The Strong-File Play
Conventional Construction Loans in Marion County — Build Anywhere, PMI That Cancels
No map. No income cap. No government fee. The conventional One-Time Close builds at any Marion County address — with mortgage insurance that actually goes away, a $832,750 ceiling that fits large custom builds, and one closing for land, construction, and your permanent mortgage.
Jim Blackburn · NMLS #1072866 · 7× Scotsman Guide Top Producer · $500M+ closed · (954) 993-1625
5%
Common Minimum Down
On total acquisition cost — larger down payments shrink or remove PMI entirely.
$832,750
2026 Marion County Limit
Well above FHA's $541,287 cap — room for serious custom builds.
Anywhere
In the County
Ocala to the most rural corner — no eligibility map.
Cancels
Mortgage Insurance
PMI removes at sufficient equity — FHA's typically never does.
Key Facts & Highlights
Key facts about the conventional construction loan in Marion County
- The 2026 conforming loan limit for a one-unit home in Marion County is $832,750 — set by FHFA, and this figure is Marion's. Above it, the loan becomes jumbo construction. (FHFA conforming loan limit values)
- Fannie Mae and Freddie Mac both support single-close construction-to-permanent financing — one approval, one closing, no requalifying at completion. (Fannie Mae Selling Guide — construction-to-permanent)
- Down payments start as low as 3–5%, and gift funds from family can cover the down payment and closing costs on a primary residence. (Agency selling-guide gift-fund rules)
- Conventional PMI cancels as equity grows — automatically at 78% of original value, or by request at 80% — unlike FHA mortgage insurance, which often runs for the life of the loan. (CFPB on PMI cancellation)
- New construction is fully eligible through the conventional One-Time Close: land, site work, and construction in a single closing that converts to the permanent mortgage. (FDIC Affordable Mortgage Lending Guide)
- Marion County permits, inspections, and septic approvals run through the county offices linked below — the same offices your builder will work with. (Marion County permitting)
Every City. Every Address.
Conventional builds in all of Marion County
Same freedom as FHA and VA — every community qualifies — with the pricing advantage that rewards strong credit and real down payments.
AnthonyBelleviewCandlerCitraDunnellonEastlake WeirEvinstonFairfieldFort Mc CoyLowellMc IntoshOcalaOcklawahaOrange LakeOrange Springs
Income under the county limit and building outside Ocala? Price the $0-down USDA construction loan in Marion County first.
Four Programs, One County
Is conventional the right door for your Marion build?
| Factor | Conventional | FHA | USDA | VA |
|---|---|---|---|---|
| Down payment | 5% common | 3.5% | $0 | $0 |
| Where in Marion County | Anywhere | Anywhere | Eligible areas only | Anywhere |
| Income cap | None | None | Yes — county limit | None |
| Monthly mortgage insurance | PMI — cancels at equity | 0.55% typical, often loan-life | 0.35% annual fee | None |
| 2026 ceiling | $832,750 | $541,287 | No set max (income-driven) | No limit, full entitlement |
| Upfront government fee | None | 1.75% MIP | 1% guarantee fee | Funding fee (waivable) |
$0 Down · Income-Qualified
USDA in Marion County
Under the limit, outside the urban core? Nothing down.
USDA construction loans →3.5% Down · Flexible Credit
FHA in Marion County
Lower down and wider credit flexibility than conventional.
FHA construction loans →$0 Down · Veterans
VA in Marion County
Eligible? Usually the strongest paper in lending.
VA construction loans → Build Resources
Marion County offices you'll actually use during a build
Permits & Inspections
Building Department
Permits, inspections, and fees for a new-construction home in Marion County.
marionfl.org Parcels & Values
Property Appraiser
Parcel search and property records for every lot in the county.
pa.marion.fl.us Septic Permits
Health Department
OSTDS (septic) permitting for lots outside sewer service.
floridadep.gov Utilities
Utilities Authority
Power and water service areas — or where well & septic take over.
marionfl.org County Directory
Settling into Marion County — every office in one place
Beyond the build: the civic links every new Marion County homeowner ends up needing.
Government
County Government
The county's official site — commissioners, departments, services.
marionfl.org Business
Chamber of Commerce
The local business network — including builders and trades.
marionflcoc.org Common Questions
Marion County conventional construction loan FAQ — 61 answers from the guidelines
Sourced from agency selling guides and construction program guides, localized to Marion County. Reviewed by Jim Blackburn, NMLS #1072866. Click any question.
Program Basics7 Q
What is the conforming loan limit in Marion County on a conventional construction loan?
For 2026, the one-unit conforming limit in Marion County is $832,750, with higher limits for 2–4 unit properties. That's the ceiling for a standard conventional loan — including a construction-to-permanent loan — before jumbo pricing applies. It resets each year, so the number moves.
Fannie Mae vs Freddie Mac — does it matter to me in Marion County on a conventional construction loan?
Rarely in a way you'd feel. Both purchase conventional loans under similar guidelines, and both support single-close construction financing. Where their rules differ at the margins — income treatment, certain property types — we simply route your Marion County file to whichever set fits your situation. That routing is our job, not your worry.
Is a conventional loan only for people with perfect credit in Marion County?
No — that's the most expensive myth in mortgages. Conventional loans start at a 620 credit score, and automated underwriting weighs your whole file: income stability, assets, equity, reserves. Plenty of Marion County buyers with mid-600s scores close conventional every month. Stronger credit improves pricing, but 'perfect' was never the requirement.
What is HomeReady and could it help me build in Marion County on a conventional construction loan?
HomeReady is Fannie Mae's affordable conventional program: 3% down, reduced mortgage insurance, flexible funding sources like gifts and grants, and even boarder income counting toward qualification. It's for borrowers earning up to 80% of the area median income. Freddie's Home Possible is the sibling program. For qualifying Marion County buyers, it can pair with new-construction purchases too.
Can first-time buyers use a conventional construction loan in Marion County?
Absolutely — and there's a bonus: the 97% LTV option (just 3% down) on a fixed-rate loan requires at least one borrower to be a first-time buyer. Pair that with gifted funds or family land and a first home can be a brand-new build near Ocklawaha or Orange Lake. First-time doesn't mean existing-home-only in Marion County.
Are conventional and conforming the same thing in Marion County?
Close cousins. 'Conventional' means not government-insured. 'Conforming' means the loan also fits Fannie Mae/Freddie Mac rules and stays under the county loan limit — $832,750 for one unit in Marion County for 2026. Every conforming loan is conventional; a conventional loan above the limit is a jumbo.
Should I choose a fixed rate or an ARM for my build in Marion County on a conventional construction loan?
Fixed-rate loans keep the payment identical for the full term — maximum certainty, and required for the 97% LTV option. ARMs start with a fixed period (5, 7, or 10 years) then adjust with the market. On construction loans, fixed is the Marion County default because you're already managing build-phase variables; but the right answer depends on how long you'll keep the home. We model both.
Eligibility & Credit8 Q
Can rental or ADU income help me qualify in Marion County on a conventional construction loan?
Yes — on a 2–4 unit build, projected rent from the other units counts as qualifying income per the appraiser's rent schedule. Accessory dwelling unit rent can be considered too under the right program. Build a duplex near Evinston, and the tenant's rent is helping you qualify before a single brick is laid in Marion County.
Is manual underwriting available on the construction program in Marion County on a conventional construction loan?
No — the file must have an automated approval through Fannie Mae's Desktop Underwriter. That makes the pre-qualification run we do upfront genuinely meaningful: the same engine that decides is the one we test. In Marion County — including around Lowell and Mc Intosh — the same guideline applies.
What credit score do I need for a conventional loan in Marion County?
The published floor for manual underwriting is 620, and automated underwriting evaluates the full file rather than a single cutoff. Higher scores improve mortgage-insurance and pricing tiers, so there's a real payoff to each band you climb. If you're close but not there, we'll map the fastest score-building path before your Marion County build, not after.
Are there income limits on conventional loans in Marion County?
Standard conventional loans have no income limits at all — earn whatever you earn. Only the affordable programs (HomeReady/Home Possible) cap income, at 80% of area median, in exchange for their perks. So high earners aren't excluded and moderate earners get a discount lane. Marion County buyers fit somewhere on that spectrum, and we place you deliberately.
How long after bankruptcy or foreclosure can I get a conventional loan in Marion County?
General waiting periods: four years after a Chapter 7 discharge, two years after a Chapter 13 discharge, seven years after a foreclosure, and four after a deed-in-lieu or short sale — with shorter windows possible under documented extenuating circumstances. The clock has usually run longer than people assume. Bring us the dates and we'll tell you exactly where you stand for a Marion County build.
Do I need cash reserves for a conventional construction loan in Marion County?
Sometimes. Automated underwriting sets reserve requirements case by case — many primary-residence approvals need none, while manual underwriting, multi-unit builds, and investment properties can require two to six months of payments in the bank. Retirement accounts often count. We tell you the exact number for your Marion County scenario before you commit.
I own several properties already — can I still build conventionally in Marion County on a conventional construction loan?
Yes — conventional financing allows up to ten financed properties for investors, with reserve requirements that step up as the portfolio grows. Second-home and investment construction both work. This is where conventional runs laps around government programs, which are owner-occupied-only. Marion County portfolio builders live in conventional territory.
Can self-employed borrowers get conventional construction loans in Marion County?
Yes — self-employment is a documentation path, not a penalty. Generally two years of business history (sometimes one, with the right profile), tax returns, and stable or rising income. Depreciation and other paper write-offs often get added back, so qualifying income can exceed what your bottom line suggests. Marion County contractors and business owners build with conventional loans routinely.
Property, Land & Site6 Q
Can I build a second home with a conventional construction loan in Marion County?
Yes — second-home construction is fully supported, with as little as 10% down. This is territory government programs can't enter: FHA, VA, and USDA are owner-occupied-primary only. A vacation build near the water in Marion County runs on conventional financing, full stop.
Can I include an ADU or in-law suite in my conventional build in Marion County?
Yes — an accessory dwelling unit can be part of the plans on a one-unit build, and its rental income may even be considered in qualifying under the right program. Multigenerational living and rental offset are both strong Marion County plays. Zoning is the gatekeeper, so we confirm the parcel allows it before plans are drawn.
Is there an acreage limit for conventional loans in Marion County?
No fixed cap — conventional guidelines care about the property being residential in character, not a working farm, with value supported by comparable sales. Large Marion County parcels finance regularly; the appraiser just needs similar acreage sales to lean on. We assess the comp landscape before you contract on big land.
Can I finance a tiny home in Marion County on a conventional construction loan?
Tiny homes are treated as manufactured housing and must have at least 600 square feet of living area — which rules out most true tiny builds. If your plan clears 600 square feet on a permanent foundation, let's look at it. In Marion County — including around Lowell and Mc Intosh — the same guideline applies.
Can I build on land subdivided from a family parcel in Marion County on a conventional construction loan?
Yes — once the split is legally recorded and your parcel has its own legal description, tax ID, and access, it's buildable land like any other. Gift-of-equity treatment can apply if family sells it to you under market value. The subdivision process runs through Marion County planning, and we'll tell you exactly what recorded documents underwriting needs.
Can I build a rental property with a conventional construction loan in Marion County?
Yes — investment-property construction works with 15% down on a one-unit build (25% on 2–4 unit investment). Projected market rent can support qualification, and building new often beats buying tired inventory on maintenance and insurability in Marion County. It's the investor lane no government program offers.
Construction & Builders20 Q
Can I include a garage or detached shop in my conventional build in Marion County?
Yes — attached garages, detached garages, and shop buildings can be in the construction budget as long as they're on the plans, permitted, and reflected in the appraisal. The appraiser needs Marion County comps that support the value of larger outbuildings, so we review that before plans finalize.
Do I make mortgage payments while my home is being built in Marion County on a conventional construction loan?
During construction you typically make interest-only payments on the funds drawn so far — not the full mortgage payment. Some structures let interest accrue into the loan instead. Full principal-and-interest payments begin once the home is complete and the loan converts to permanent financing. We'll walk you through how your Marion County build would be structured.
Does a DU approval mean my project is approved in Marion County on a conventional construction loan?
Not by itself. Your credit file is underwritten through Fannie Mae's automated system, while the builder and project are reviewed separately by the construction department — and final project approval comes from them. Both green lights, then you close. In Marion County — including around Lowell and Mc Intosh — the same guideline applies.
How long can construction take on a conventional One-Time Close in Marion County?
Construction periods commonly run 12 months, with some programs allowing up to 18 for larger projects. Your builder commits to a completion schedule in the construction contract before closing. Typical Marion County single-family builds around Ocklawaha finish well inside the window.
Do draws go to my builder or to the subcontractors in Marion County on a conventional construction loan?
Directly to your builder — the program doesn't disburse to individual subs. The one exception is a modular unit invoice, which can be paid directly to the manufacturer. Your builder manages sub payments under the turnkey contract. In Marion County — including around Anthony and Belleview — the same guideline applies.
What happens if my build runs past the deadline in Marion County on a conventional construction loan?
Extensions exist. If weather, materials, or labor push a Marion County build past the construction period, the lender can typically extend the term — sometimes with a fee. The key is communicating early: a builder who flags a delay at month eight is a routine extension; silence until the deadline is a problem. We stay on top of it with you.
Can my builder get an advance at closing to get started in Marion County on a conventional construction loan?
Programs vary — some allow a limited initial draw at closing for permits, materials deposits, and mobilization; others fund strictly on completed work. Any advance is documented in the draw schedule and offset against later draws. We set the expectation with your Marion County builder before closing so there's no day-one friction.
Can I pay the conventional loan down at completion in Marion County?
Yes — at modification you can make an additional principal reduction, and the loan amount and payment are recalculated accordingly. Sold your previous home mid-build? That's the moment to put the proceeds to work. In Marion County — including around Lowell and Mc Intosh — the same guideline applies.
How does a conventional construction loan work from start to finish in Marion County?
Pre-approval sizes your budget. You choose land and a builder, we register the builder, the appraiser values the plans, and you close once — permanent terms set. Construction runs on inspected draws for roughly 6–12 months. At completion: final inspection, certificate of occupancy, automatic conversion, move in. One loan carries the entire Marion County journey.
When do realtor commissions get paid on a construction deal in Marion County on a conventional construction loan?
A commission paid by the land seller is paid at closing, when the land is paid off. A commission the builder owes per the contract pays at completion. Knowing the split keeps every party's expectations straight from day one. In Marion County — including around Anthony and Belleview — the same guideline applies.
What if some site work was already done on my land in Marion County on a conventional construction loan?
Existing improvements — a cleared pad, a well, a culvert — usually aren't fatal, but they must be disclosed, documented, and confirmed lien-free with paid receipts or lien waivers before closing. Fresh construction on the house itself before closing is the real problem. Tell us exactly what's been done on the Marion County parcel and we'll map the path.
How does my builder get paid on a conventional construction loan in Marion County?
Through the draw system: complete a stage, pass inspection, receive funds — repeated through the build. Builders never receive the full contract up front, and a retainage portion is typically held until final completion. It keeps every Marion County project honest: money follows verified work, never promises.
Can I include upgrades like solar in the construction budget in Marion County on a conventional construction loan?
Yes — solar, impact windows, spray foam, generators, and other upgrades can be financed inside the construction budget when they're in the plans and cost breakdown. In Marion County, hurricane-rated and energy features often earn back value at appraisal and savings on insurance. Add them at the design stage, not as change orders later.
Who is my point of contact during the build in Marion County on a conventional construction loan?
During construction, the loan-administration team is your builder's direct contact for draws and inspections, while our team stays with you on everything else — timeline, credit protection, and the modification at the end. You're never guessing who to call. In Marion County — including around Ocklawaha and Orange Lake — the same guideline applies.
Can well, septic, and driveway costs be financed in the conventional loan in Marion County?
Yes — site preparation is an eligible use of construction funds, and that includes the well, septic system, driveway, utility runs, clearing, and grading. Rural Marion County parcels outside Ocala often need all of it, and it all rides inside the one loan with the rest of your budget.
Can I build a manufactured home with a conventional construction loan in Marion County?
Yes. A new manufactured home that has never been attached to a foundation can be financed with a conventional construction-to-permanent loan, covering the home purchase, foundation, and site work. Fannie Mae's MH Advantage program even allows up to 97% financing on qualifying homes. Underwriting must run through the automated systems, and we handle that on Marion County placements.
Who pays for cost overruns during construction in Marion County on a conventional construction loan?
It depends on your contract and the cause. A fixed-price (turnkey) contract puts most overrun risk on the builder; a cost-plus contract leaves it with you. The contingency reserve inside the loan absorbs the first layer either way. This is why we push Marion County clients toward fixed-price contracts with a healthy contingency — the risk is decided before it happens.
What's the difference between modular and manufactured for conventional loans in Marion County?
Modular homes are built in sections, assembled on-site, and meet the same local building codes as stick-built houses — conventional lending treats them exactly like site-built homes. Manufactured homes are built to the federal HUD code on a permanent chassis and follow their own guideline set with a few extra rules. Both can be financed in Marion County; the paperwork path just differs.
Can my rate improve if the market drops during construction in Marion County on a conventional construction loan?
Possibly — within 30 days of the modification being signed, a float-down option can apply if the market has improved. The construction department runs the numbers to confirm it's viable. Locked protection on the way up, a window of opportunity on the way down. In Marion County — including around Ocklawaha and Orange Lake — the same guideline applies.
Do I have to requalify after the home is built in Marion County on a conventional construction loan?
No — that's the defining promise of a single-close. You qualified once, before construction; conversion at completion is administrative, not a re-underwrite. Fannie Mae even provides document-age flexibility for construction timelines. A job change or market shift mid-build doesn't reopen your approval on a Marion County One-Time Close.
Fees, Money & Timing8 Q
What does the extension fee cost if my build runs long in Marion County on a conventional construction loan?
A monthly fee applies past the completion date, and the locked rate is forfeited to current market. The real cost of running long is the rate, not the fee — which is why the construction term you pick at closing deserves serious thought. In Marion County — including around Citra and Dunnellon — the same guideline applies.
How does the construction term affect my cash to close in Marion County on a conventional construction loan?
Directly — the term drives the interest and soft-cost figures built into the transaction, so a 12-month selection costs more upfront than a 6-month one. We size the term to your builder's actual schedule, not a guess. In Marion County — including around Evinston and Fairfield — the same guideline applies.
How are builder deposits handled on a conventional build in Marion County?
Deposits you've paid the builder for plans or to reserve a slot are documented and credited to you within the transaction — they're part of your investment in the project, not lost money. Keep every receipt. Large deposits before loan approval carry risk, though: on a Marion County custom build, keep pre-closing deposits modest until financing is locked.
What is PMI and when does it go away in Marion County on a conventional construction loan?
Private mortgage insurance protects the lender when you put less than 20% down — and unlike FHA's mortgage insurance, it's temporary. It cancels automatically at 78% of original value, can be requested at 80%, and rising Marion County values or a new-construction equity jump can end it sooner via appraisal. It's a bridge, not a life sentence.
Can gift funds cover my down payment on a conventional loan in Marion County?
Yes — gifts from family members can cover the entire down payment and closing costs on a primary residence, with a simple gift letter and paper trail. Combine a cash gift with gifted or discounted family land and a Marion County build can launch with remarkably little of your own savings.
How long does approval take for a conventional construction loan in Marion County?
Pre-approval: usually a day or two. Full approval through closing: commonly 30–45 days once your builder's package and plans are complete, since the appraisal reviews the full plan set. The critical path is almost always builder paperwork, not your file — which is why we start the Marion County builder registration on day one.
Are points and temporary buydowns allowed on conventional loans in Marion County?
Yes — discount points can permanently reduce your rate, and temporary buydowns (like 2-1 structures) can lower early payments, often funded by the builder as an incentive. On purchase-structured construction loans these are available within the interested-party contribution caps. We run the break-even math for your Marion County scenario so incentives are real, not cosmetic.
What closing costs come with a conventional construction loan in Marion County?
The usual suspects — origination, appraisal, title, recording, prepaid taxes and insurance — plus construction-specific items like draw inspection fees and the slightly higher appraisal cost for plan review. The single-close advantage: you pay this once, not twice. Builder contributions can offset a chunk of it on Marion County contracts.
Process, Docs & Underwriting7 Q
What actually happens at a conventional construction loan closing in Marion County?
You sign the permanent note and mortgage with a construction addendum, the land is purchased or refinanced, initial funds position for the first draw, and title records the lender in first place. From that moment your terms are set and your builder is cleared to pull permits. It's one sitting — Marion County families are usually done within the hour.
Will my documents expire during the months of construction in Marion County on a conventional construction loan?
Fannie Mae specifically allows extended document age on single-closing construction-to-permanent loans — credit and appraisal documents that would normally go stale are given room to accommodate build timelines. It's one of the quiet structural advantages of the single-close: your Marion County approval is built to survive the calendar.
Can I switch lenders mid-process and keep my appraisal in Marion County on a conventional construction loan?
No — appraisal transfers aren't accepted on this program; the as-completed appraisal is ordered fresh with the finalized contract and plans. If you're unhappy where you are, the restart is smaller than it feels. We'll show you the real timeline. In Marion County — including around Citra and Dunnellon — the same guideline applies.
What happens between clear-to-close and closing day in Marion County on a conventional construction loan?
Underwriting clears the credit file, the construction department gives final project approval, and closing figures are prepared from the verified construction numbers. At closing you bring down payment, escrows, and closing costs — lot equity can offset both. In Marion County — including around Evinston and Fairfield — the same guideline applies.
Can my conventional loan terms change between closing and completion in Marion County?
Only in the narrow ways the guidelines allow — under Freddie Mac's One-Time Close, a single modification can adjust the balance for documented cost increases or convert an ARM to fixed, and terms may be modified only once. Otherwise, what you signed is what you keep. Nothing changes without your signature on a Marion County file.
How is underwriting different for a conventional construction loan in Marion County?
Your personal qualification is identical to any conventional loan. What's added is project underwriting: the builder's credentials, the contract, the cost breakdown, and an appraisal from plans. Think of it as approving the borrower and the build. Strong files with weak project documents stall — so we perfect both halves of every Marion County submission.
How do I get started on a Conventional construction loan in Marion County?
Two minutes: tap See My Options and answer a few questions, or Talk to Our Team. We'll pre-qualify your credit and income, screen your lot, and start your builder's registration — the three tracks that decide how fast you break ground in Marion County.
Comparisons5 Q
Conventional vs VA construction — what's the difference in Marion County?
VA is exclusively for eligible veterans and service members: $0 down and no monthly mortgage insurance, an unbeatable combination when it applies. Conventional is open to everyone and adds second-home and investment builds VA doesn't cover. Veterans in Marion County should almost always look at VA first — and we'll show conventional beside it so the choice is proven, not assumed.
New conventional construction loan vs HomeStyle Renovation in Marion County — which do I need?
Ground-up on vacant land is construction-to-permanent territory. Buying or owning an existing Marion County home that needs transformation — additions, gut remodel, hurricane hardening — is HomeStyle Renovation, one loan covering purchase-plus-rehab on the after-improved value. Tear-down-and-rebuild scenarios can go either way; we structure whichever fits the project.
Conventional vs FHA construction loan in Marion County — which fits me?
FHA takes 3.5% down with flexible credit but carries mortgage insurance that typically lasts the life of the loan. Conventional starts at 3–5% down, allows second homes and investment builds, and its PMI cancels as equity grows. Stronger credit and any land equity usually tip the math conventional in Marion County. We price both side by side and let the numbers decide.
What happens if my project cost exceeds the conforming limit in Marion County on a conventional construction loan?
Above $832,750 (the 2026 one-unit limit in Marion County), the loan becomes jumbo construction — still very financeable, with larger down payments and full-documentation underwriting. Sometimes trimming the budget under the limit or applying more land equity keeps you conforming. We model both structures so you choose with the full picture.
Conventional vs USDA construction loan in Marion County — how do I choose?
USDA One-Time Close offers $0 down but requires an eligible rural address and household income under the county limit. Conventional works at any Marion County address with no income cap, allows second homes and investments, and its PMI cancels. Rural site plus moderate income? USDA is hard to beat. Otherwise conventional carries the day. Dual-eligible families should see both priced together.
Local Pulse
What's happening in Marion County
University of Florida · 2026-07-13
Florida migration slowed sharply in 2025, with mid-sized counties continuing to grow
Marion County's continued population growth signals sustained demand for new housing and construction opportunities in the region.
Updated automatically — sources are original local publishers.
Strong file? Make it work for you.
Jim Blackburn (NMLS #1072866) — $500M+ closed. Conventional priced against USDA, FHA, and VA on your actual numbers, every time.
Conventional Construction Loans by Florida County
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Conforming loan limits are set by FHFA and subject to change. Program guidelines are subject to change. Educational content — not a commitment to lend or a guarantee of approval. Down payment and PMI treatment depend on qualification.