property. Does your hard money lender allow this? Not all lenders will.
If Your Hard Money Lender Doesn’t Allow a Lien
If your hard money lender does not allow a lien on the property, you’ll have to secure the loan with a different property.
You could either put the lien on your own home, or you could use another rental or investment property.
If They Do Allow a Lien
If your hard money lender does allow a lien on the property to secure a gap loan, it’s best to do during closing with the mortgage and deed. This way title records it, and you have evidence for your gap funder that it’s recorded.
Many gap lenders – especially if they’re family or friends – won’t be educated enough about the real estate world to understand how to secure their money. As the investor, it’s your responsibility to keep your lenders’ money safe.
Securing the Gap Loan
No matter which property has the lien, you’ll have to take a few important steps to secure the gap loan.
You’ll need a note – a promissory note between you and your gap lender – and a lien, either a mortgage or a deed of trust. And you’ll have to record all this with the county.
To make sure the loan is concerned, be sure to check all these boxes. It’s important to do this thoroughly so your lender will:
https://hardmoneymike.com/wp-content/uploads/2022/10/secure-gap-loan.png6991048Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-10-12 10:00:022022-09-08 13:00:17Ways to Secure a Gap Loan & How to Do It
10 things to look for to find the best real estate loan for your investing.
You can get confused fast with real estate funding.
What’s the difference between hard money and private money? Institutional lenders and bank lenders? And what even is OPM?
Most importantly – how do you know which lending option is best for you?
Our goal is to make sure you use the correct leverage for your real estate project:
What will fit your project?
What will be the most profitable for you?
Realistically, you need a little bit of everything.
Let’s go through the nuances of each leverage type, so you know the best real estate loan for your investments. Here are 10 qualities of real estate leverage to consider.
1. Speed
In real estate investing, most of your deals come down to speed. If you can close faster than another bidder, you can get the property – even if the other person offered more money.
Typically, the fastest lending options will be hard money and real OPM.
OPM is using real people’s money, from family, friends, or anyone with money to lend. If you build a relationship with the right OPM lenders, this can be your fastest funding option. OPM can be one phone call and bank transfer away.
Although more expensive, hard money lenders can save you money in the long run with the savings you get from closing quickly on wholesale properties. Hard money lenders can potentially get you money within days (sometimes quicker).
Institutional lenders are fairly quick, typically taking two or three weeks, sometimes four.
Banks are usually the slowest at four or more weeks (unless you already have a line of credit set up, like a HELOC).
2. Credit Score
Credit is a major factor in the loan process. Requirements for credit scores have gone up over the last few months as money tightens.
Institutions and banks have strict credit score requirements. The target for acceptable credit is constantly moving. Currently, you’ll have a tough time finding any loans with a score lower than 680. The best loans are available to people with a 740 and above.
Hard money lenders will check credit to make sure you’re not defaulting. But your actual score doesn’t have much bearing on your ability to get a loan.
OPM lenders aren’t as concerned with your actual credit score. OPM requirements will vary from person to person. But as long as you’re responsible in protecting their money, you can get an OPM loan.
3. Experience
Have you been in business for 2 years? Have you done enough transactions?
The toughest on experience are banks and institutional lenders.
Institutional lenders typically require three to five transactions over a three-year period. They’ll still consider you if you have less experience than that, but they’ll need a higher down payment.
Banks are the strictest. They usually want you to have five completed projects in recent years, plus at least two years of tax history on investment properties.
Hard money and OPM are the easiest on experience.
Hard money lenders care that you have a profitable deal. OPM lenders care that they get a return on their money. Neither lender will be overly concerned with your experience level. They’re more understanding that “you gotta start somewhere.”
4. Income
What lenders are concerned with your debt ratio?
Banks are the only lenders that are always concerned with your income.
Institutions look at the money you have in the bank, but not necessarily what you have coming in as income.
Hard money might look at your tax returns, but it won’t make or break your loan.
5. Underwriting
How does each lender look at your whole file? What is their criteria, and is it similar from lender-to-lender?
Institutional lenders have fairly consistent underwriting. They all basically require experience, 10 – 20% down, etc.
The other three types of lenders vary drastically.
Banks will always have some sort of requirements. But it’s different between large banks and small banks. Local banks will always be more interested in lending to investors.
Hard money and OPM both vary, too. You have to get to know the lenders in your area to get a feel for their requirements.
6. Flexibility
What if you need a loan for a rural property? Or what if some other unique situation pops up? Which lenders can be flexible with that.
Institutions and banks are the most fixed in what they offer. Institutional lenders loan only within MSAs. If a property is outside of city limits, they won’t offer any loans. Similarly, banks typically only lend within their footprint. You’ll have to talk to banks near you to learn those service areas.
Of course, hard money and OPM are more flexible with locations, funding plans, and more.
7. Pricing
Every loan has a cost.
Bank loans have a lot of limitations, but this is where they shine. Interest rates and origination fees will almost always be lowest at banks. Interest rates average around 5.5 – 6%, and fees are around 1 – 1.5 points.
OPM is also pretty cheap, and more flexible than banks. Your interest rate will depend on your lender, but there are usually little to no points with real OPM.
Institutional and hard money lenders will be the most expensive, with interest rates around 10 – 12% and fees at 2 – 3 points.
8. Verified Funds
It makes sense that lenders want to know that you’ll have enough money to pay them back. But lenders go about verifying funds differently.
Institutions and banks typically require two months of bank statements. They want to prove you have the money for the down payment, rehab costs, and any carry costs. These lenders emphasize how much money you have and where it came from. They often don’t allow gap funding.
Hard money and OPM lenders, however, are fine with gap funding. These lenders’ requirements vary, but generally, funds are not a major consideration.
9. Funds Available
How much money does the lender have to offer? Do they ever run out of money, or tell you you’ll have to wait a couple weeks before they have funds?
Typically, the places that have “unlimited” money are institutions and banks. Institutions are backed by Wall Street funds, and banks can always borrow from the Fed.
Hard money and OPM are a bit more limited. Hard money fund availability is based on how many investors they have. Real OPM is limited by the bank account of your lender. A downside of hard money and OPM is that money may run dry; there’s no guaranteed constant flow.
10. Multiple States
If you’re an investor who does deals in multiple states, who will be able to consistently help you? If you live in Oklahoma but invest in Texas, which lender can you count on?
Typically, institutions are your best bet for multi-state investments. If you need someone to grow with you state-to-state, this is your main option.
Many hard money lenders are local, and they focus their investments in a single community. Similarly, banks only lend within their region.
OPM’s multi-state lending ability depends on the client, but there is flexibility.
So What Is the Best Real Estate Loan?
All in all, there is no “best” real estate loan. Remember, you need all types of leverage for a flexible, lucrative investment career.
Each loan has its limitations and perks. Here’s a quick overview of each type of real estate loan.
More Info on Real Estate Loans
If you’re left with questions about the best leverage option for you, we’re here to help.
https://hardmoneymike.com/wp-content/uploads/2022/10/Oct-22-Best-Lending-Option-Blog-Thumbnail.png6001800Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-10-07 08:00:122022-10-06 17:40:21What Is the Best Real Estate Loan For Investing?
There are two types of HELOCs, primary vs secondary. Here’s what you need to know about them.
You can get a HELOC from two sources: the house you live in, and, potentially, some of your rental properties.
Primary Home – Primary vs Secondary HELOCs
HELOCs are calculated using LTVs and CLTVs (combined loan-to-values).
To calculate this, the bank looks at the loan balance for your first mortgage, plus what the HELOC will add to it. Then they divide that by the value of your home to get to the combined loan-to-value.
Most banks and credit unions will go up to 90% CLTV, but some do 100% on primary homes.
Using a HELOC unlocks all the equity you’ve established on your home as home values go up over the years.
Rental Properties – Primary vs Secondary HELOCs
Rental HELOCs are a little more limited. They have different LTV/CLTV requirements.
For rental properties, there are some banks, credit unions, and mortgage brokers that will allow HELOCs in second position that go up to a CLTV of 65% to 75%.
Different lenders will limit the amount of secondary HELOCs differently, but most will give you one or two properties.
When To Get a HELOC
Start using your HELOC now, before home prices go down.
If you have a lot of equity in your rental properties or home, you can tap into that now while the market’s still high. This limit will be locked in for 10 years, even as your home value will likely come down 5-10% in the next six to nine months.
If you wait to take out either primary or secondary HELOCs you’ll lose more of your available funds.
https://hardmoneymike.com/wp-content/uploads/2022/10/1-vs-2-helovs.png5941053Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-10-06 10:00:422022-09-13 16:28:45Primary vs Secondary HELOCs – A HELOC for Your Rental??
When your loan doesn’t cover 100% of your project, how do you calculate gap funding?
How much do you need for gap funding? It depends on each project.
Calculating Gap Funding Needed for a Project
The way to figure out the gaps in your project is simple:
(Cost of Property + Rehab Costs) – Hard Money Loan Amount = Gap Funding Amount Needed
If the property costs $200,000, but your lender gives $140,000, there’s a $60,000 gap you’ll need to cover. You can:
Pay the $60,000 out-of-pocket
Or
Bring in a gap lender, enabling you to buy the property with 100% financing. You would likely use part of this loan for the down payment and part for construction costs.
In case your loan is for LTV only and doesn’t take into account construction costs, here’s how you would calculate those costs for an undermarket home:
ARV – Actual Cost of Property = Maximum Construction Budget
It’s important for you to work these numbers and know your budget up-front. Keep in mind, it’s always better to err on the generous side with your numbers. You want to be sure you can get done on-time and within the budget allotted by your hard money and gap lenders.
How much you’ll spend on construction is important when you calculate gap funding.
https://hardmoneymike.com/wp-content/uploads/2022/10/calculate-gap-fund.png7061054Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-10-05 10:00:252022-09-08 12:58:39How to Calculate Gap Funding
It can come as a first, second, or sometimes even third mortgage. If you don’t owe anything on your house, you can put a HELOC in first position. With an existing mortgage, it’s put in second position.
It’s a Line of Credit
A HELOC is set up kind of like a credit card. The bank sets a limit they’ll lend and a term for how long.
A HELOC can pay for almost anything related to your projects. You can go to Home Depot and get materials, you can pay your contractors, you can make a down payment. It can take the form of a bank wire, a debit card, or whatever other option your bank gives you.
At the end of the month or the end of a project, you pay the HELOC off, and all the credit is freed up. You can use it again, pay it down, then use it again for as long as the term is active.
Typically, the bank will set a 10-year term. So for 10 years, you can use and re-use it up to the limit they set. If your property goes up in value during that time, it’s possible to get a refinance for a higher limit.
It’s a Faster, Easier, Cheaper Source of Money!
Any expenses you can put on a HELOC frees up your investment experience. When you borrow from other places (hard money lenders, banks, etc), there’s more paperwork and more cost.
HELOCs are easier, faster, and cheaper. A successful investor uses every leverage tool at their disposal, so it’s important to tap into this one.
https://hardmoneymike.com/wp-content/uploads/2022/09/what-is-a-heloc.png7091058Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-09-30 10:00:452022-09-13 16:20:51What Is a HELOC for Real Estate Investors?
Here are 5 ways to use hard money right as a real estate investor.
Real estate investing is all about making profit.
And sometimes, to make profit, you need to use hard money loans.
When is hard money your best option in real estate investing? Let’s look at 5 situations where you should use hard money to fuel your investments.
1. Using Hard Money for Speed
The number one way hard money makes you money in real estate investing is how fast they are.
Look at a real example from one of our clients.
He was able to buy a property in Colorado at a $30,000 discount.
Five other people were bidding as high as $330,000 on the property.
But our client was able to close in less than a week, so the sellers accepted his bid of $300,000.
How Much Does a Hard Money Loan Cost?
People can get tripped up with the cost of hard money. Wouldn’t the price of the loan leave our client at a loss here? Let’s compare his hard money loan on this deal to his competitors with a bank loan.
For hard money, he spent $7,500 on origination. A bank loan would have cost $4,500.
Six months’ worth of interest on the hard money loan adds up to $15,000. The same time on a bank loan would accrue $9,900 of interest.
Appraisal underwriting, and processing fees were lower with hard money at $984 (vs $1500 with the bank.)
Overall, our client did pay a lot more for the loan itself using hard money. His hard money loan cost $23,484, and a bank loan would have cost $15,525. That’s an extra cost of $7,959 to use hard money.
Can You Save Money by Using Hard Money for Real Estate?
Despite seeming more expensive, hard money still gave this investor a discount. Why? Hard money enabled him to close fast, so he got a better deal on purchase price.
What was the total cost of hard money? The discounted price of the property ($300,000) plus the hard money loan costs equals $323,484.
What about the bank loan? The home price of $330,000 plus bank loan costs totals $345,525.
This is a savings of $22,041. Just for closing fast with hard money rather than using the cheaper but slower bank loan.
Using hard money for speed works even when the discount is smaller.
Let’s say our client had bid only 10,000 less than the other investors. He still would’ve saved $1,191 up front on the deal.
Hard Money Savings without a Purchase Price Discount
The option of buying real estate with bank loans is often cheaper. However, in many investment situations, using a bank loan is not a viable option.
If you have to wait 4 weeks to clear your bank loan, but only 4 days for a hard money loan… that becomes the difference between closing on the property or not.
Ultimately, even if using hard money doesn’t get you the lowest price, you still save money in the long run. If the speed of a hard money loan gets you a property, you will still come out on top.
Buying then selling a profitable fix-and-flip will always make more money than never buying and never selling.
2. Use Hard Money if You Have Low Credit
Institutional lenders, private equity, and banks have credit score minimums. If you don’t have a high enough score, you don’t get a loan.
Hard money lenders, on the other hand, are typically not credit-score-driven. Yes, they’ll probably look at your credit, but they won’t base your loan on it.
Real estate investors can have low credit scores for many reasons:
Usage – You put your flip rehab costs on credit cards
Thin Credit – You have few lines of credit, or young lines of credit
One-time Event – You had good credit, then life happened and your score temporarily dipped.
Hard money lenders understand that these issues are not always a reflection of your ability to pay back loans.
That’s why hard money lenders don’t worry about your credit score, just your credit.
Do you have a history of late payments? Are you defaulting? That will negatively affect you with a hard money lender.
If you are responsible with credit, but have a score banks won’t accept, a hard money lender will be a good option.
3. Using Hard Money Because It’s Flexible
Sometimes you need an outside-of-the-box lender.
Unique Properties – If you have a house or area that’s unique (maybe a dome house, an old manufacturer, etc.), hard money lenders will give you more options.
Rural Areas – Most local banks and large hard money lenders don’t lend outside of MSAs. Traditional lenders might not cover thirty miles outside of an urban area, but many small hard money lenders will.
Cross Liens – Hard money lenders have more flexibility putting a cross lien on another property. This is useful if you don’t have a lot of money to put down, but do have another property with a lot of equity.
Gap funding – Sometimes a mortgage doesn’t quite cover all the costs of your project. Hard money can fill in those gaps.
Lot splits – Splitting off a lot can be a headache with a traditional lender. A hard money lender is more flexible with the time it takes to get a survey and everything else prepared. This allows you to split off a lot, sell the house, and keep the lot.
Then rate-and-term refinance into a longer-term loan.
If you want to get into BRRRR transactions (rental properties), you have to find a hard money lender or private lender who will loan you 75-80% of the after-repair value of the property you want to buy.
There are many other reasons real estate investors use hard money. Here are a few:
Banks limit you to 2-3 loans. If you’ve maxed out those lenders, hard money can help.
Hard money can work as a bridge loan. It covers the down payment of your next property until your other bank-funded property sells.
You can keep a project off your credit. Hard money typically doesn’t show up on your credit report.
Investment beginners might need help with their first couple projects started before banks will lend to them.
Complete a started project. If you end up with a property mid-flip, many banks won’t lend for it. But a hard money lender can easily provide a gap loan to finish the rehab.
Hard money has the flexibility to let you come in with other funding sources. (If you want to put repair costs on a credit card, want to use an OPM lender, etc.).
How to Use Hard Money for Real Estate
Want to learn more about real estate funding? Wondering if a hard money loan might be right for your investment?
https://hardmoneymike.com/wp-content/uploads/2022/09/Oct-22-When-To-Use-HM-Blog-Thumbnail.png6001800Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-09-29 14:09:232022-09-29 14:09:235 Times You Should Use Hard Money for Your Real Estate Investments
Cash flow for BRRRR could take a big hit in 2022. Here are some alternatives to try.
We’re probably three to six months out from the really cheap homes getting on the market. How can you plan to finance BRRRRs as values go down but loan requirements go up?
BRRRRs are about getting into value-add properties with little to no money down. But as we’ve mentioned, getting into the properties will be the hard part with money tightening.
Will there be any good alternatives to BRRRR in 2022?
Subject Tos As Alternatives to BRRRR
Here’s another way to look at rental properties with a BRRRR spirit:
What if you could take over someone’s loan and house with no money down, no credit or other requirements, 100% financing, and a great rate?
That’s what subject tos are.
You’ll see more and more subject tos popping up soon. Maybe someone bought their home at 100% last year, but values have come down 10-15% so they can’t sell without losing money or putting more in. People don’t want to go through foreclosure, so in a situation like this, they’d be interested in a subject to.
You can take over the mortgage and put the home in your name. You can do it properly, through title, and create a rental property using someone else’s financing.
This is a great way to purchase rental properties as an alternative to BRRRR in 2022 if you don’t have leverage.
Owner Carries in 2022
An owner carry can happen when the seller owns a property free and clear. In this situation, the owner takes on the mortgage.
The seller would likely plan to invest the money they get when the house sells. But the stock market is up and down, and banks only offer 2% maximum interest rates in CDs and accounts.
For the owner, carrying the mortgage when they sell to you is a way to double or triple their interest rate, secured by an asset they already know.
For you, an owner carry is easier, cheaper money. You won’t find a 5% interest rate, with 100% financing and no credit check anywhere else.
Open-Minded Financing Alternatives During Inflation
There’s creative financing available in the real estate investment world.
Whether it’s subject tos, owner carries, or OPM relationships, it’s important to look always into your options for doing zero down investments. Especially now that loans are less likely to cover 100% financing, it’s important to stay open to alternatives to BRRRR in 2022.
Gap funding is a way to get $0 down BRRRR properties!
You should use gap funding for BRRRRs the same way you do fix-and-flips. The biggest differences happen at closing.
Similarities to Fix-and-Flips
Gap funding is used very similarly for both BRRRR and flips: for down payments, construction costs, or carry costs.
The bulk of the money not covered by a hard money lenders becomes the down payment. Most lenders require at least 10% for this cost.
Your primary loan does not always cover construction costs – rehab, repair, or anything necessary to bring the house up to the ARV and onto the market.
Also, some investors like to use gap funding for the carry costs of the project: the mortgage payment, the insurance, and all other monthly costs.
Gap funders can (and should) be used for all these phases of your BRRRR project.
Gap Funding Process During BRRRRs
Use BRRRR gap funding like fix-and-flip gap funding: for down payment, construction, or carry costs.
For BRRRR though, you need to close the gap funding loan on the same day as closing. You’ll also need to be sure you close the gap funding at the title company, with your lender. So you’ll need to know in advance that your hard money lender allows gap funding with a lien on the property.
Protecting Your BRRRR Refinance While Using Gap Funding
If you close your gap loan too late or incorrectly, your long-term lender can consider your refinance cash-out, not rate-and-term. This will lower the LTV on your refinance.
It’s important to get the money for your loan back in the refinance. In a good BRRRR transaction, you walk away with a house that’s cash-flowing and little to no money out of your pocket.
https://hardmoneymike.com/wp-content/uploads/2022/09/gap-fund-brrrr.png7051054Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-09-28 10:00:552022-09-08 12:18:16How to Use Gap Funding for BRRRR Projects
To profit in real estate investing, you’ll need to know: What does ARV mean?
Real Estate Investing: What Does ARV Mean?
ARV is the after repair value. It’s what the property will appraise for, or sell for, on the current market once the scope of work is completed.
You estimate a property’s ARV by looking at the prices of similar homes in the current market.
What Are Comps?
Comps (comparables) are those similar homes you look at. It’s important that your comps have the same value as your property.
For example, if your deal is for a 950 square-foot home, you’ll compare it to other 900 to 1,000 square-foot homes on the market, not a 2,000 square-foot one. Similarly, compare a 2-bedroom, 1-bath house to houses of the same specifications – not to 4-bedroom, 2-bath homes.
How To Get an Accurate ARV
For your ARV to be accurate, you need to stay true to your scope of work. If you only repaint and re-carpet a house that needed much more work, you won’t get top-of-the-market value when you try to sell or refinance.
On the other hand, if your scope of work is a full remodel, your comparables should be homes that are fully remodeled, so you don’t miss out on any profit.
The money you put into fixing up a house isn’t a direct indicator of how much the house will be worth. What the property looks like when it’s finished has nothing to do with how much it cost to get it there.
What Does ARV Mean for Profit in Real Estate Investing?
Estimated profit is what you expect to make on the transaction between:
buying the property
fixing it up
selling it again.
Additionally, equity is the difference between the amount you owe and what the property is worth. You build equity on your rentals by:
buying properties with a low purchase price and a high ARV
successfully refinancing after a flip
paying down the mortgage with rent income.
If you want to find the true profitability of a deal, then use your ARV and comparables:
https://hardmoneymike.com/wp-content/uploads/2022/09/arv-and-comps2.png7141060Jenna Weldonhttps://hardmoneymike.com/wp-content/uploads/2019/06/hard-money-mike-logo.pngJenna Weldon2022-09-27 10:00:262022-09-15 13:08:11What Does ARV Mean in Real Estate Investing?
We may request cookies to be set on your device. We use cookies to let us know when you visit our websites, how you interact with us, to enrich your user experience, and to customize your relationship with our website.
Click on the different category headings to find out more. You can also change some of your preferences. Note that blocking some types of cookies may impact your experience on our websites and the services we are able to offer.
Essential Website Cookies
These cookies are strictly necessary to provide you with services available through our website and to use some of its features.
Because these cookies are strictly necessary to deliver the website, refusing them will have impact how our site functions. You always can block or delete cookies by changing your browser settings and force blocking all cookies on this website. But this will always prompt you to accept/refuse cookies when revisiting our site.
We fully respect if you want to refuse cookies but to avoid asking you again and again kindly allow us to store a cookie for that. You are free to opt out any time or opt in for other cookies to get a better experience. If you refuse cookies we will remove all set cookies in our domain.
We provide you with a list of stored cookies on your computer in our domain so you can check what we stored. Due to security reasons we are not able to show or modify cookies from other domains. You can check these in your browser security settings.
Other external services
We also use different external services like Google Webfonts, Google Maps, and external Video providers. Since these providers may collect personal data like your IP address we allow you to block them here. Please be aware that this might heavily reduce the functionality and appearance of our site. Changes will take effect once you reload the page.
Google Webfont Settings:
Google Map Settings:
Google reCaptcha Settings:
Vimeo and Youtube video embeds:
Privacy Policy
You can read about our cookies and privacy settings in detail on our Privacy Policy Page.
