If you’re a real estate investor, house flipper, or rehabber in Missouri, you’ve probably heard the term Notice of Intended Sale (NOIS). If you haven’t—no worries! You’re in the right place to learn all about it.
At FasterFunds Lending, we believe education is just as important as real estate lending. Whether you’re new to real estate investing loans or you’re working with hard money lenders in St. Louis for your next fix and flip loan, knowing how to protect yourself (and your buyers) is crucial.
In this edition of Casey’s Corner, we’re breaking down the NOIS, why it matters, and when you need to file one.
What is a Notice of Intended Sale (NOIS)?
A Notice of Intended Sale (NOIS) is an official document recorded with the title company and posted on your property. It lets everyone know you intend to sell the property and gives contractors and suppliers time to file a mechanic’s lien—if they believe they’re still owed money for work or materials.
Why does this matter? Because after closing, the last thing you want is for a contractor to file a lien against the property. The NOIS protects both you and your buyer by ensuring all debts are cleared before the sale happens.
Why Should Flippers and Rehabbers Care About the NOIS?
If you’re flipping houses with hard money loans, fix and flip loans, or BRRRR loans, filing an NOIS is a smart move—especially if you’re working with multiple contractors on large-scale rehabs.
Here’s why:
- It notifies contractors of your intention to sell.
- It limits the window they have to file a lien (usually 45 days from filing).
- It gives title companies confidence there won’t be post-sale surprises.
- It ensures smoother closings for you and your buyers.
Do You Need to File an NOIS?
Here’s a quick breakdown:
You might not need an NOIS if:
- Your project is a small cosmetic rehab that you did yourself.
You should file an NOIS if:
- Your rehab costs are $50K, $100K, or more.
- You’re working with multiple contractors or subcontractors.
- Your project takes 3-5 months or longer.
- You’re financing the project with a house rehab loan, hard money loan, or private money lending and need to protect your buyer’s title.
The best hard money lenders, like FasterFunds Lending, always recommend filing an NOIS for larger projects. It’s one more way to keep your real estate flip financing clean and efficient.
How Does Filing an NOIS Protect Your Investment?
Most buyers’ title companies will either require an NOIS or lien waivers from all your contractors. If you haven’t filed an NOIS, you’ll need:
- Detailed receipts proving payments.
- Signed lien waivers from every contractor or subcontractor.
By filing the NOIS, you cut off the chance of a contractor filing a lien after closing. It shows the title company you’ve done your due diligence, which builds confidence in the transaction.
When Should You File a Notice of Intended Sale?
- Minimum filing time: 45 days before your intended sale date.
- Recommended window: 45 to 90 days before your closing date.
If you’re nearing the end of a fix and flip project and expect to close in 4-6 weeks, file the NOIS at least a couple of weeks in advance. For larger rehabs financed through BRRRR financing or hard money rehab loans, it’s wise to file earlier, giving yourself time to handle any last-minute surprises.
Can You Skip the NOIS?
Yes—but only if you have perfect records. If you’ve kept all receipts and collected lien waivers from each contractor, you may not need to file an NOIS. However, many hard money lenders for real estate investors recommend filing one as an extra safeguard, particularly for residential hard money lenders and investors using fix and flip loans for beginners.
Why FasterFunds Lending Recommends NOIS Filing for St. Louis Investors
As local hard money lenders serving the St. Louis, MO area, FasterFunds Lending is more than just a funding source. We work closely with real estate investors to make sure they are fully informed and protected during their real estate investment loan process.
Our borrowers often use short-term real estate loans, BRRRR loans, or fix and flip financing to fund their deals. Filing an NOIS is one of the best ways to protect your investment and keep your closings smooth.
Need Help Filing an NOIS or Funding Your Next Deal?
Whether you’re:
A realtor transitioning to real estate investing
Looking for private money loans for real estate
A flipper needing hard money lenders near me
Exploring fix n flip lenders or hard money mortgage lenders
FasterFunds Lending is here to help! We offer:
- Hard money loans for flips
- Business property loans
- Commercial real estate lending in Missouri
- Hard money loans for beginners Give us a call at (636) 223-4263
