Q3 New Product Enhancements
Unused Facility Fee UI for Fix 'n Flip Loans
We’ve introduced a powerful new UI enhancement that simplifies the application of Unused Facility Fees for Fix ‘n Flip line of credit loans. If borrowers don’t draw down at least 50% of available funds by maturity, lenders can now easily assess a fee—calculated as a percentage of the total loan amount—before lien release. This intuitive interface streamlines setup and enforcement, helping lenders optimize fund usage and safeguard returns.
Digital Signature Support for Corporate Secretaries
GoDocs now offers enhanced e-signature functionality tailored for corporations. When the entity type is set to “corporation,” users will see a dedicated signer field for the corporate secretary—ensuring smoother workflows and more accurate document execution.
InvestorDocs – D.C. Deed of Trust Enhancement
A new checkbox (“Only 1 Unit?”) has been added to InvestorDocs loan types, triggering template adjustments for Fix ‘n Flip, Line of Credit, and Revolving LOC products. When selected, the system applies enhanced deed of trust language to meet D.C. compliance standards and reduce enforcement risk.
Global Document Refinements
We’ve fine-tuned several core documents—including the Agreement to Provide Insurance, Environmental Indemnity Agreement, and UCC Exhibits—across C&I and CRE loan types. These refinements elevate clarity and consistency in ApartmentDocs, CommercialDocs, and InvestorDocs packages.
CRE – Pledge of Beneficial Interest
Responding to customer demand and legal precision, GoDocs now supports pledging of beneficial interests by trust beneficiaries—not just trustees. This update enables lenders to designate one or more beneficiaries as pledgors, with auto-generated Pledge and Assignment Agreements to document the transaction.
CRE – Louisiana MIM Loan Support
We’re proud to introduce full support for Multiple Indebtedness Mortgage (MIM) Loans—unique to Louisiana statutory law. This new document package expands our footprint in the region and reinforces our commitment to customized compliance solutions for credit unions.
Q3 Compliance Updates Spotlight
CRE – New York MERS Update
GoDocs has updated its NY MERS mortgage template to include the phrase identifying MERS “solely as nominee of Lender and Lender’s successors and assigns” on the first page. While this language already appears at the top of the second page of elsewhere in the document and has been previously approved by MERS counsel, some county recorders have recently begun requiring enforcing their personal preference that it its presence appear upfront. This enhancement reflects GoDocs’ proactive approach to minimizing rejection risk and streamlining the recording process for our customers. It’s a practical safeguard designed to uphold compliance and operational efficiency without disrupting existing workflows.
CRE - Arkansas Mortgage Enhancements
GoDocs has tailored updates for transactions involving non-FDIC insured institutions, ensuring compliance with state-specific legal nuances.
CRE - West Virginia – New Beneficial Ownership Requirement
In response to a new West Virginia law effective July 11, 2025, GoDocs updated our Deed of Trust, Assignment of Leases and Rents, and Short Form Amendment to Deed of Trust to explicitly state the Lender is the beneficial owner of the debt and to include the Lender’s residence or location. These updates are essential to avoid rejection by county recorders under the new statute.
CRE - Montana Trust Indenture
GoDocs has updated its Montana security instrument title from “Deed of Trust” to “Trust Indenture.” This change ensures lenders can fully leverage Montana’s expedited non-judicial foreclosure process for properties under 40 acres—an important compliance enhancement that protects lender rights and streamlines enforcement timelines. A new user advisory has also been added to guide users on acreage limitations, helping ensure the correct instrument is generated. Supporting updates have been applied across related templates, including Assignments, Guaranties, and ModDocs, reinforcing our commitment to precision and legal integrity.
Upcoming Product Enhancements
Integration Adapter – Upcoming Seamless Data Translation
The Integration Adapter helps lenders connect LOS platforms to GoDocs without changing their established workflows. Whether via file extract or API payload, the adapter will intelligently translate inbound data into GoDocs’ JSON spec. By offloading the technical development burden to GoDocs, lenders can streamline onboarding, reduce IT overhead, and accelerate LOS integration.
New Integrated Ordering Order Summary User Interface
The new Integrated ordering UI gives users of the integrated ordering workflow a smoother, more intuitive experience. The redesigned interface will display key order summary data from the LOS directly in GoDocs and allows users to edit specific fields before submitting their order.
Recordable Document Preview
The recordable document preview will automatically identify all documents requiring recording for each loan package. By surfacing the number of recordable items in advance, lenders will safeguard compliance, improve fee transparency, and close transactions with confidence.
Did You Know?
GoDocs Has a New Project Management Hub for Onboarding & Ongoing Success
We’ve rolled out a new onboarding project management tool that helps you stay organized and aligned from day one — and beyond. Whether you’re onboarding for the first time or managing ongoing partnership workstreams, our platform is now equipped with a smarter, more transparent way to collaborate with your GoDocs team.
What It Does:
This tool is your single source of truth for:
- Structured onboarding: See key milestones, roles, and timelines at a glance.
- Persistent visibility: Stay in sync across implementation, advocacy events, and custom integrations.
- Real-time collaboration: Track open tasks, share files, and ask questions—all in one place.
Why It Matters:
- Clarity: Everyone knows what’s happening next—no guesswork.
- Accountability: Tasks are clearly owned, assigned, and tracked to completion.
- Continuity: Even post-onboarding, your project space remains open for ongoing initiatives, integrations, and feedback loops.
GoDocs Market Pulse
Built for Our Partners:
- This isn’t a generic tool as we built this to mirror how our customers work. Whether you’re a high-volume private lender or financial institution, GoDocs’ new portal makes it easier than ever to launch and scale with confidence.
Market Pulse: What We're Seeing in DSCR vs. Short-Term Lending Trends
- DSCR Lending Holds Steady Amid Market Shifts
- Over the past three months, DSCR (Debt Service Coverage Ratio) lending has shown consistent volume, even as other segments of the market have cooled. This stability reflects continued demand for long-term rental property financing, particularly in the single-family rental space. As of Q2 2025, the market value for single-family rentals in privately held funds reached $7.5 billion—a 39% year-over-year increase. With 30-year mortgage rates hovering near 7%, renting remains more affordable than owning for many, especially as the median age of first-time homebuyers climbs to 38. The affordability gap between renting and buying continues to widen, reinforcing the strength of DSCR-backed investments.
- Short-Term Lending Sees Noticeable Decline
- In contrast, short-term lending—including bridge loans, fix-and-flip financing, and new construction—has slowed significantly, particularly in August 2025. This trend began earlier in the year and reflects a broader recalibration of investor strategy. Permits for single-family homes dropped 11.8% year-over-year in June, signaling a cooling pipeline for new construction. Fix-and-flip activity has also declined due to high financing costs, rising material costs, labor shortages, and insurance risk, creating negative leverage risk and prompting non-bank lenders to tighten underwriting standards.
- Investor Sentiment Shifts Toward Stability
- The divergence between DSCR and short-term lending points to a market increasingly favoring stability over speculation. Investors are prioritizing consistent cash flow and long-term viability, especially in the single-family rental sector. This shift marks a departure from previous cycles, where short-term plays dominated.
Sources: Houlihan Lokey’s August 2025 SFR Market Update; REI INK, How Interest Rate Changes Impact Long-Term Rental Loans; John Burns Research & Consulting insights on tariffs, fix-and-flip, and Build-to-Rent trends (2025); Arbor’s Single-Family Rental Investment Snapshot (July 2025) and latest research reports; plus recent analysis shared by JBREC on LinkedIn about the next phase of the housing market.
GoDocs Insights
SBA 7(a) Loan Checklist: From Prequal to Closing
Most lenders spend up to 70% more time on SBA loans, slowing closings and risking compliance. Our SBA 7(a) checklist helps you streamline every stage—so you can move faster, reduce friction, and stay SBA-ready.
How to Eliminate Double Data Entry Between LOS and Document Systems
by Keith Mayer
Stop wasting time retyping loan info between your LOS and document system. Learn how integrating these platforms can speed closings, reduce errors, and streamline your workflow.
Q3 Additional Product Enhancements
- CRE – Rhode Island & Vermont Mortgages:
- GoDocs has updated references to ensure mortgages are recorded in the correct town or city land records, rather than at the county level, aligning with local recording practices.
- CRE – Virginia Recording Notices:
- GoDocs has added a new user prompt will notify customers when a cover sheet is required for recordable instruments, based on the specific requirements of the Virginia circuit court clerk, which can be generated by the title company or lender through the Supreme Court of Virginia’s “Virginia Land Record Cover Sheet” website.
- CRE – Maine Mortgage Language:
- GoDocs has added a clear recitation that loan proceeds are for business or commercial purposes only, reinforcing the non-consumer nature of the transaction.
- Negative Margin Input Now Functioning as Expected:
- We’ve updated the user interface in regard to negative margin rates across ApartmentDocs, CommercialDocs, InvestorDocs, and C&I products. Users can now enter negative values without interruption, ensuring accurate documentation for loans that require this structure. This update reinforces GoDocs’ commitment to supporting a wide range of financial scenarios with precision and reliability.
- PUD – TFPO Streamlining:
- GoDocs has updated the Planned Unit Development (PUD) rider to align with the structure of our TPFO mortgage form. Previously, the PUD rider included both the third-party fee owner and the non-owner borrower as signatories, creating a mismatch with the mortgage itself, which only names the fee owner. This enhancement eliminates that discrepancy, ensuring the rider reflects the same party structure as the mortgage—simplifying execution and reducing confusion for lenders and borrowers alike.
- CRE – UCC Update:
- GoDocs has updated its UCC-1 exhibit logic to properly reflect deposit account collateral selections. Previously, when deposit accounts were selected in the UI, the UCC-1 exhibit did not consistently mirror the language used in the Security Agreement.
Q3 Additional Compliance Updates
- CRE – MERS Transactions:
- GoDocs has made an update for loans involving MERS, the Assignment of Leases and Rents will now default to “No” with no override option, reducing the risk of documentation conflicts ensuring loan documentation for MERS transactions continues to meet market expectations.
- CRE – Minnesota Mortgage:
- GoDocs has implemented static template updates to the Mortgage when the collateral is located in Minnesota. These changes apply when the property type is Commercial – Mixed-Use, Multifamily (5+ Units or Mobile Home Park), or Residential 1–4 Units, and the borrower is an Individual, LLC, LP, GP, or Trust (Revocable or Irrevocable).
- CRE Oklahoma Construction & Fix ‘n Flip Loans – Future Advances Clarified:
- GoDocs has enhanced the Mortgage language in the Oklahoma ConstructionDocs and Fix ‘n Flip products to clearly state that future advances (draws) made for contemplated improvements to the collateral real property are “obligatory” under the loan. This clarification helps preserve lien priority over intervening creditors and mechanics liens, aligning with Oklahoma case law and best practices.
- CRE – Oklahoma Mortgage – Marital Status Now Included:
- To support accurate and enforceable filings, GoDocs has made updates to the Oklahoma Mortgage and standalone Assignment of Leases and Rents now include the mortgagor’s marital status. This small but important detail helps ensure compliance with local recording requirements and reduces the risk of document rejection.
- CRE – Oklahoma Non-Construction & Non-Fix N Flip Loans – Future Advances Clarified Mortgage:
- GoDocs has added clarifying language in Mortgages for certain Oklahoma CRE loan types to affirm that future advances are “obligatory.” This enhancement helps preserve lien priority against intervening creditors. Updates apply to Mortgages for Non-Revolving and Revolving Line of Credit loans under ApartmentDocs, CommercialDocs, and InvestorDocs, specifically when the collateral is located in Oklahoma and the loan is not further to construction or rehabilitation improvements to the collateral real property.
- CRE – Wyoming Compliance:
- GoDocs has refined the non-signing spousal signature block in our Wyoming Mortgage template. When the borrower/mortgagor is married, the updated language now more closely mirrors the statutory requirement under W.S. 1977 § 34-2-121, reinforcing the waiver of homestead rights with greater legal precision. This enhancement helps lenders avoid potential enforceability issues and ensures that both borrower and spouse acknowledgments meet Wyoming’s legal standards—without requiring any UI changes.
