Results
What progress looks like in Santa Barbara County.
Nobody can promise an approval, and we never do. What we deliver is a file that moves: complete, documented and always one step ahead of the next question.
How we measure it
Three things every engagement delivers.
- A complete first submittal
The package goes in having already answered the questions staff are most likely to ask.
- Fewer resubmittal cycles
Corrections are anticipated, owned and answered completely the first time.
- A decision trail
Every submittal, comment, response and date on record, readable in five minutes, so builders and lenders can plan.
Why clients trust us
Lived deal work, not theory.
Before launching Black Oak's permitting and land strategy work, Cris spent 30 years on every side of Santa Barbara County projects. He has reviewed hundreds of projects as a commissioner on the Central Board of Architectural Review, holds Senior Member standing with the International Right of Way Association, and has operated as a developer and investor.
That means we understand approvals, constraints, easements, access and agency expectations from direct experience.
Client praise
Five stars, in their own words.
Be prepared: this is all going to happen very quickly!
Applying for a mortgage or a refinance can be a daunting task. It doesn't have to be with Cris Lapp. As someone who works in the arts with my own business, my income stream comes in a wide array of documents: W-2s, 1099s, K-1s, and more. In addition to applicants with traditional W-2 incomes, Cris has a deep understanding of how self-employed and small business owners work, which makes his expertise invaluable.
Be prepared: this is all going to happen very quickly! Cris moves with speed and efficiency. His fantastic escrow team is on every detail. While always keeping an eye on your rate lock and market conditions, Cris is the tireless ice breaker who can navigate through a seemingly frozen sea and get you to your destination safe and sound. And he does it all with patience and grace. You will be in good hands with Cris and the Black Oak Group, from that first phone conversation to popping the champagne cork at closing.
Concierge-level lending that actually delivers.
I've used Black Oak for multiple loans and each time received superior, personal concierge service. Cris is tenacious, explains every step clearly, and truly fights for his clients. I've referred friends and family and every one of them is grateful. This is how lending used to be and should still be.
A true five-star selling experience.
From the first meeting to closing day, working with Cris and Black Oak was exceptional. He brought a clear pricing and staging strategy, stuck to the timeline, and communicated constantly. The marketing was first class, the negotiations were calm and strategic, and we sold above asking price ahead of schedule. Beyond results, Cris provided white-glove care and total transparency. I would not hesitate to work with him again.
Mortgage help made easy.
Working with Cris and his team was extraordinary. They made the entire mortgage process easy and stress-free. I would highly recommend them to anyone needing mortgage help.
The best decision we made, twice.
We sold and bought with Cris and his team twice in Santa Barbara, and both experiences were outstanding. Cris is calm, honest, and deeply knowledgeable. He never pressured us and always gave clear advice. Our home sold quickly at a price we loved, and on the buying side he was strategic and ahead of the curve. Having mortgage coordination in-house made everything smoother. Cris is not just an expert, he is a true partner.
Is your permit stuck?