Escrow accounts and construction project finance
The escrow law moves shared-equity housing onto project finance: buyers' money is locked until handover, and construction runs on a bank credit line. We prepare the project so the bank accepts it, and confirm readiness before every tranche.
When you need this
You are going to a bank for project finance for the first time, and the schedule and budget were built for yourselves, not for a credit committee.
The bank releases tranches against readiness, and there is nothing to confirm it with: acts and photos exist, but nobody reconciles them with the schedule.
More money has been drawn than has been built — and that surfaces in the bank's first check, not in your report.
The credit line is smaller than the budget and the remainder will not cover completion — better to know now than three months before handover.
Project review before the bank
Schedule realism by pace, resources and season; budget completeness, including the work that usually gets left out and later added by change orders.
Credit-limit adequacy
Whether the requested limit covers completion and with what margin. It is the first question the bank will ask.
Primavera P6 schedule for the credit file
A level-4 resource- and cost-loaded schedule — a format the bank can verify, not a picture.
An opinion before every tranche
Earned value against plan, schedule and cost indices, completion forecast, quantities confirmed by acts and photo records. A document ready for the credit file.
Construction supervision on site
Measurements, inspection of concealed works, incoming material control — evidence of readiness rather than a contractor's statement.
A dashboard the bank can access
Progress, deviations and completion forecast update from weekly schedule snapshots. The bank sees the site without a visit or a phone call.
How the work runs
- 1
Project review
We read the schedule, budget and financial model the way the bank will. What would raise questions is found before submission, not at the credit committee.
- 2
Preparing the defence
We bring the schedule and budget to a verifiable state, calculate limit adequacy, and prepare answers to the credit committee's questions.
- 3
Confirmation protocol
We agree with the bank what is confirmed before a tranche and on which documents. One method for the whole project — no surprises at each release.
- 4
Control during construction
Weekly schedule snapshots, photo records by work item, acts reconciled with the site — an opinion for every tranche without delay.
- 5
Support to commissioning
The completion date and cost-to-complete forecast update every week. Deviation is visible months ahead, not on handover day.
The bank's numbers come from the same dashboard that runs the site
Earned value, schedule slippage, limit adequacy and photos by section — one screen for the developer and for the bank. The tranche opinion is assembled from the project's history, not rebuilt before every release.
See what it looks likeFrequently asked questions
- What does escrow change for a developer?
- Buyers' money can no longer fund construction: it sits in an escrow account at an authorised bank until the apartment is handed over. Building runs on a bank credit line or the developer's own funds. That means a project the bank will accept, and readiness confirmation before every tranche.
- Is the law already in force?
- The draft law on shared-equity construction passed its first reading in the Legislative Chamber on 28 July 2026. A mandatory switch was planned from 1 January 2026 but did not happen without the law; the effective dates have not yet been announced. It is sensible to prepare now: banks are shaping their requirements for developers at this stage.
- What does the bank check before releasing a tranche?
- Eight things: whether declared readiness matches the site; the ratio of money drawn to work built; whether the project meets its completion date; whether the remaining limit is enough; whether quantities are double-counted across acts; whether the technological sequence is respected; whether funds are used for their purpose; whether contractor risk is growing. We answer all eight in one opinion.
- Can we come to you before the credit line is opened?
- That is the best time. Reviewing the schedule and budget before submission takes weeks, and a mistake at entry costs the most: a loan cannot be un-issued. We take the project apart the way the bank will, and carry it through to approval.
- Do you work for the developer or for the bank?
- For the developer: we are the technical client and represent their interests. The opinions are prepared by a method the bank accepts — otherwise they would be pointless. Where a bank requires independent control, the format is discussed separately.
- What do we need to get started?
- The project's schedule, budget and financial model in whatever form they exist, plus the permits for the site. The initial review takes one to two weeks; you then receive a clear list of what to finish before the bank.
We run the whole project, but any single task can be taken on its own.
Let’s discuss your task
Tell us about your task — we will discuss the approach and next step.