Start with the purpose of the capital and the information behind the plan. This guide separates the financing questions, shows a hypothetical planning example and helps you prepare a useful review.
Define the project and exit
Describe what will be built and whether it will be held for rental income or sold. A rental project and a condominium sellout require different planning assumptions. This guide does not establish that financing is available for either.
Show the development stage
Identify site control, design, entitlements, permits and construction status. Keep approved items distinct from applications or plans still being reviewed.
Build the project budget
Separate land, construction, professional costs, reserves and contingency. Show equity already invested, additional contribution and the financing requested. Identify which estimates are supported by contracts or current proposals.
Illustrative cost-to-complete planning
Consider a hypothetical $2,000,000 project budget with $300,000 already spent and $1,700,000 remaining. If verified unspent committed funding is $1,500,000, there is a $200,000 gap before any additional contingency or overruns. These figures do not imply a lender contribution or leverage limit. Verify what is committed, when it can be drawn and which costs have already been paid; never count the same equity twice.
Map draw timing, not only the total facility
Prepare a month-by-month construction cash schedule. Ask which costs must be paid before reimbursement, what documentation supports a draw and how inspections or approvals could affect timing. Keep the project contingency distinct from money already allocated to signed commitments. A total financing amount alone does not show whether cash is available when a contractor invoice is due.
Test delay and exit assumptions separately
Model a construction delay with carrying costs continuing, and a separate case where lease-up or unit sales take longer. State the proposed exit without assuming a future refinance, sale price or presale conversion. Distinguish rental projects held after completion from units built to sell. Condominium-specific capabilities and requirements must be confirmed for the actual project.
Explain the completion plan
Describe the sponsor, contractor and professional team, proposed schedule and leasing or sales assumptions. Pre-revenue development does not need an operating business monthly-revenue answer; it needs project-specific information.
Confirm capability before commitments
Condominium construction and unit-release or presale requirements need specific lender and project review. Do not assume a particular program, financing percentage, pricing or approval timeline.
Make the review easy to follow
Bring site-control information, current plans, entitlement status, a sources-and-uses schedule, cost-to-complete budget, construction proposals and sponsor experience. Label estimates, approved items and outstanding decisions. Identify who bears each cost and what evidence supports the schedule. This is a project-planning framework, not a commitment of financing or confirmation of approvals.
Preparation checklist
- Identify site control, current plans, approvals and outstanding decisions.
- Separate spent costs, remaining costs, contingency and verified committed funding.
- Map proposed draw dates against payment dates and possible delays.
- Describe sponsor and team experience, completion responsibilities and the rental or sales exit.
Your next step
Choose the relevant financing conversation.
Use the path that matches your business, property or project.
Sources and scope
This guide is an original Unicus Capital planning framework. Its worked examples use hypothetical figures, not industry benchmarks, customer results or lender terms. They do not establish eligibility, pricing, approval or financing availability.
Use current business records, property information and project documents to assess your own plan. Legal rights, taxes and valuation require the appropriate professional review. This educational guide is not legal, tax or accounting advice.
Published planning material updated November 3, 2026. The preparation checklist summarizes the questions and records discussed above; actual review requirements depend on the transaction.