When a borrower stalls, your collateral stalls.
Construction and draw management that protects your collateral, from first review to final release, delivered through licensed partners.
Where loans stall
Three ways a funded project stops moving
Budget breaks
Hidden conditions after demo turn into change orders the borrower didn’t plan for.
Contractor walks
The job sits partly done with no plan or price to finish it.
File can’t support the draw
Missing lien waivers, photos that don’t match the draw line, change orders nobody signed.
How it works
Your borrower
funds equity and costs, keeps control of the job, pays for our services
Foundation First
scope and budget review before funding, licensed GC and trade procurement, schedule, quality control, and daily photos, draw packages and lien waivers in one JobTread file, closeout and the final-release file
You (the lender)
a file your inspector can approve, a clear read on your collateral, no cost to refer
End to End
First review to final release
01
Feasibility
Scope, budget, and go/no-go before funding
02
Precon
Plans review and baseline budget
03
Permitting
Permit plan and approvals tracking
04
Loan package
Scope, budget, schedule, draw plan
05
Procurement
Licensed GC and trades prequalified
06
Construction
Schedule, quality control, clean draws
07
Closeout
Punch list, lien waivers, final release file
Standards
24 hours
Written answer standard
3–5 days
Draw turnaround target
100%
Lien waivers before release
What we manage
The loans we help protect, from rehabs to new construction
New builds, custom homes
Single homes and small batches, plans through keys
Subdivision development
Phased lots and homes, site work through sold homes
Multifamily value-add
Unit renovation and capex programs for refinance or sale
Investor rehabs, portfolios
Flips, BRRRR, and rental turnovers at scale
Restoration, storm repair
Water, wind, and flood repair with documentation
Light commercial and TI
Tenant improvements and commercial renovations
Full Services
Everything we do, by stage of the loan
Before You Fund
Borrower scope and budget review —Independent audit before closing
Lender-ready package — Scope, budget, schedule, draw schedule
During The Loan
Construction management — New builds and subdivisions, start to finish
Build coordination — Licensed partners, one JobTread record
Draw documentation — Waivers, photos, change log for your inspector
When It Stalls
Rehab Rescue Review — Audit, budget-to-complete, go/no-go
Replacement build team — Licensed partners to finish the job
Protecting Collateral
Storm and flood repair — Documentation and repairs; adjuster partner
Capex budget — Renovation budget for refinance or sale
Closeout and lien waivers — Clean records before final release
Borrower-paid. Field work by licensed partners. We never inspect, certify, or approve draws on a job we coordinate.
Starting Points
Rehab Rescue Review
$1,500, borrower-paid, $2,500–3,500 for 2–4 units.
Build Coordination
10–15% of hard cost, paid per draw.
Our conflict rule
We never inspect, certify, or approve draws on a job we coordinate.
Where we are: money got more expensive again
3.75–4.00%
Fed funds after the Sep 16 hike, the first increase since 2023
5.01%
10-year Treasury at the close on Sep 16
~7%
30-year mortgage quotes in late September
25.4%
Typical gross flip margin, Q1 2026, down from 29.6% a year earlier
THE STORY
In February the market expected rate cuts through 2027. By September it expected more hikes. Anyone underwriting on ‘rates will come down’ is carrying a bet the market no longer makes.
Market brief · Q3 2026 · updated quarterly. Sources: Federal Reserve SEP, BondSavvy, Norada, ATTOM, iShares (September 2026)
What it means for credit: thinner cushions, slower exits
Borrowers have less room
Flip margins near multi-year lows leave little slack for a change order or a slow month.
Contractors are strained
Subcontractors wait an average of 51 days to be paid, and 92% floated payroll from their own pockets last year. A contractor failing mid-loan is a real risk.
A vetted, consistent execution partner, so you’re not starting over every time a GC doesn’t work out.
Exits take longer
Buyers facing ~7% mortgages pay less and move slower, stretching hold periods.
WHAT IT MEANS
The risk in a construction loan now sits in the budget and the file: scope gaps, missing waivers, and a contractor with no cash. Those are the things we control.
Market brief · Q3 2026 · updated quarterly. Sources: Federal Reserve SEP, BondSavvy, Norada, ATTOM, iShares (September 2026)
Where the opportunity is
Maturity wall
About $300B of multifamily debt matures in 2026 and $757B through 2028, values roughly 20% below the 2022 peak. Owners need capex plans to refinance or sell.
Hampton Roads demand
$76.6B in new submarine contracts anchor shipyard employment, and workforce housing demand follows.
ADUs from July 2027
Virginia makes ADUs by-right statewide with a $500 permit cap, a new small-build market for existing lots.
Stalled projects
Half-finished rehabs and stuck loans trade at discounts to owners who can finish them on budget.
Market brief · Q3 2026 · updated quarterly. Sources: The Real Deal / WSJ / MBA, Hampton Roads Alliance, Code of Va. § 15.2-2292.4.
We don’t treat the project as our financing
Work is funded through deposits, borrower-funded purchasing, supplier terms, or your draws, never by us fronting costs. No hidden liens, no mid-job cash dry-up, no surprise claims against your collateral.
BEST FIT
Stalled or over-budget rehabs, rental turnovers, storm and water repair, scopes with clear funding
CASE BY CASE
Ground-up, heavy MEP, or permit-heavy scopes, only with clear funding
NOT A FIT
No funding clarity, unpermitted work, or unclear ownership
Have a borrower who’s stalled?
Refer one stuck borrower, or book 20 minutes and walk us through a live draw. The borrower pays for the review; referring costs you nothing.
