PROJ-2031 · Riverline Plaza
DRAW-2031 — draw request
Pinnacle Construction · Period Apr 11, 2026 – May 11, 2026
Requested
$142,000
This draw period.
Approved
$142,000
Approved May 12, 2026
Released (net)
$127,800
May 14, 2026
Retainage held
$14,200
10% per draw.
Percent complete
85.0%
From inspector report.
Schedule of values (12 line items)
AIA G703-style schedule. Inspector validates percent-complete per line.
| # | Cost | Description | Scheduled | This period | To date | % | Balance to finish | Retain |
|---|---|---|---|---|---|---|---|---|
| 1 | 03000 | Foundation - concrete, rebar & forming | $320,000 | $0 | $320,000 | 100% | $0 | $0 |
| 2 | 03200 | Slab on grade & topping | $185,000 | $0 | $185,000 | 100% | $0 | $0 |
| 3 | 04000 | Masonry - block & veneer | $240,000 | $8,000 | $228,000 | 95% | $12,000 | $800 |
| 4 | 05000 | Structural steel framing | $410,000 | $12,000 | $389,500 | 95% | $20,500 | $1,200 |
| 5 | 06000 | Rough carpentry & sheathing | $220,000 | $22,000 | $198,000 | 90% | $22,000 | $2,200 |
| 6 | 07000 | Roofing & weatherproofing | $165,000 | $26,000 | $132,000 | 80% | $33,000 | $2,600 |
| 7 | 08000 | Doors, frames & glazing | $145,000 | $18,000 | $87,000 | 60% | $58,000 | $1,800 |
| 8 | 09000 | Drywall & interior finishes | $195,000 | $14,000 | $117,000 | 60% | $78,000 | $1,400 |
| 9 | 15000 | Mechanical (HVAC) rough-in | $280,000 | $20,000 | $196,000 | 70% | $84,000 | $2,000 |
| 10 | 15400 | Plumbing rough-in & fixtures | $175,000 | $11,000 | $122,500 | 70% | $52,500 | $1,100 |
| 11 | 16000 | Electrical rough-in & panel | $215,000 | $9,000 | $150,500 | 70% | $64,500 | $900 |
| 12 | 02000 | Sitework, paving & landscaping | $95,000 | $2,000 | $47,500 | 50% | $47,500 | $200 |
| Totals (12 lines) | $2,645,000 | $142,000 | $2,173,000 | 85.0% | $472,000 | $14,200 | ||
Lien waivers (5)
Required from each subcontractor with paid work this period. Waivers older than 60 days expire.
| Sub | Type | Signed | Amount through | Status |
|---|---|---|---|---|
Heartland Concrete SUB-201 · concrete | Conditional progress | May 6, 2026 | $95,000 | Signed |
Apex Steel & Framing SUB-202 · framing | Conditional progress | May 6, 2026 | $78,000 | Signed |
Voltage Electric SUB-203 · electrical | Conditional progress | May 6, 2026 | $42,000 | Signed |
Northwind Mechanical SUB-204 · mechanical | Conditional progress | May 6, 2026 | $58,000 | Signed |
Cedar Finishes Inc SUB-205 · finishes | Conditional progress | May 6, 2026 | $33,000 | Signed |
Inspections (1)
Independent field validation of percent-complete claims by line.
Hank Mendez
Visited May 8, 2026 · 4 photos
85.0%
ReviewedSite walked with GC superintendent. All structural complete; finishes progressing on schedule. 4 photos attached.
Line findings
| Line | Claimed | Observed | Variance |
|---|---|---|---|
| SoV line | 100% | 100% | 0% |
| SoV line | 100% | 100% | 0% |
| SoV line | 95% | 95% | 0% |
| SoV line | 95% | 95% | 0% |
| SoV line | 90% | 90% | 0% |
Approval chain
Loan officer → owner sign-off → finance releases. Senior lender required over $500,000.
| Step | Required role | Approver | Decided | Decision | Notes |
|---|---|---|---|---|---|
| 1 | Loan officer | — | May 12, 2026 6:37 PM | Approved | Reviewed SoV and inspection. Approved. |
| 2 | Owner developer | — | May 13, 2026 6:37 PM | Approved | Owner sign-off complete. |
| 3 | Finance reviewer | — | May 14, 2026 6:37 PM | Approved | Released $127,800 net of 10% retainage. |
Payment releases
Finance reviewer records each release with reference and retainage breakdown.
| Released | Amount | Retainage held | Method | Reference |
|---|---|---|---|---|
| May 14, 2026 | $127,800 | $14,200 | ach | ACH-20260513-DR2031 |
Status timeline (6 transitions)
Every state change is logged with actor and reason.
- May 2, 2026 6:37 PMDraft
- May 4, 2026 6:37 PMDraft →SubmittedGC submitted with 12 SoV lines + 5 waivers.
- May 8, 2026 6:37 PMSubmitted →InspectedInspector recorded 85% complete.
- May 10, 2026 6:37 PMInspected →In reviewSent to loan officer for review.
- May 13, 2026 6:37 PMIn review →ApprovedOwner sign-off complete.
- May 14, 2026 6:37 PMApproved →ReleasedPayment released $127,800.
Loan reference: PROJ-2031 (Riverline Plaza) · principal $4,200,000. Active persona: Lender admin.