Plan and Cost Review FAQs

What is a plan and cost review (PCR) for construction financing?

A PCR is a review of a project’s plans, construction budget, schedule and key reports and information to help lenders and equity providers evaluate risk before committing construction loan or equity funding. Smart Site Reviews analyzes the hard costs, soft costs, contingencies, plans, specifications and schedules to help equity sources and lenders confirm that the project is feasible, properly budgeted and realistically scheduled in North Carolina, South Carolina and Virginia.

Why is a PCR important for commercial financing sources?

PCRs help construction lenders and equity providers:

• Validate that the construction budget and cost breakdown are complete and realistic;
• Identify front-loading or other draw schedule issues;
• Spot potential scope gaps, contingency shortfalls and schedule risks; and
• Understand key contracts, like the construction contract, and key third-party reports, such as geotechnical, environmental and survey documents.

The goal is to confirm that costs are complete, reasonable and consistent with construction documents and that the schedule is achievable. A PCR helps funding sources evaluate whether the proposed financing appears sufficient for the documented scope and identify potential gaps, reducing the risk of cost overruns or funding shortfalls. In short, a PCR is a core part of construction financing risk management and underwriting for banks, credit unions, private lenders, debt funds and equity providers.

What documents are typically reviewed in a PCR?

While each assignment is tailored to our particular equity or debt client, a typical PCR can include review of:

• Construction budget (including contingency) and cost breakdown;
• Draw schedule and payment terms;
• Site and building plans and specifications;
• Construction schedule and milestones;
• Geotechnical, environmental, zoning and entitlement reports;
• ALTA/ACSM surveys and utility “will-serve” letters; and
• Construction contracts and major subcontract agreements.

Our goal is to give lenders and equity sources a clear, concise understanding of cost, schedule and constructability risks.

How does a PCR differ from a property condition assessment (PCA) or building code review?

A PCR is not a PCA and is not a building code or permitting review.

• A PCR focuses on pre-construction underwriting: budget, plans, contracts and schedule for a new development, renovation or subdivision.
• A baseline PCA is a formal, property-level evaluation—typically for commercial real estate—that documents the physical condition of an existing building or facility, identifies observable deficiencies, and estimates the cost and timing of recommended repairs and capital replacements. In addition, our limited-scope visual condition review documents observed conditions without repair-cost estimates or capital-planning analysis.

Smart Site Reviews’ PCR is designed specifically for construction lending and equity investment risk mitigation, not for code enforcement or long-term building condition reporting.

For what types of projects do you perform PCRs?

We provide PCRs for a wide range of commercial, institutional and residential subdivision projects, including:

• Office, industrial/manufacturing/logistics, retail and mixed-use;
• Multifamily, including apartments and condos;
• Hospitality, self-storage, healthcare/life sciences, education/civic;
• Parking/structured facilities, specialty and other commercial properties; and
• Residential subdivisions and townhome communities (entire projects).

We do not perform plan and cost reviews for individual single-family homes, but we do support entire residential subdivisions and townhome communities.

Where does Smart Site Reviews provide PCRs?

Based in Raleigh, Smart Site Reviews provides PCRs for properties and projects throughout North Carolina, South Carolina and Virginia:

• North Carolina (e.g. Charlotte, Raleigh, Durham, Greensboro, Wilmington, Jacksonville, Fayetteville, Rocky Mount, Wilson, Winston-Salem, Asheville and other NC markets).
• South Carolina (e.g. Charleston, Columbia, Greenville, Spartanburg, Rock Hill, Fort Mill, Myrtle Beach, Florence, Aiken, Anderson, Beaufort, Hilton Head Island and other SC markets).
• Virginia (e.g. Richmond, Virginia Beach, Norfolk, Newport News, Williamsburg, Fredericksburg, Charlottesville, Lynchburg, Roanoke, Northern Virginia, Bristol, Danville, Martinsville and other VA markets).

Our service area is based on the property’s location. Lenders, investors, buyers and owners located elsewhere can engage Smart Site Reviews for properties in these three states.

Who hires Smart Site Reviews to perform PCRs?

Our PCR clients include construction financing sources seeking independent risk assessment, such as:

• National, regional and community banks and credit unions;
• Private debt sources, including bridge, development and mezzanine lenders, and hard money lenders;
• Equity providers and JV partners; and
• Other capital providers looking for a third-party construction risk review.

We work directly for the lender or equity provider to deliver independent, focused PCRs.

How does a PCR support ongoing construction loan monitoring?

A strong PCR becomes the baseline for future construction equity/loan monitoring and construction draw reviews. By clearly documenting the original budget and contingency, schedule and milestones, scope of work and key risks and potential risk-reduction measures, financing sources can later compare actual construction progress and draw requests against the assumptions tested in the PCR. Using Smart Site Reviews for both PCRs and recurring construction draw reviews on the same project creates extra layers of efficiency and risk mitigation.

How long does a PCR take?

Timing depends on the property’s size, number of buildings, location, complexity, available documentation and requested scope.

How much does a PCR cost?

Smart Site Reviews provides a property-specific proposal and anticipated delivery schedule after reviewing the property information and client requirements. Contact our team with the property address, approximate size, project information and requested deadline.