在三个州担任建筑项目经理的30多年中，我在1965年和1966年在越南的两次职责巡回赛中看到了很多东西，在美国海军移动建筑营10中看到了我所见过的。但是，当我去芝加哥的Corus Bank工作时，最有趣的挑战是，负责进度检查和支付建筑贷款资金的60亿美元贷款组合。

不用说，我管理施工网站的经验有所帮助。

Few people appreciate what a bank's construction inspector actually does or how the inspector qualifies for the job. Most progress inspectors are employees of the lead architectural firm and are well qualified to verify the accuracy of each line item in a pay request. But a bank inspector who has a background as a construction project manager can perform the monthly progress inspections with more insight than someone who is just verifying numbers. That insight can lead to cost-effective problem solving.

My own transition from construction management to staff work for construction lenders had an easy start. I learned that a monthly progress pay request is a snapshot in time of a typical construction budget. My second big step in gaining understanding of the lending game was to master the typical loan agreement, which defines and controls the loan. Knowledge of the loan agreement and a full understanding of construction site operations helped me protect the banks' risk exposure and loan servicing needs.

The construction lender’s biggest fear is a project failure that requires the lender to declare the borrower in default. That can require the lender to take ownership of the real estate. And it means that the payback of loan funds will be delayed and unbudgeted costs will be incurred by the bank.

该银行的借款人是项目所有者，一直在寻找降低成本的方法，所有者发起的变化几乎总是会导致某种形式的计划延迟。18luck.cub一位勤奋的银行检查员总是观看每月建筑师所有者合同会议上发起的变更单的数量。检查员必须了解节省成本和潜在计划延迟之间的互换。

It is possible that the owner's goals of cost savings can conflict with the lender's goal of a timely project completion. Timely completion of the project triggers the beginning of the scheduled repayment to the lender of construction loan funds. These conflicting goals don’t necessarily cause a problem. If the interest reserve and the contingency, which are budgeted into the loan agreement, are in proper order, the loan remains in balance. (The interest reserve is a fixed amount of the loan funds that is drawn by the borrower to pay the current interest charge.) If these two budgeted amounts are drawn down by the borrower in proportion to the project progress, they are considered to be in order. If they are seriously depleted, well above the rate of project progress, the bank may require the owner/ borrower to put new, additional funds back into the loan account.

When the problems involve a $100-million condominium project (part of Corus Bank’s portfolio of 120 project loans in 17 states), which happened at the time I worked there, the bank sees the issues with more urgency. The problem cropped up just before condominium closings were about to begin. My boss, the head of commercial lending, asked me to fly to Miami to check on a serious problem that would delay the start of loan repayment.

在新建造的51层建筑的新建消防洒水系统中发现了超过四打的泄漏。实验室报告显示，分包商使用的PVC材料具有材料中杂质引起的许多缺陷。借款人目前的计划是撕毁整个消防洒水系统，并从头开始重建。这可能需要几个月的时间，延迟了公寓关闭和贷款回报，并将给公寓单位买家合同理由退出购买。

寻求泄漏位置和模式

我想知道的第一件事是泄漏的位置，看看它们的外观是否有模式。我还问谁将有缺陷的材料样品带到实验室进行测试。

提供了信息以表明泄漏是分组聚集的。泄漏似乎集中在51层建筑的三层楼上。有缺陷的材料将显示整个建筑物中泄漏位置的随机模式。事实证明，有缺陷的材料样品已由构建消防洒水系统的分包商运送到实验室。作为一名旧项目经理，我已经看到了做工不佳的结果以及与实验室报告一起玩的游戏。他们不可信。

我访问网站后,新的PVC样本the immediate leak locations were taken to the lab and found to be free of defects. Four dozen leaks and the associated finishes were repaired in short order and the unit closings and loan payback remained on schedule.

There were other examples of where my construction experience helps such as loan disbursements for materials in storage. The usual procedure is for the bank to provide funds for those materials after documents are provided with an inventory of material and a bill of sale and verification from a bonded warehouse.

出于充分的理由，我们至少看过一次了一次。一位总承包商已向我们的一位借款人开发人员索取60万美元，以便在花岗岩台面上存款。花岗岩尚未装入中国港口的运输集装箱。但是我建议支付60万美元的支出。为什么？该银行目前持有超过2000万美元的保留，该项目提前了计划，并且管理得很好。几乎没有发生意外资金的使用。换句话说，这笔支出的贷方敞口是有限的。

As sharp as our senior loan officers were they often did not know the basic vocabulary and procedures that construction managers deal with daily. Yet they had the power to stop or continue the flow of project funds – and shape the outcome of the project for better or worse.

总部位于芝加哥的约翰·赞德（John Zander）是银行建设项目的顾问。18luck官网他可以接触到marshfield40@gmail.com