Construction Draw Modeling
Monthly draw schedules, interest carry, cost-loading curves, and draw-to-budget reconciliation. The hardest spreadsheet in CRE, built correctly.
Construction draw schedules are built from scratch every time — monthly rows, S-curve assumptions, hard cost and soft cost phasing, interest accruing on a balance that changes every month. Change the timeline and half the formulas break. The lender's draw request format never matches your model.
Upload the GC contract and budget to the Data Room. Describe the timeline and cost-loading pattern in chat. Apers generates the monthly draw schedule with interest carry that compounds on the cumulative outstanding balance. Approve the output, open it in Google Sheets, and save the schedule to your Library. Change the construction period and every draw, every interest accrual, and the permanent takeout date recalculate automatically.
Four Steps to a Draw Schedule
Upload the budget
Drag the GC contract and construction budget into the Data Room. Apers parses line items, cost categories, and the construction timeline automatically.
Apers builds the schedule
Monthly draws distribute across the timeline using S-curve, front-loaded, linear, or custom loading patterns. Interest carry compounds on the cumulative outstanding balance.
Review and approve
Before writing cells, Apers shows the loading pattern, draw amounts, and interest carry assumptions. Approve the full schedule or adjust individual line items in sub-chats.
Export and share
The draw schedule opens in Google Sheets with full formula transparency. Save to your Library, download as .xlsx for lender reporting, or share with your construction manager.
Monthly Draws, Any Loading Pattern
S-curve, front-loaded, linear, or custom — select the cost-loading pattern and Apers distributes hard costs, soft costs, contingency, and developer fee across the construction timeline. Each draw is formula-driven and tied to the budget.
Compounding on a Moving Balance
The outstanding construction loan balance changes every month as draws increase. Interest accrues on the cumulative balance — and the interest itself can be funded from the loan or paid current. Extend the timeline and the additional interest carry calculates automatically.
Budget vs. Actual Tracking
As construction progresses, actual draws diverge from the budget. Apers tracks cumulative draws against the original schedule — by line item, by month, by cost category. The remaining contingency recalculates with every draw.
Approve Every Step
Apers shows its plan before writing a single cell — which loading pattern it will use, how interest compounds, and how draws tie back to the GC budget. Approve one period at a time or switch to Fast Mode.
Google Sheets + Library
The draw schedule lives in Google Sheets with full version history and formula transparency. Save to your Library for lender reporting, download as .xlsx, or share with your construction lender.
Models
Frequently Asked Questions
How does Apers handle construction draw schedules?
Upload your GC contract and budget to the Data Room and describe the timeline. Apers generates monthly draw schedules with S-curve cost loading, compounding interest on the cumulative outstanding balance, and automatic recalculation when timelines change.
Can Apers model interest carry on construction loans?
Yes. The XL-2 engine calculates interest accruing on the cumulative drawn balance each month. When draws shift or the construction timeline changes, every interest accrual and the permanent takeout date recalculate automatically.
What documents do I need for construction draw modeling?
Upload the GC contract, construction budget, and loan term sheet to the Data Room. The UDPE engine reads scanned PDFs, native spreadsheets, and other common formats. You can also add AIA draw request forms for reconciliation.
How does Apers handle hard cost vs. soft cost phasing?
Apers separates hard costs, soft costs, and contingency into distinct line items, each with its own draw curve. You can specify loading patterns for each category, and the model tracks cumulative draws and remaining budget by cost type.
Can I reconcile draw requests against the budget in Apers?
Yes. Upload draw requests into the Data Room and Apers compares them against the original budget. Variances are flagged by line item, and you can drill into any discrepancy in a sub-chat to understand the source.