Entity exists
Search the Secretary of State record for the exact legal name, status, formation state, and registered details. An active entity record does not prove a contractor license, insurance, or lender acceptance.
Builder + buyer construction package room | Matt Doby, NMLS #2115225
Construction loans for builders start with one clean, lendable file.
A signed contract is not the whole project. The builder entity, license, insurance, plans, specifications, line-item budget, site work, allowances, draw schedule, change process, and completion handoff all have to describe the same build.
Who is signingEntity, license, insurance, experience, and lender acceptance
What is being builtContract, plans, specs, selections, site work, and budget
How money movesDraws, inspections, invoices, title, liens, changes, and closeout
Matt's short answer
The lender is not approving a stack of PDFs. It is approving one version of the project. If the contract names one company, the license names another, the plans are Revision 4, the budget prices Revision 2, and the draw schedule ignores site work, the package is not clean yet.
Working package board
Start with the lane you own
Check an item only when the current document is in the working file. This count is a coordination aid, not a lender approval, legal opinion, insurance determination, or promise that the package is complete.
Construction package status
Nothing is stored or transmitted. Your checks clear when the page is reloaded.
0 of 16working documents marked present
Choose a file lane
Do not upload sensitive files here. Use the board to find the missing lane, then ask Matt for the lender-specific delivery path and checklist.
Builder identity has to be exact.
Use the legal contracting party, not the jobsite nickname. Resolve name, authority, license, or coverage mismatches before the appraisal and closing clock starts.
Four checks, four owners
Builder approval is not one yes
These checks can inform one another, but they do not collapse into a single approval. Confirm the exact rule with the authority or party that owns it.
License fits
Check the project state's licensing body for active status, correct person or entity, classification, limitation, and scope. Local permits or business licenses may be separate. A license does not approve this loan.
Insurance is evidenced
Reconcile the named insured with the contractor and ask the agent or carrier about policy dates, limits, state, operations, and required coverage. A certificate is not a coverage opinion or a lender approval.
Lender accepts builder
The selected lender applies its current builder, product, project, contract, experience, financial, and documentation rules. Approval can be lender-, program-, project-, and time-specific.
NC and SC are not the same licensing lane. North Carolina publishes classifications and project limitations through the NC Licensing Board for General Contractors. South Carolina routes residential building through the Residential Builders Commission and may also require a business Certificate of Authorization. Check the project address, structure type, scope, price, and exact contracting party with the correct authority before treating any credential as sufficient. Then match the package to the property path in the North Carolina construction-loan guide or South Carolina construction-loan guide.
The reconciliation test
No document gets to travel alone
A lendable package is less about document volume than agreement. These are the six cross-checks I would make before asking an underwriter or appraiser to rely on the file.
Entity line
Contract, license, state record, tax form, insurance evidence, payee instructions, and signer authority should resolve to the correct contracting party.
Match: who signs, performs, invoices, and gets paidScope line
Contract inclusions and exclusions should agree with the current plans, specifications, selections, site responsibility, owner-supplied items, and permit path.
Match: what is included, excluded, and still undecidedPrice line
Contract total, line-item budget, site bids, allowances, soft costs, known gaps, contingency, deposits, and credits should reconcile without double counting.
Match: every dollar to one supported purposeDraw line
Budget codes, construction milestones, inspection points, invoice timing, stored-material rules, retainage, title work, and funding expectations should use the same sequence.
Match: work, evidence, approval, and releaseChange line
Every approved change should update scope, plans or specs, price, budget line, allowance, schedule, appraisal or eligibility question, and source of funds.
Match: written change to written financing treatmentCloseout line
Final inspections, occupancy evidence, completion report, title and lien clearance, final invoices, retainage, warranties, insurance, and permanent financing need owners and dates.
Match: physical completion to financial completionContract, plans, and specifications
Give the budget something specific to price
The signed contract should be detailed enough to allocate risk, while the plans and specifications should be current enough to support the budget and as-completed appraisal. Ask construction counsel about contract language and the lender about required forms.
Contract control sheet
Terms that become expensive when they are left to memory.
- Exact owner and builder legal parties, signer authority, property, and contract date
- Fixed price, cost-plus, or other price method, with deposits and pre-closing payments identified
- Clear inclusions, exclusions, owner-supplied work, site responsibility, and permit responsibility
- Start conditions, construction term, milestone schedule, completion definition, and delay treatment
- Allowance list, selection deadlines, markup or credit method, and treatment of unused amounts
- Written change-order process covering scope, price, time, signatures, and work authorization
- Draw request, inspection, invoice, lien-document, title-update, and retainage terms if applicable
- Warranty, punch-list, dispute, termination, casualty, insurance, and closeout responsibilities
Appraisal-ready plan set
Enough detail to identify the home being valued and built.
- Current plan title, designer or architect, revision number, revision date, and sheet index
- Site plan, footprint, heated area, garages, porches, decks, accessory structures, and exterior materials
- Room layout, dimensions, ceiling details, structural system, and meaningful design features
- Foundation, framing, roofing, windows, doors, insulation, mechanical, electrical, and plumbing specifications
- Interior finish schedule, cabinets, counters, flooring, fixtures, appliances, and trim levels
- Energy, resilience, accessibility, coastal, flood, septic, well, or jurisdiction-specific details where relevant
- Bid and allowance references that tie the specified quality to a budget line
- Written revision log showing which contract, budget, and appraisal version each change affects
| Package control | Builder answers | Buyer answers | Lender / title team confirms |
|---|---|---|---|
| Version | Current contract, plan, spec, budget, and draw version sent together | Selections and owner changes are acknowledged | Which version is approved, appraised, and controlled |
| Site work | Included work, exclusions, subs, bids, and schedule are identified | Known lot, access, utility, septic, well, grading, and owner-paid facts are disclosed | Eligible-cost, appraisal, title, permit, and inspection treatment |
| Allowances | Amount, covered item, quality assumption, deadline, markup, and credit method are written | Selections and likely overages are priced before authorization | How gaps, changes, contingency, and borrower funds must be documented |
| Draws | Milestones, budget codes, request lead time, invoices, and subcontractor support are workable | Authorization duties and cash timing are understood | Inspection, title, lien, retainage, stored-material, and release requirements |
Line-item budget pressure test
Find the money sitting outside the base contract
Use current written numbers. Allowances already inside the base contract are tracked but not added again. Blank fields stay at zero, and no value leaves this page.
Builder budget reconciliation
This worksheet exposes site, allowance, change, contingency, and administration pressure. It does not calculate an approved loan or cash to close.
1. Contract and work outside it
$
$
Clearing, grading, drainage, driveway, power, water, sewer, septic, well, or similar known costs.$
$
Include for planning, then ask whether the lender permits or credits the item.2. Unfinished decisions and controls
$
Tracked for exposure. Not added a second time.$
$
$
A planning reserve, not a statement of lender eligibility or permission to spend.$
Practical test: if a site-work line is a round guess, an allowance has no covered-item definition, or a plan revision has no price impact, the total is not stable just because the spreadsheet adds up.
Draw request worksheet
Request against earned work, not the calendar
This simplified line-item check helps a builder compare budget, completed value, prior funding, documentation, and retainage before preparing the lender's required draw form.
Current budget-line draw check
Use one approved budget line at a time. Enter stored materials only when the lender has confirmed they are eligible and adequately documented.
Approved line and earned value
$
$
$
$
$
$
%
Use zero unless the controlling documents require a percentage.Controlled disbursement
A draw date is a request date, not a deposit date
The order and evidence vary by lender, state, title practice, and transaction. Set the full path before the first subcontractor expects payment.
Cut off work
Use a stated through-date and the approved budget version. Separate completed work, stored materials, deposits, and changes.
Build packet
Submit the lender's draw form with line detail, prior draws, invoices, receipts, photos, authorizations, and change support as required.
Inspect
The assigned inspector reports observed progress within the inspection scope. Inspection is not workmanship, code, budget, or title approval.
Clear title + liens
Provide affidavits, notices, waivers or releases, title updates, or endorsements in the exact forms and timing the closing team requires.
Reconcile
Compare earned value, prior funding, retainage if applicable, approved changes, remaining cost to complete, and available loan funds.
Authorize + release
Obtain required lender and borrower approvals, resolve conditions, confirm payees and wiring controls, then record the actual funding date.
Invoice and lien discipline should reach the subcontractor level required by the file. A builder affidavit alone may not satisfy the lender, title insurer, closing attorney, or state-law process. Never reuse a waiver form or assume its legal effect without project-specific direction.
| Draw | Through date | Budget line | Current request | Prior funded | Observed % | Invoices / receipts | Inspection | Lien / title status | Approved / funded |
|---|---|---|---|---|---|---|---|---|---|
| 01 | YYYY-MM-DD | Code + description | $ | $ | % | File names / total | Ordered / received | Required / received / exception | Names + dates |
| 02 | YYYY-MM-DD | Code + description | $ | $ | % | File names / total | Ordered / received | Required / received / exception | Names + dates |
| Final | YYYY-MM-DD | Final + retainage lines | $ | $ | 100% | Final invoices | Final / completion | Final clearance | Names + dates |
Change control
Do not let the work outrun the written source of funds
A signed builder-buyer change order may still need lender, appraiser, title, insurer, or local review. "Use contingency" is not a complete approval path.
Six-line change ticket
1. ScopeWhat is added, removed, substituted, or corrected, with location and reason.
2. DocumentsPlan sheet, specification, selection, permit, engineering, and contract sections revised.
3. PriceLabor, material, tax, overhead, markup, allowance credit, and the net contract change.
4. TimeOrder lead time, milestone impact, new completion date, and any extension or lock question.
5. FundingApproved budget line, contingency, borrower cash, vendor credit, or another lender-confirmed source.
6. ApprovalBuilder, buyer, lender or draw administrator, and any appraiser, title, insurer, designer, or authority signoff required.
Completion + handoff
Finish the house and finish the loan file
Substantial completion, local occupancy approval, final draw eligibility, appraisal completion, lien clearance, and permanent financing are different events. Put an owner and evidence beside each one.
Builder closeout package
Construction and payment evidence the builder may need to coordinate.
- Physical completionPunch list, final local inspections, certificate of occupancy or local equivalent, and correction evidence.
- Final draw supportFinal invoices, receipts, approved changes, budget reconciliation, stored-material resolution, and retainage treatment if applicable.
- Lien + title fileRequired final affidavits, notices, waivers or releases, title update or endorsement, and unresolved-claim process.
- Property recordFinal plans, surveys or as-builts where required, permits, warranties, manuals, selections, serials, and keys.
- Insurance + casualtyTransition from construction coverage to the owner's required completed-home coverage with effective dates confirmed.
Buyer + lender handoff
Financing conditions that can remain after the builder calls the job complete.
- Completion evidenceAppraisal Update and/or Completion Report when required, with the controlling plans and specifications available.
- Final project mathLoan balance, undisbursed funds, borrower-paid changes, contingency, final cash, interest, fees, and escrow treatment reconciled.
- Title + insuranceFinal title conditions, recorded documents, permanent homeowners coverage, flood or wind coverage where applicable, and payee details.
- Permanent financingConversion, modification, or second-closing conditions, updated borrower documents, rate terms, payment, and any requalification completed.
- Keys are not the last conditionConfirm the lender or servicer has accepted completion and the buyer understands the first permanent payment and remaining obligations.
Keep the verification lanes straight
One package, several decision owners
No party replaces the others. Name the owner of each fact before a missing answer becomes a draw delay or closing condition.
| Party | Usually provides or decides | Does not replace |
|---|---|---|
| Builder | Entity and license documents, insurance evidence, experience, contract, plans, specifications, line-item budget, schedule, draw requests, invoices, changes, and closeout items. | State or local authority, insurer coverage decision, lender builder approval, appraisal, title clearance, code inspection, or buyer approval. |
| Buyer / borrower | Accurate application, funds, land documents, builder and contract decisions, requested authorizations, insurance coordination, selections, and permanent-payment plan. | Builder performance, lender underwriting, legal advice, appraisal, engineering, title work, or independent property due diligence. |
| Lender / draw administrator | Product availability, borrower and project underwriting, eligible-cost treatment, builder package, budget approval, draw controls, inspections required for funding, and completion conditions. | A guarantee against overruns, delays, defects, liens, value changes, or every future qualification event. |
| Appraiser / draw inspector | Value or progress observations within the assigned scope, including as-completed value or completion reporting when required. | Home inspection, code approval, engineering, contractor supervision, title clearance, budget approval, or a workmanship warranty. |
| Closing attorney + title team | Closing documents, ownership and lien review, title coverage, recording, payoffs, draw-related title updates, and required lien forms within their engagement. | Loan eligibility, builder solvency, insurance coverage, appraisal, site feasibility, or project management. |
| Licensing, insurance + local authorities | Entity records, credential status and scope, coverage information, permits, code inspections, occupancy evidence, zoning, utilities, and other assigned legal or local facts. | Lender approval, final market value, contract advice, permanent terms, or a complete project budget. |
One useful coordination call
Bring the package version and the missing line.
I can help a builder and buyer identify what should be reconciled before the file gets expensive. Start with the actual project, not a generic rate question.
- Project address or area, land status, build type, target start, and completion date
- Builder legal name, license state, contract status, plan revision, and total project budget
- Site-work responsibility, allowance exposure, contingency, proposed draw schedule, and known changes
- The exact question: builder acceptance, appraisal set, budget gap, draw control, or completion handoff
Prefer to talk? Call 843-589-1776 or text Matt.
Package questions worth settling early
Builder construction loan FAQ
What does a builder usually need for a construction loan package?
The lender may ask for the exact contracting entity, tax form, active license for the project jurisdiction and scope, insurance evidence, experience, references, financial information, signed contract, plans, specifications, line-item budget, allowances, site-work detail, draw schedule, timeline, and project-specific documents. The list varies by lender and program, so get the lender's written checklist.
Does a contractor license mean the builder is lender-approved?
No. Legal existence, contractor licensing, insurance evidence, and lender builder approval are separate checks. A builder can satisfy a state licensing requirement and still need project, product, experience, financial, contract, or documentation review from the selected lender.
Should the contract name match the builder's license and insurance?
Confirm the exact legal party signing the contract and reconcile that name with the state entity record, contractor license, tax form, insurance evidence, payment instructions, and lender approval. A trade name, owner name, and licensed entity should not be assumed to be interchangeable. Ask the licensing authority, insurer, closing team, and lender to resolve any mismatch.
What belongs in a construction line-item budget?
The budget should explain the full project, including hard construction, site work, utilities, permits, plans and engineering, soft costs, allowances, owner-direct items, known changes, contingency, and loan, title, inspection, or draw costs where applicable. Reconcile every line with the contract, plans, specifications, bids, and draw schedule, and let the lender decide which costs are eligible.
How does a builder request a construction draw?
The builder submits a request against the lender-approved budget and draw schedule. Depending on the lender and transaction, the packet may require invoices, receipts, inspection results, borrower authorization, title updates, lien documents, retainage, and evidence for stored materials. A complete request is not a promise of same-day funding.
What are lien controls and title updates for a construction draw?
They are project-specific controls used to protect the lender's lien position and track claims for labor or materials. Requirements may include affidavits, waivers or releases, notices, title searches or endorsements, and final lien clearance. State law and transaction documents control the exact forms, timing, parties, and legal effect, so use the closing and title team's instructions.
Can a change order automatically be added to the loan?
No. A change can affect the contract price, plans, specifications, schedule, appraisal support, eligible costs, contingency, cash needed, and completion terms. Document the scope, price, time impact, budget line, and source of funds, then obtain every required written approval before the work outruns the financing.
What does the builder hand off at construction completion?
The closeout package may include final inspections, a certificate of occupancy or local equivalent, completion evidence, final invoices, lien documents, title updates, retainage treatment, warranties, manuals, surveys or as-builts, insurance evidence, and unresolved punch-list terms. The buyer and lender separately complete conversion or permanent-loan conditions under the loan documents.
Official primary-source notes checked July 11, 2026
Rules behind the package boundaries
These sources anchor agency, federal, regulator, and state boundaries. They do not create a universal builder checklist, determine insurance coverage, give legal advice, or replace the selected lender's current requirements and transaction documents.
Fannie Mae Selling Guide B5-3.1-02: Single-closing transactions
Current conventional agency guidance assigns controlled disbursement responsibility to the lender and addresses construction completion, appraisal updates, conversion, and requalification for eligible single-closing deliveries.
CFPB: TRID Combined Construction Loan Disclosure Guide
The Bureau's official guide addresses construction-loan disclosures, including inspection and handling fees associated with staged disbursements. It is a disclosure guide, not a builder approval checklist.
CFPB Regulation Z, Appendix D: Multiple-advance construction loans
Appendix D provides official estimation and disclosure methods for multiple-advance construction lending and distinguishes construction and permanent phases.
OCC Comptroller's Handbook: Commercial Real Estate Lending
The OCC booklet covers acquisition, development, and construction lending risk and bank controls. It supports the need for disciplined administration, but it is supervisory material and does not set one consumer draw packet for every lender.
NC Licensing Board for General Contractors: Classifications and limitations
The Board publishes North Carolina license classifications and project limitations. Check the current record and exact project facts with the Board; license status remains separate from lender builder approval.
NC Secretary of State: Business registration and entity search
The official Business Registration page provides the interactive search used to reconcile a North Carolina entity's legal name and registration record. The state cautions that its search is for interactive, real-time use.
SC Residential Builders Commission
The Commission licenses or registers qualifying residential builders and issues business Certificates of Authorization in applicable cases. Confirm the exact individual, firm, structure, scope, and current credential.
SC Secretary of State: Business Entities Online
The official entity system distinguishes legal existence from operation and other authority. Use it to reconcile the contract name, then verify licensing and insurance separately.
NC Industrial Commission Rule 301: Proof of insurance coverage
North Carolina's rule describes proof of workers' compensation coverage for employers subject to the Act. Project parties should use current certificates and authority guidance rather than infer coverage from a license.
SC Workers' Compensation Commission: Verify coverage
The Commission maintains coverage information and provides an official employer and accident-date lookup. Workers' compensation evidence is only one part of the insurance and lender review.
Keep the file moving
Useful next checks
Builder approval packageGo deeper on entity, credentials, contract, plans, budget, and lender-specific review.
Construction loan hubReview structure, land, builder, project budget, draws, and the finished-home payment.
One-time close guideCompare one-close and two-close timing, conversion, qualification, and change boundaries.
Construction calculatorModel broader project costs, draw assumptions, and permanent-payment scenarios.
Educational information and planning arithmetic only. Not a loan approval, rate quote, appraisal, eligible-cost decision, builder approval, insurance or title determination, commitment to lend, or legal, construction, tax, or insurance advice. Product availability and final terms depend on the borrower, land, title, builder, project, program, pricing, appraisal, and underwriting review. State and local requirements vary. Calculator outputs use only the assumptions entered on this page.