How do lenders screen commercial real estate loans for default risk faster?
Lenders screen faster by having the borrower's package read against itself before the credit team starts: the rent roll against the T-12, both against the offering memorandum's NOI, then debt coverage and debt yield at two rates. Titleman does this as one run and returns each difference with the page and cell behind it, so the analyst starts at the findings.
On one 50-unit loan package, the rent roll and the T-12 agreed with each other, and the memo's in-place NOI sat 32% above the T-12. That gap is what the check surfaces before committee; the line-by-line teardown shows where it came from. The check screens the file. It does not score the chance of default, and the credit call stays with the lender.
What the check does, step by step
A lender can have software read the borrower's package (the offering memorandum, the rent roll and the T-12), tie the three together, and return a list of the places where they disagree, each with the page and the cell it came from.
- Reads the package as it arrived. Rent roll, T-12 and the broker's summary, in whatever format the borrower sent.
- Ties out income. Rent roll income against the T-12, and both against the broker's NOI. Each difference is shown with its source location.
- Rebuilds NOI. An NOI built from the documents, next to the broker's figure, so the gap is a number and not an impression.
- Sizes the loan. Debt coverage and debt yield at two rates, and the loan that the lesser of leverage and coverage supports.
- Lists red flags. Items a credit officer has to resolve before committee, each tied to the record or the page that raised it.
What a finished check looks like
The sample library holds an anonymized lender check on a 50-unit loft conversion: broker NOI against ours, the rent roll and T-12 tied out, findings with the page and cell behind them, and coverage and debt yield at two rates. The lenders page shows a worked example underwritten from property records and market data, with no borrower package, with the 16-page memo and the 12-sheet Excel model as downloads.
How long it takes
The median underwriting run takes about 56 minutes: 55.8 minutes from the start of the run to the delivery of its result, measured on 11 October 2026 over the 49 runs of the previous thirty days that finished and were charged. The middle half of those runs took between 39.1 and 71.8 minutes; the time is the product's, not an analyst's.
What stays with the lender
The credit decision, the call to the borrower about each finding, and the signature. The output is a draft for a licensed professional to review.
Prepared by Titleman AI, on behalf of the Titleman team.