A.CRE

Interest Reserve

A reserve account held by the lender of a construction loan and used by the borrower to cover loan interest shortfalls during construction and lease-up. The interest reserve is funded via the initial proceeds from the construction loan and is calculated based either on expected future draws or by means of a simple average estimate of the outstanding loan balance throughout the loan period.

Putting “Interest Reserve” in Context

Summit Logistics Development, a prominent industrial real estate developer, is constructing NorthPoint Logistics Center, a 500,000-square-foot warehouse and fulfillment facility in the Inland Empire, California. As a logistics hub with proximity to major ports and transportation networks, the Inland Empire is an ideal location for this state-of-the-art project.

To finance the development, Summit secured a $35 million construction loan from a commercial lender. A key component of the loan is a $3.48 million interest reserve, designed to cover interest payments during the construction and lease-up phases of the project.

Why an Interest Reserve is Critical

The development timeline includes:

  • Construction Period: 14 months
  • Lease-Up Period: 10 months

During these 24 months, the property will not generate full rental income. Without an interest reserve, Summit would need to inject additional equity to meet debt service requirements. The interest reserve ensures that interest payments are covered, allowing Summit to focus on timely project delivery and tenant acquisition.

Detailed Calculation of the Interest Reserve

Unlike a simplified average loan balance calculation, this interest reserve was based on a detailed draw schedule and month-by-month interest accruals:

Draw Schedule

The loan is disbursed incrementally over the 14-month construction period, with a monthly draw of approximately $2.5 million. The remaining 10 months reflect the full loan balance as the project stabilizes during lease-up.

Here’s a summary of the cumulative loan balance and monthly interest calculations for select months:

Month Cumulative Loan Balance ($) Monthly Interest ($)
1 2,500,000 13,541.67
3 7,500,000 40,625.00
6 15,000,000 81,250.00
9 25,000,000 135,416.67
14 35,000,000 189,583.33
15-24 35,000,000 189,583.33 (each)

Total Interest Reserve

The total monthly interest over 24 months was summed to $3,317,708.33. A contingency buffer of 5% was applied to account for potential delays or unexpected costs, resulting in an adjusted interest reserve of $3,483,593.75.

Income Considerations During Lease-Up

Although the property won’t reach full stabilization until the end of the lease-up period, Summit has implemented an aggressive pre-leasing strategy. Pre-committed tenants may begin paying rent during the lease-up phase, which could reduce reliance on the interest reserve for the final months.

Risks and Mitigation Strategies

The interest reserve mitigates several key risks:

  • Construction Delays: A contingency buffer ensures adequate funds for extended timelines.
  • Market Dynamics: High demand and low vacancy rates in the Inland Empire reduce leasing risks.
  • Cost Overruns: Summit has allocated additional equity to cover unexpected expenses, preserving the integrity of the loan’s interest reserve.

Loan Transition and Developer Benefits

Upon stabilization, Summit plans to refinance into a $40 million permanent loan at a lower interest rate of 5.5%. The stabilized cap rate of the project is projected to be 6.8%, yielding strong returns on development costs and enhancing investor confidence.

Conclusion

By structuring a well-calculated interest reserve, Summit Logistics Development ensures that NorthPoint Logistics Center remains financially secure during construction and lease-up. This thoughtful planning not only protects the lender but also provides Summit with the flexibility to focus on delivering a premier industrial facility in a competitive logistics market.

Frequently Asked Questions about Interest Reserves in Construction Financing

An interest reserve is a reserve account held by the lender as part of a construction loan, used to cover the borrower’s interest payments during the construction and lease-up phases when the property does not generate full income.

It is funded from the initial construction loan proceeds, meaning the loan amount includes the interest reserve as a planned line item.

Because the project had a 14-month construction period and a 10-month lease-up, the property wouldn’t generate full income for 24 months. The $3.48 million interest reserve ensured debt service could be paid during this period without requiring additional equity infusions.

It was based on a detailed monthly draw schedule and projected interest accruals over 24 months, totaling $3,317,708.33, plus a 5% contingency, resulting in a final reserve of $3,483,593.75.

Construction delays

Lease-up shortfalls

Temporary lack of rental income

Market volatility
It ensures loan payments are covered, maintaining lender confidence and project momentum.

Yes. A contingency buffer is often added to the calculated amount, and some developers allocate additional equity to adjust for cost overruns or delays.

If tenants begin paying rent early, the income may reduce reliance on the interest reserve for debt service in the final months of lease-up, allowing some funds to remain unused.

It improves accuracy by reflecting the actual outstanding loan balance month by month, rather than using a rough average. This results in a more precise reserve calculation and avoids over- or underfunding.

If any interest reserve funds remain unused, they are typically returned to the borrower or applied toward the permanent loan balance upon refinancing or payoff.

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