Seller Note on Full Standby in an SBA Purchase
Under SOP 50 10 8.1 this is Initial Acquisition. Down payment: 10%, cannot be reduced. Minimum debt service coverage: 1.25 to 1. Quality of earnings report: not required. The seller after closing: consultant only, up to 24 months.
The deal
A buyer with no stake in the business agrees to buy it for $1,000,000. The seller offers to carry a note for part of the price and to take no payments on it, principal or interest, until the SBA loan is paid off. The buyer wants to know how much cash that saves.
- Who is buying: A new owner with no stake in the business today
- Business purchase price: $1,000,000
- Close relationship between buyer and seller: no
What SBA requires here
SBA category
Initial Acquisition
A new owner who was not already an owner or a 24-month employee: Initial Acquisition, the default category.
What can count toward it
Half can be a seller note
Cash that is not borrowed (including a gift) counts in full. A seller note or other debt on full standby (no principal or interest for the life of the SBA loan) and minority investors (under 20%, no control) can together cover no more than half.
SOP 50 10 8.1, Appendix 15, Para. C.2.a (Source of Equity Injections)
| Down payment | 10%, cannot be reduced |
|---|---|
| Minimum debt service coverage | 1.25 to 1 |
| Business valuation | Independent valuation required |
| Quality of earnings report | Not required |
| The seller after closing | Consultant only, up to 24 months |
| Loan term | Up to 10 years |
| Who signs the loan | You and the business, together |
| Collateral | Business assets, then personal real estate |
Each answer is explained, with its SOP 50 10 8.1 citation, in the structurer below.
Cash to close on $1,000,000, with and without the note
The 10% is figured on the whole project (the price plus closing costs, the SBA guaranty fee and working capital), so the cash is more than 10% of the price. The figures use the same math as our down payment calculator.
| Cash only | With a full standby seller note | |
|---|---|---|
| SBA loan | $1,007,820 | $1,007,838 |
| Seller note on full standby | None | $55,991 |
| Your cash | $111,980 | $55,991 |
A total project of about $1,119,800 in the cash-only column, with working capital at 7.5% of the project and closing costs at their starting figures. A planning estimate, not a quote.
Change the answers
The structurer below is loaded with this deal. Change any answer to see how the SBA rules move. Open the full change of ownership calculator.
SBA category
Initial Acquisition
A new owner who was not already an owner or a 24-month employee: Initial Acquisition, the default category.
- Down payment
- 10%, cannot be reduced
- What can count toward it
- Half can be a seller note
- Minimum debt service coverage
- 1.25 to 1
- Business valuation
- Independent valuation required
- Quality of earnings report
- Not required
- The seller after closing
- Consultant only, up to 24 months
- Loan term
- Up to 10 years
- Who signs the loan
- You and the business, together
- Collateral
- Business assets, then personal real estate
At least 10% of the total project cost: the price plus closing costs, the guaranty fee and any working capital, not the price alone. It cannot be reduced or waived.
SOP 50 10 8.1, Appendix 15, Para. C.2.a (Equity Requirements)
Cash that is not borrowed (including a gift) counts in full. A seller note or other debt on full standby (no principal or interest for the life of the SBA loan) and minority investors (under 20%, no control) can together cover no more than half.
SOP 50 10 8.1, Appendix 15, Para. C.2.a (Source of Equity Injections)
The business has to cover its debt payments 1.25 times, using the last fiscal year end or the average of the last two.
SOP 50 10 8.1, Appendix 15, Para. C.2 (Lender's Credit Analysis)
An independent valuation by an accredited Qualified Source, prepared for the lender (not for the buyer or seller). If the price is above the valuation, the difference has to be made up with equity.
SOP 50 10 8.1, Appendix 15, Para. C.1 (Business Valuation Requirements)
Required only at a business purchase price of $3 million or more.
SOP 50 10 8.1, Appendix 15, Para. C.1 (Quality of Earnings)
The seller cannot stay as an owner, officer, director or employee, but the business can hire them as a consultant for up to 24 months in total.
SOP 50 10 8.1, Appendix 15, Para. A (Change of Ownership Requirements)
A loan that finances a change of ownership cannot amortize over more than 10 years, and cannot have a balloon. Only owner-occupied real estate bought in the same deal can go longer.
SOP 50 10 8.1, Appendix 15 (Loan Maturities)
A 7(a) loan cannot be made to an individual alone. A person buying 100% of the shares signs as a Co-Borrower with the business, jointly and severally. If a company you form buys the business, that company is the Borrower, with the business you buy as Co-Borrower if it stays a separate entity.
SOP 50 10 8.1, Appendix 15 (Types of Changes of Ownership)
The lender takes a lien on everything bought (vehicles have their own rule) and on the business's fixed assets. If they do not cover the loan, it must take available equity in personal real estate (home, investment property and other commercial property) solely owned by each Co-Borrower, owner of 20% or more and guarantor. Property with less than 25% equity is not required, and the lien can be limited to the shortfall.
SOP 50 10 8.1, Appendix 15 (Collateral)
Watch for
- Seller earnouts are prohibited. A working capital true-up at closing and rebates from the seller to the buyer are allowed.
SBA minimums from SOP 50 10 8.1 (effective October 1, 2026). Lenders can ask for more. General information, not a loan approval or legal advice. More SBA rules, answered.
Questions
What SBA change of ownership category is a purchase with a seller note on full standby?
Initial Acquisition. A new owner who was not already an owner or a 24-month employee: Initial Acquisition, the default category.
How much down payment does a purchase with a seller note on full standby need?
10%, cannot be reduced. At least 10% of the total project cost: the price plus closing costs, the guaranty fee and any working capital, not the price alone. It cannot be reduced or waived.
What debt service coverage does the lender need for a purchase with a seller note on full standby?
1.25 to 1. The business has to cover its debt payments 1.25 times, using the last fiscal year end or the average of the last two.
Does a purchase with a seller note on full standby need a quality of earnings report?
Not required. Required only at a business purchase price of $3 million or more.
Can the seller stay on after a purchase with a seller note on full standby?
Consultant only, up to 24 months. The seller cannot stay as an owner, officer, director or employee, but the business can hire them as a consultant for up to 24 months in total.
How much cash does a seller note on full standby save on a $1,000,000 purchase?
About $55,989. With cash only, the buyer brings about $111,980; with the seller carrying a full standby note for half of the 10% injection, about $55,991. The SBA loan is about $1,007,820 with cash only and $1,007,838 with the note.
SBA minimums from SOP 50 10 8.1 (effective October 1, 2026), Appendix 15. Lenders can ask for more. General information, not a loan approval or legal advice.