贷款机构到底想从物业经理那里得到什么?

作者:Michael Giese, Glenstar执行董事

有时候，贷款人似乎, 贷款和报告要求是一个谜, and that one misstep could potentially put your funding in jeopardy.  With so much at risk, how are property managers supposed to know what lenders want?

通过关键指标降低风险

To get some perspective, let’s take things from the lender’s point-of-view.  的y are often providing debt for the purchase of an asset, as well as potentially proving future funding on construction improvements and leasing commissions.

As lenders have already committed to funding your project, they attempt to minimize risk as they seek a return of their investment.  With this, there are generally four key things to keep in mind:

• 收入和支出
• 主要租赁
• 正在进行的建筑工程
• 租户拖欠

Evaluating these areas helps the lender continually evaluate whether the building is likely able to meet its loan obligations.

增加贷款人要求

多年来，贷款人的要求有所提高.  今天, 例如, many lenders use consultants to review and confirm construction completion percentages.

例如, if a lender provides $10 million of future funding for building improvements, lenders may have independent consultants review the project, verify completion percentages and evaluate construction documents.

This makes it critical for property managers to read loan documents and understand reporting requirements, including which documents need to be provided and when.

其他通知要求

In addition to reporting construction progress, what other notifications do managers need to make? 租户违约 通常是一个.  If you have a tenant and they are not paying, the manager must typically report that to the lender.

另外, there may be cases where expenses are greater than or revenues less than the lender approved budget.  贷款文件一般提供 报告方差的阈值 这些都需要报告.   Variances that do not need to be reported on are generally referred to as 允许的费用偏差.

当闹钟响起

当收入不足或费用超支时, it is important to follow the reporting requirements outlined in the loan document.  You do not want to do anything that places you in default of your loan covenants.  完全透明很重要.

If revenue begins to fall short or expenses climb too high, 贷款人可能会减少未来的资金.

Let us say the lender was going to provide $10 million of construction funding, 而是因为最大的租客没有付钱, the lender could lower that amount to minimize risk and maintain the debt service coverage ratio.  的 偿债覆盖率(DCR) is a number based on the net operating income over the debt service.  一旦你的比率降到可接受的水平以下, 在您的贷款文件中定义, the lender typically has the right to move (sweep) your revenues into an account they control.

例如, a building takes in $1 million in rent this month. Usually, that $1 million would flow right into an operating account to pay for goods and 服务.  然而, 如果你的DCR很差, 贷款人可能持有这100万美元, pay themselves the debt service and hold money for taxes and insurance, 在把剩下的寄给你之前.

了解预算编制程序

从年度角度看, managers are generally required to give lenders a budget on a specific due date, with the lender having somewhere between 30 to 60 days to approve.  While you will not want to start spending on larger projects without an approved budget, 可能会出现涉及紧急维修的紧急问题.  在任何情况下，通常 any expense variance that exceeds the loan parameters generally require written approval from the lender.

随着时间的推移, lenders have requested review and approval of certain leases and material service contracts, so your team should know which types require a lender approval.  让我们仔细看看其中的一些:

• 许多贷款需要贷款人的批准 超过一定期限的服务合同即使在30天内取消.
• 服务 agreements that do not have a 30-day cancellation policy 有时需要贷款人的批准.

• 偶尔,服务 contracts with annual payments exceeding a certain dollar amount例如100万美元，可能需要贷款人的批准.
• 如果拟议的租约或修订不符合 预先设定的最低准则在美国，它们通常需要贷款人的批准.

定期沟通

You should communicate with your lender regularly and with full transparency.

At the end of the day, what lenders want is a return of their principal and interest.  How much are we pulling from the loan for commissions and capital redevelopment? 每月的还本付息是多少?  What is the building’s cash flow, both today and future?  所有这些都是重要的问题.

As you become more knowledgeable about what lenders want, you will find that regular and transparent communication benefits multiple parties, 包括银行, 服务, 业主及管理人.

From improving lender relationships to understanding accounting principles, 博马/十大网赌靠谱网址平台 offers over 20 education programs for property management teams just like yours – and you can take them virtually too. Learn which program is the right fit for you by visiting our 教育部分 or contacting Jaclynne Madden, Director of 教育, at jmadden@wjzdy.net or 312.870.9608.