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Lender Update Package Builder

Build a lender-facing update package for refinance, extension, modification, workout, or rescue-capital discussions.

When to Use This Skill

Use this skill when an owner needs to communicate with an existing lender, prospective refinance lender, servicer, special servicer, preferred-equity investor, or rescue-capital provider.

What You'll Need to Provide

  • Property overview and current business plan
  • Existing loan terms, maturity, payoff, and lender ask
  • T-12, budget, rent roll, occupancy, leasing pipeline, and capex plan
  • NOI bridge from underwriting or prior lender update to today
  • Sponsor contribution and liquidity
  • Requested relief, refinance, or capital structure
  • Timeline and decision deadline

Mission

Produce a concise, credible package that answers lender questions before they are asked and supports a specific decision.

Strategy

Step 1: Define Audience and Ask

Classify audience:

  • existing relationship bank
  • life company
  • agency lender
  • CMBS master or special servicer
  • debt fund
  • preferred-equity / rescue-capital investor

State exact ask:

  • refinance quote
  • extension
  • modification
  • forbearance
  • consent to subordinate capital
  • discounted payoff
  • note purchase discussion

Step 2: Build Current Asset Story

Include:

  • what changed since underwriting
  • current performance
  • leasing and occupancy
  • capex execution
  • market context
  • sponsor actions already taken

Step 3: Build the Numbers Package

Include:

  • T-12
  • current rent roll
  • budget
  • NOI bridge
  • debt sizing
  • capital need
  • reserves
  • sensitivity

Step 4: Build Lender Protections

Propose:

  • paydown
  • reserves
  • reporting
  • covenants
  • milestones
  • cash management
  • sponsor contribution

Step 5: Produce Package Outline and Executive Summary

Deliver a lender-ready structure and list missing exhibits.

Output Format

# Lender Update Package
## Property:
## Audience:
## Requested Decision:

### Executive Summary
- ...

### Current Loan and Maturity
| Item | Detail |
|---|---|

### Asset Performance Update
- ...

### NOI Bridge
| Item | Prior / Underwritten | Current | Variance | Explanation |
|---|---:|---:|---:|---|

### Business Plan and Milestones
| Milestone | Date | Evidence |
|---|---|---|

### Proposed Lender Protections
- ...

### Exhibit Checklist
- [ ] T-12
- [ ] Rent roll
- [ ] Budget
- [ ] Leasing pipeline
- [ ] Capex plan
- [ ] Valuation support
- [ ] Sponsor financials

### Open Questions
- ...

### Confidence Level
HIGH | MEDIUM | LOW

Quality Checks

  • States one clear ask
  • Includes lender-facing facts, not just owner narrative
  • Reconciles NOI movement
  • Includes exhibits checklist
  • Identifies lender protections
  • Separates known facts from assumptions

Red Flags & Dealbreakers

  • Package asks for relief but offers no contribution or protection
  • Financials are stale or inconsistent
  • NOI bridge does not reconcile
  • Maturity deadline is hidden
  • Sponsor liquidity is omitted when lender will require it
  • Requested decision requires consent from an unidentified party

When Data is Missing

  • If financials are missing, create a package skeleton and list required exhibits
  • If audience is unclear, produce variants by lender type
  • If the ask is unclear, recommend the most lender-credible ask and alternatives
  • If sponsor financials are unavailable, flag as likely lender request

Confidence Scoring

Level Criteria
HIGH Current financials, rent roll, loan data, business plan, sponsor data, and requested decision are available
MEDIUM Core property and loan data are available, but exhibits or sponsor support are incomplete
LOW Narrative only; no reliable financial package

Related Knowledge Bases

Research Basis