A.CRE

Guarantee of Non-Recourse Carve-Outs

Also referred to as a “Bad-Boy Guarantee”, a Guarantee of Non-Recourse Carve-Outs is a guarantee provided by an individual or entity which covers the extent of the recourse liability arising from any non-recourse carve-out.

Putting “Guarantee of Non-Recourse Carve-Outs” in Context

Pinnacle Equity Partners, a private equity real estate firm, recently acquired Lakeview Terrace Apartments, a 250-unit market-rate multifamily property located in Milwaukee, Wisconsin. The acquisition was part of a value-add strategy, with plans to renovate the units, enhance common areas, and improve overall property management to increase rental income and property value.

To finance the $35 million purchase, Pinnacle obtained a $28 million non-recourse loan from a regional bank. As is typical with non-recourse loans, Pinnacle was not personally liable for the loan beyond the collateral—the property itself. However, the lender required a Guarantee of Non-Recourse Carve-Outs, also referred to as a “Bad-Boy Guarantee.” This guarantee was provided by Pinnacle’s managing partner, Sarah Cole.

What Does This Guarantee Cover?

The Guarantee of Non-Recourse Carve-Outs ensured that Sarah Cole, as the guarantor, would be personally liable for certain violations or misconduct that could trigger lender recourse. These “bad-boy” carve-outs included:

  • Fraud or intentional misrepresentation.
  • Misappropriation of funds (e.g., rents or insurance proceeds).
  • Failure to maintain the property or pay property taxes.
  • Unauthorized transfer of ownership interests.
  • Bankruptcy or insolvency filings without the lender’s consent.

For example, if Pinnacle misused tenant security deposits, the lender could pursue Sarah Cole to recover damages beyond the collateral value of Lakeview Terrace Apartments.

Real-World Application

During the ownership period, Pinnacle experienced unforeseen financial stress during renovations. To maintain liquidity, they temporarily diverted insurance proceeds intended for roof repairs to cover operating costs. When this was discovered during a lender inspection, it triggered the non-recourse carve-out clause related to misappropriation of funds. Consequently, the lender enforced the Guarantee of Non-Recourse Carve-Outs, holding Sarah Cole personally liable for the $200,000 misappropriation.

Sarah quickly reimbursed the lender to avoid further legal action, highlighting the critical role a guarantor plays in ensuring adherence to loan covenants. This hypothetical scenario illustrates how non-recourse carve-outs can shift liability to individuals when specific conditions are violated, even in a non-recourse loan.

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