The property developer loan business is a highly interesting line of business, but a lack of land in urban areas means high land purchase prices, sometimes combined with building law risks or conditions on urban development contracts that make sales more difficult. The combination of very high purchase prices and long development times poses a highly potent risk, as existing market prices need to be forecast for many years to come. The credit requirements of property developers are high and the scarce resource of equity capital is thereby tied up for years. Furthermore, the limits of the banks usually also limit the loan volumes.
Nevertheless, the financing and subsequent leasing of properties is and remains a highly interesting business area. To ensure that the potential profits from this segment can be realised, the processing has to be lean and tightly organised. Risk controlling and risk management need to be constantly reviewed and updated.
Because many of the data and evaluations are similar to those of the highly successful highQ solution for property developer management (abakusBT), and because there is a need for a comparable application for portfolio-holder projects, highQ has implemented the software to meet specific requirements for the management of portfolio holders. If you are already using abakusBT, the data sets can easily be merged. Master data from such common objects (basic data, batches, units) can be directly transferred to the portfolio management system. Previously transferred data can be updated.
By using plausibility checks, the software provides high security standards at an early stage of processing through detailed cost and contribution margin controls. Individual data is entered once only in the clearly arranged input masks. Plausibility checks during entry and storage virtually eliminate incorrect entries, and the system naturally complies with the German Data Protection Act (DSGVO).
With abakusRE, you can optimally manage your portfolio holder real estate objects. Constant manual transfer of property and buyer data for the various evaluations is no longer necessary. In addition to the object-related and specific basic data, all account turnovers and purchase contracts are recorded. With the help of intelligent input completion, even large amounts of data can be quickly and easily recorded. Thanks to the timesaving import interfaces (AMADEUS, DTAUS), you can also import data supplied by the property developer directly into the software (e.g. calculation, unit list, transfers).
All important inputs and changes are logged for documentation purposes so as to comply with the principle of dual control. Thanks to its clear structure, abakusRE is easy to operate for every user. The recorded data is evaluated by the programme and compared with the planned figures. This enables a detailed control of the use of funds and of the costs, current profit calculation and an automatic update of the contribution margin. Furthermore, the interfaces to the original EDP systems simplify the daily work.
As a result of ever-increasing financing volumes and project sizes, banks are increasingly entering into partnerships. Uniform processing greatly facilitates these joint-financing arrangements. With just a few mouse clicks, you can call up all relevant data, such as average sales proceeds per m², current sales status, current remaining credit, remaining loans/m² and much more. Standard forms and letters, including the declaration of indemnity, already contain all necessary data and can be printed out if required (automatically completed). Under constant monitoring of planned and actual figures, the bookings are divided according to cost groups and flow into the evaluation. Notifications of cost overruns are immediately displayed with cost element and amount.
Portfolio holders represent the equivalent of the property developers in abakusBT. In this case, they are the bank’s customers who have been granted a loan for the acquisition, repair or construction of a property. To assess the risk of a loan default or payment by instalments, the bank in turn draws up a list of the properties, target rental income, occupancy rate, etc.
The rental unit is the subject of the actual rental/leasing agreement. One tenant is able to rent several units, but it is not possible to split one unit among different tenants.
The rental unit is provided with:
The programme provides the option of entering and managing master data on a property developer.
In principle, the tenant is a person or a company with its own legal personality and is provided with master data similar to that of the portfolio holder (in particular name, address, customer number, etc.).
In addition to this information, it may also be relevant to include details of creditworthiness, sector, previous tenancy or whether the tenant is a commercial tenant or a private individual.
An overview at both portfolio and object level lists all tenants entered in the programme. This means that the data sets can be amended centrally in one place (e.g. change of address) without having to adjust all individual rental agreements.
The link between a unit and a tenant is established via a rental agreement.
This represents the equivalent of a sales contract in abakusBT. Because the same tenant can rent units in different objects, the tenant details are managed in a separate table. The system only creates a single link to the tenant data set.
The rental agreement contains the following data:
The following additional options can be added per rental agreement (as pure yes/no options):
For each activated option, there is a separate annotation field where additional information on the respective option can be entered.
The options are in each case yes/no fields that can then be used for queries if necessary (for example, all rental agreements with a rental extension option). The respective free additional information texts contain supplementary information that cannot be evaluated.
Each object has a main account through which the rental payments are made. The account transactions are recorded in a journal so as to monitor payments that have been made. As with the account transactions in abakusBT, the individual payments must be assigned to different categories. This enables the programme to check whether, for example, payments for a particular rental agreement have been received. This requires that the payments be assigned to the rental agreement.
An entry in the journal needs to contain the following information:
Using the data from the journal, the following evaluations can be made:
A loan is required to finance the property, for which regular interest is payable. Redemption payments may also have been agreed. It is therefore necessary to check whether the debt can be serviced by letting the property.
The following individual considerations can be made:
How high must the following items be to guarantee this?
Do the planned rents (agreed in the rental contract) meet the requirements?
Determination of the capital service limit, differentiating which capital service is required for “individual” loans and which for all financing modules together. Lending services are always calculated for the whole year.
Are any lease contracts set to expire at a certain point in time with the consequence that servicing the debt can no longer be guaranteed? This is shown as a “sequence list”.
If payments are assigned to the rental agreement: do the regular payments correspond to the rental payments agreed in the rental agreement?
Because units are associated with an object, it is possible to carry out certain evaluations for individual objects or for all units of the same object (for example, rent for the unit or per m², average rent for all units). In the same way, all objects belonging to one portfolio holder can be grouped together for evaluations, or an evaluation can be carried out for all objects in the portfolio (cross-portfolio-holder).
In addition, it should be possible to summarise the evaluations according to certain criteria, e.g. from the tenants’ point of view: how high are the rents in different objects if a tenant rents several units in different properties? For example, a summary according to available square meters can be used to determine the average rent or occupancy rate within a residential area or a specific object type.
With optional sorting / subtotals (aggregation) according to:
The object management function forms the core of the programme. abakusBT allows you to store the object data required for credit processing. In addition to the master data of the object (such as account number(s) (both one-account and two-account models are supported), street, real estate use), you can define the following data for an object and more:
abakusRE offers the ability to store the property developer’s object calculation (either simplified or detailed). The calculation can be archived when changes are made, so that different versions of the cost estimate can be compared later. If required, work contracts can also be entered in the detailed cost estimate.
All payments concerning the object can be entered in the account turnover dialogue. Revenue can be directly assigned to costing items (for where-used lists) or to the respective purchase contract (for purchase price receipts). This allows you to monitor compliance with the credit line, instalment plans and costing. If the credit limit is exceeded or not met, a warning is issued directly during posting (continuous monitoring). It is also possible to enter discounts due to defects, price reductions due to internal activities, special and reservation payments, and equity payments.
abakusRE enables updated documentation of the state of construction and allows the filing of photos and comments on each state of construction. Based on configurable settings, this information can also be used to automatically create various inspection lists.
Integrated purchase contract management provides the possibility to store the purchase contracts for all units sold. Information on the buyer (e.g. name, street, city) can also be stored here. The actual price of the unit is compared with the initially calculated target price. As well as the option of entering reservation payments and assigning them to purchase contracts at a later date, you can also enter details of final financing (if known), instalment plans and price reductions.
abakusRE lets you display one or more objects on OpenStreetMap maps. The combination of overview map and object information creates a central graphical overview of the location, the construction status and the status of the financed objects.
An integrated resubmission function facilitates the creation of resubmissions for individual objects or developers. Depending on the programme settings, resubmissions due can be displayed on the main page.
Using the integrated correspondence function, automated letters can be generated for many processes (e.g. credit reduction). To do this, you can use either an integrated text module management tool (Microsoft Word, Open Office or LibreOffice) or the PDF format.
Covering letter or forms include, among others:
All tables can be exported, both to Microsoft Excel and to OpenOffice or LibreOffice Calc.
With the “multi-export” function, export tables can be rapidly and very flexibly defined and transferred directly to Excel or Calc. In this way, data can be further used or prepared for your own evaluations.
All important changes to the objects (e.g. credit limit) are logged in an audit-proof manner, stating the time and the user who made the changes. The printouts are numbered consecutively and generated with a signature line, so that a two-way validation is possible.
An archiving function enables the freezing of the status of objects at a certain time. This means that the status can also be archived on the key date for announced inspection dates, so that all statuses and evaluations for this date can be called up during the inspection.
Besides being able to do this manually at any time, abakusRE also automatically creates an archive at regular intervals (quarterly or monthly).
If you have questions about abakusRE or would like to get a demo version, Kai Horn and his team will be happy to answer your questions.