Commercial Property Loan Checklist

A commercial property loan file needs entity docs, a current rent roll with leases, trailing operating statements, environmental and zoning confirmation, and sponsor liquidity — gathered before you ask for a term sheet.

Office, retail, industrial, and mixed-use lenders stall on missing leases, not on a 10-basis-point argument. This checklist is the package most banks, credit unions, and CRE desks request on a general commercial acquisition or refinance.

Jaken Finance Group prices qualified non-owner-occupied bridge at 8.99%–13.5% interest-only and DSCR at 5.75%–10.5%. Our investor-bridge files often start with rent roll, T-12, entity docs, and a written exit — see the investor commercial documents checklist. Use this downloadable list when you also need the fuller bank package (estoppels, SNDAs, PFS, tax returns) for a takeout or a bank quote.

Organize one PDF per category. Label files with the property address. Do not send a Dropbox named “docs final v3.”

Who this checklist is for

Investors buying or refinancing office, retail, industrial, or mixed-use property. Category: Office, retail, industrial, mixed-use.

How Jaken Finance Group reads this file

Jaken Finance Group underwriting is collateral-first. Credit is reviewed, but NOI, rollover, and the exit decide leverage. Personal tax returns are not required on every DSCR or bridge program — banks still ask for them, so keep them in the folder if you may shop a bank takeout.

Major-tenant estoppels and SNDAs take the longest. Start those the week you go under contract, not the week of appraisal.

Upload a complete package at commercial loan request or call (833) 264-7776.

What delays this file

• Rent roll without lease end dates or renewal options
• No lease copies for tenants occupying 10%+ of the space
• Operating statements that do not match the tax return expense lines
• Zoning assumed from the listing, not confirmed in writing
• Phase I skipped on a former industrial or dry-cleaner site
• Liquidity shown as screenshots instead of full statements

How to assemble the packet

1. Build the property packet. Collect the rent roll, leases or abstracts for major tenants, T-12 or trailing P&L, survey, title, CO, and zoning confirmation.
2. Add entity and sponsor docs. Articles, operating agreement, EIN, good standing, ownership chart, liquidity statements, and a short asset-class resume.
3. Clear environmental and insurance. Note flood zone, attach Phase I if one exists, and include current declarations plus loss runs.
4. Submit in labeled packets. One PDF per category, address in the file name. Upload on the commercial request form so review starts the same day.

Program page: Commercial real estate financing · Related: Investor commercial file order · Loans by asset class · Commercial loans for an LLC · Commercial property calculator

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44 items · 9 sections

0 of 44 collected

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1. Entity & legal documents

• Formation documents for the borrowing entity (Articles of Organization/Incorporation, Operating Agreement or Bylaws)
• Certificate of Good Standing (state of formation and state where property sits, if different)
• EIN confirmation letter
• Organizational chart / ownership breakdown showing all members with 20%+ ownership
• Resolution authorizing the loan and identifying the signer(s)

2. Property information

• Legal description, current survey, and title commitment
• Site plan and building floor plans
• Certificate(s) of occupancy for all leased/leasable space
• Zoning confirmation letter verifying current use is permitted
• Recent property condition assessment (PCA) or engineering report
• Capital improvement history for the last 3–5 years (roof, HVAC, parking lot, facade, etc.)

3. Leasing & tenant information

• Current rent roll with lease start/end dates, rent, and any renewal or termination options
• Copies of all leases (or lease abstracts) for tenants occupying 10%+ of the space
• Estoppel certificates and Subordination, Non-Disturbance and Attornment (SNDA) agreements for major tenants
• CAM (common area maintenance) reconciliation history
• Tenant financial statements or credit information for major/anchor tenants
• Lease expiration schedule / rollover exposure by year

4. Financial performance

• Trailing 3 years of operating statements (P&L) plus current year-to-date
• Tax returns for the operating entity, last 3 years
• Historical expense detail by category (utilities, maintenance, insurance, property taxes, management)
• Accounts receivable aging / tenant delinquency history
• Bank statements, most recent 3–6 months, for the operating account
• Current year operating budget

5. Licensing, zoning & compliance

• Confirmation of current zoning and any variances or conditional use permits
• ADA compliance status and any identified deficiencies
• Any pending code violations or municipal notices

6. Environmental & flood

• Phase I Environmental Site Assessment (Phase II if warranted by prior use)
• FEMA flood zone determination for the property
• Flood insurance policy, if the property is in a flood zone
• Disclosure of any known environmental conditions (prior industrial use, USTs, asbestos, etc.)

7. Sponsor / guarantor financials

• Personal Financial Statement (PFS) for each guarantor (20%+ owners)
• Schedule of Real Estate Owned (SREO) for each guarantor
• Personal tax returns, last 2–3 years, for each guarantor
• Credit authorization / consent to pull credit for each guarantor
• Summary of relevant ownership/management experience with this asset class
• Verification of post-closing liquidity (bank/brokerage statements)

8. Purchase & appraisal-related (acquisitions only)

• Fully executed purchase and sale agreement
• Earnest money deposit confirmation
• Seller’s trailing financials (if different from borrower-prepared financials above)
• Access authorization for lender’s appraiser and property condition inspector

9. Additional items commonly requested

• Insurance loss run history (prior 3–5 years) and current insurance declarations page
• Management structure — owner-operated vs. third-party management, with management agreement if applicable
• Any existing debt schedule and payoff statements for current loans on the property
• Litigation history disclosure, if any

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