Every draw checked
before the money moves.
One record for the lender, the fund and the monitor: budget, drawdowns, site progress and covenants, checked against each other before a tranche is released.
Project clock — indicators on a live mandate
Indicators are defined by the mandating bank. Deviations are shown in percentage points against plan. Values shown are illustrative.
Construction volume monitored
Projects delivered since 2014
Locations, Munich to New York
Developers, managers and financiers
Four checks on every draw,
in one record.
Draw and budget management
Each drawdown booked against the approved budget and financing plan, with sources and uses per tranche.
AI draw agent
Checks each draw package against budget, contracts and invoices, and flags what doesn’t match before sign-off.
Draw inspections
Site progress measured against funds released, so disbursement never runs ahead of work in place.
Risk mitigation
Covenants, thresholds and deviations tracked live, each flag with a named owner and a deadline.
An independent monitor.
Not a software vendor with a services arm.
PROBIS is an independent construction monitoring and cost advisory firm. We have run monitoring mandates for banks, institutional investors and developers across Europe, the UK and the United States for more than a decade and we built our own financial management platform because the spreadsheets and PDFs we inherited were the problem.
Who we work for.
Lenders, institutional investors, developers and technical advisors. Together with them we develop the solution modules and the benchmark data behind every budget assessment.
Pan-European commercial bank
Mandated PROBIS on DER Bogen in Munich for cost and schedule control within the project financing.
International banking group
Real estate financing supported by standardised fund utilisation control and lender-ready reporting.
Commercial bank · Greece
Cost and quality controlling on the five-star Hotel Bellevue in Cortina d’Ampezzo.
Specialist real estate lender · Germany
Relies on PROBIS across multiple financings for end-to-end automation, regulatory-compliant data storage and structured reporting.
Institutional asset manager
Monitoring of the City Park commercial and logistics development in Vienna.
Sovereign wealth fund
Monitoring mandate on the redevelopment of the Sturekvarteret in Stockholm.
Landesbank · Germany
Technical monitoring and cost control on the Alte Akademie conversion in central Munich.
Investment manager · New York
110 William Street: repositioning a 32-storey office building in Lower Manhattan.
Commercial bank · Germany
Digital monitoring of cost, schedule and quality against a consistent reporting standard.
Global investment manager
Real estate investment supported by portfolio-level oversight and cross-project benchmarking.
Institutional investor
Development and refurbishment exposure monitored to one standard, with real-time visibility of fund usage.
Developer · sustainable offices
Developer of the East Side Tower in Berlin, delivering heavily instrumented office buildings.
Real estate services & advisory
Project and cost management teams working in PROBIS as the shared record across client mandates.
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Airport operator
PROBIS acts as the central interface for project data across the Fraport system on multi-project programmes.
Developer · Munich
Developer of Vinzenz in Munich, working in the same record as the monitoring and financing parties.
Developer & asset manager · Austria
Ran its development and investment portfolio across five countries in PROBIS, including Andaz Vienna Am Belvedere, with cash flow, multi-currency and lender reporting.
Cost and schedule control,
and technical monitoring.
A selection of current and recently completed monitoring mandates across Europe, the UK and the United States.
110 William Street
Lower Manhattan, New York
Repositioning of a 32-storey office building — a live-occupancy refurbishment where phasing risk sits alongside cost risk.
STURE
Sturekvarteret, Stockholm
Redevelopment of a historic city block around Stureplan into one of Scandinavia’s most significant urban development schemes.
Alte Akademie
Central Munich
Conversion of a listed complex in the heart of Munich, with quality, cost-effectiveness and sustainability weighted equally.
Hotel Bellevue
Cortina d’Ampezzo
New five-star hotel of roughly 80 rooms. Cost and quality controlling plus interface coordination between developer, investor and bank.
EDGE East Side Tower
Friedrichshain, Berlin
A landmark office tower at Warschauer Brücke, financed by pbb and taken by Amazon as its European headquarters.
Andaz Vienna Am Belvedere
Quartier Belvedere, Vienna
Five-star hotel designed by Renzo Piano, financed by pbb and run in PROBIS within SIGNA’s multi-country portfolio, with cash flow, multi-currency and lender reporting.
City Park
Vienna
New-build commercial and logistics park on a fast programme with a tightly specified building envelope.
DER Bogen
Munich
New-build commercial and office scheme, monitored from first drawdown through to completion.
Weißes Quartier
Munich
Renovation of an office district delivered in phases, with cost and schedule control throughout.
SOLID Home
Europaviertel, Frankfurt
A 66 m, 21-storey residential tower with cascading terraces, designed by KSP Jürgen Engel Architekten and developed as a joint venture of Bauwerk Capital.
Four things we watch, continuously.
Financial control
Budgets, commitments, forecast cost, invoice allocation and payment status held in one system so the committed position is never a guess.
Progress tracking
Planned against actual progress, verified on site. Milestone trend analysis shows not just that a date slipped, but where the slippage started.
Risk monitoring
Critical deviations detected early, with transparent alerts against thresholds you define and a clear action point attached to each one.
Portfolio monitoring
One asset or an entire book, held to the same standard. Cross-project comparison works because the cost structure underneath is standardised.
Many parties. One record.
Monitoring only works if the monitor, the borrower and the bank are reading the same numbers. Each party sees the view they need, governed by their own permissions.
Click a party to know their view
Data sovereignty
- Interfaces to the third-party systems already in use
- Own forecasts maintained alongside the monitored position
- One submission serves every lender in the syndicate
Finance decision
- Early risk detection ahead of the credit committee
- Accounting data available in real time
- Disbursement processed through to payment instruction
Financial integrity
- Transparency across the whole financing structure
- Expenses monitored as they are incurred
- Conditions precedent tracked continuously, not at month end
Risk mitigation
- Fund usage controlled in real time
- Benchmarks drawn from comparable monitored projects
- Exposure visible at asset and portfolio level
Management
- Dynamic dashboard reporting
- Data quality enforced by digital process rather than by review
- Site verification recorded against the same cost record
The PROBIS AI Builder:
Your Intelligent Automation Engine.
Transform how you manage real estate lending and monitoring. The PROBIS AI Builder deploys secure AI agents to automatically read, analyze, and extract critical information from your documents, seamlessly converting unstructured data into structured, actionable reports.
One-off
Secure, Automated Initial Reporting
Accelerate pre-drawdown with AI agents that analyze project documents, consolidate key data, and generate Initial Reports to assess deliverability on budget and schedule.
Typically monthly
Intelligent Construction Phase Processing
Streamline ongoing monitoring with intelligent document automation. The AI Builder automatically reads and processes draw requests, G702/G703 documents, contracts, and other vital documentation without manual data entry.
AI data + monitor’s assessment
Seamless Human-AI Consolidation
Contextualize data effortlessly. AI Builder combines extracted document data with live monitor comments and expert assessments to create structured monitoring reports, ensuring every release is backed by verified progress.
From the first draw to the final report.
All your construction projects in one workspace, with every draw checked against the contract and every report ready when you need it.
All your projects, one workspace
Every construction project you finance sits in a single workspace. Open one and you get the full loan structure, down to every single line item.
Budget, cost, revenue and cash flow in one view
Your borrower’s loan budget, cost, revenue and cash flow, tied to draw milestones and every project phase.
Know where you stand, early
See the revenue you’ve planned and how your borrower’s budget is tracking against forecast, before anything catches you off guard.
Drop in the draw, see your cash position
Drop in the G702 or G703, upload the source documents and bundle them together. Your full cash position as of that date is ready for approval.
Every figure checked, every draw tracked
Each figure is matched back to the contract and verified on the spot. Everything is organized by draw, so you always know where each one stands.
AI Reports drafted for you
Your monthly report is already drafted. AI refines any section in seconds, or describe the report you’re after and AI pulls the data in for you.
The full picture, as of any date
Construction progress and schedule update automatically and continuously. From the first draw to the final report, it’s all in one dashboard.
Reports that assemble themselves.
Financial, monitoring and management reports are generated directly from the project record, so tracking conditions precedent is continuous rather than a month-end exercise. The early warning system covers debt and equity utilisation, letting and sales status, contracts, planning stages, construction progress and deadlines.
Configurable one-pager
Widget-based reporting set to your house standard — project key data, status, indicators and the month’s report in a single view.
Multi-project reporting
Portfolio overview on demand, with a transferable standard across schemes and client-specific cost databases behind it.
Early warning system
Threshold breaches surface as alerts with the variance, the trend and the affected cost group attached — not as a line in an appendix.
systems
Export and integration
Import and export across your management systems through a REST API, so monitoring output lands in the systems your teams already use.
The indicators behind every drawdown decision.
Each indicator answers one question about the same total budget, which is what makes them comparable across a portfolio. Your credit team defines which ones apply and where the thresholds sit.
Payment status
The share of the total budget already paid out in cash, read against the progress of construction. Has money left the facility faster than the building has gone up?
Construction status
Progress measured against the total budget. What percentage of the total budget has actually been implemented in completed work?
Procurement status
How much of the total budget has already been awarded under contract. Usually the first indicator to show a cost problem coming.
Design and planning
How far design and planning have progressed. Thin design at a high procurement percentage is a reliable early signal of change orders ahead.
Letting and sales
The percentage of space designated for rent or sale allocated to date the revenue side of the exposure, on the same reporting cycle as the cost side.
ESG
Real-time scoring of projects and portfolios, plus monitoring of ESG measures committed to in the facility documentation.
Illustrative figures from our benchmark database. On a live mandate these are drawn dynamically from the project record.
Miss it early, pay for it later.
Real estate lending and monitoring are structurally fragmented. A single development can involve a large number of project stakeholders and generate significant volumes of data alongside extensive reporting requirements. This is where cost overruns hide until they are too expensive to unwind.
Without a monitor on live data
Problems surface too late
- Status reporting lags behind the site by weeks
- Oversight scattered across Excel, email and PDFs
- Budget deviations caught only after they have grown
- No single source of truth between lender and borrower
- Local market pricing is assumed rather than verified
Every reconciliation step between systems is a place where a number can quietly change.
With PROBIS monitoring
One platform, full visibility
- Budgets, progress and cash flow held in one place
- Cost and schedule risks flagged against thresholds you set
- Lender-ready reports produced on demand
- One dashboard for a single asset or a full portfolio
- Budget assumptions tested against comparable built projects
Funds are released only against work verified as complete.
"Real-time construction monitoring and standardised reporting let us identify and mitigate financial risks before they escalate the clarity, standards and control we need for effective risk and financial oversight."
Who you will actually be dealing with.
Send us the scheme and the term sheet.
We will come back with an independent read on the budget, the cost drivers that carry the most risk, and what a monitoring scope would look like for this facility.
Share the scheme documents and the term sheet with us.
We review the budget and flag the cost drivers that carry the most risk.
You receive a proposed monitoring scope for this facility.