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CRE Loan Maturity Management

CRE loan maturity management: every loan coming due sized for refinance, extension or workout, 120 days ahead

Eighteen months of maturities ranked by refinance gap, evidence attached.

See the demoBook a demo
See one case, screen by screen ↓
demo138loansmaturing in 18 months, re-sized overnight at today’s rates and values — $1.06B in all
demo$83.6Mwill not refinance at today’s terms, across 50 loans — ranked by refinance gap
demo97sfor six agents to read 41 documents and build a loan’s decision pack
demo112daysbefore maturity, the extension was graded, approved and logged for the examiners
In short

What is CRE Loan Maturity Management?

It is the work of deciding, for every commercial real estate loan coming due, whether to refinance, extend with conditions or work it out — before the date. CRE Loan Maturity Management watches every loan maturing in the next 18 months, sizes each at today’s terms and puts a decision pack in front of the credit officer 120 days before maturity.

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Updated

The problem

Why maturity decisions get made late, and under pressure

Every CRE loan that comes due needs one of three answers — refinance it, extend it with conditions, or work it out. The evidence for that answer sits in four places: the rent roll and operating statement the borrower sends, the appraisal or evaluation in the credit file, the sponsor’s and guarantor’s financials, and today’s market for rates, cap rates and rents.

So the maturity list lives in a spreadsheet, the relationship manager chases the rent roll a few weeks before the date, and the extension memo is written in a hurry. Loans written when rates were low now come due at today’s rates, and the 2023 interagency policy statement on CRE accommodations and workouts expects each extension to rest on current financials, a current valuation and the guarantor’s real capacity to pay.

typical17%of commercial and multifamily mortgage balances mature in 2026
typical$384Bof loans extended from 2024 into 2025 — a record
Where a maturing loan’s decision days goestimated
By hand23 days
With the solution6 days
  • Chasing the rent roll, statements and sponsor financials10 → 3 d
  • Rebuilding trailing and underwritten NOI3 → 0.5 d
  • Reading the appraisal and the market2 → 0.5 d
  • Global cash flow and guarantor liquidity2 → 0.5 d
  • Sizing the loan and comparing options2 → 0.5 d
  • Writing the memo and getting signatures4 → 1 d

Estimated split for one maturing CRE loan, in working days, by hand and with the solution.

How it works

How a maturing loan moves

Six specialist agents size every maturing loan and build its decision pack; the credit officer grades and the Chief Credit Officer approves.

What comes in
Loan at 180 days41 documents · rent roll, appraisal, sponsor, rates
Agents at work
Maturity watcherwall + clock
Then
Rent roll and cash flow analyst
Valuation and market reader
Sponsor and guarantor analyst
Then
Refinance sizerthe gap
Then
Options and memo writer3 options + memo
A person decides
Credit officergrades and approves
What comes out
24-month maturity wall
Approved decision
Examiner log
One case, step by step

One maturing loan, from the wall to an approved extension

Linden Crossing, a four-storey suburban office in Charlotte, owes $30,174,256 on 1 Feb 2027 — 112 days away. Here is how its decision gets made, screen by screen, in the working solution.

  1. 01Morning

    The maturity wall, re-sized overnight

    Priya Raman · CRE Portfolio Manager

    Priya’s home is a 24-month calendar of maturities across Marrowstone Bank’s 512 CRE loans. Each month is shaded by the dollars that will not refinance at today’s terms: 138 loans and $1.06B mature in 18 months, $83.6M of it across 50 loans won’t refinance, and 31 decision packs are due in 120 days — 30 ready, 12 decided.

    Overnight run, 02:05: “2 loans moved into a gap: Carraway Medical Office and Saxon Ridge Apartments · March 2027 is now the darkest month.”

  2. 02What-if

    Move cap rates, and the whole book re-sizes

    Priya Raman · CRE Portfolio Manager

    The what-if bar moves the 5-year Treasury and cap rates in 25-basis-point steps. At +50 bps on cap rates every cell and total re-sizes at once: $109.2M will not refinance across 71 loans — $25.6M more, and 21 more loans than today. One click on Today’s terms puts it back.

  3. 03One click

    March 2027, fanned into three lanes

    Priya Raman · CRE Portfolio Manager

    March is the darkest month: 10 loans, $84M maturing, $19.0M that will not refinance. Its loans fall into three lanes: Refinance (4 loans that pass, or where a paydown under 5% closes the gap), Extend with conditions (4, $5.7M short) and Work out (2, $13.3M short) — Wexford Commerce Tower is $8.4M short and Lockhart Harbor Hotel $4.9M short.

  4. 041 min 37 s

    Linden Crossing’s pack, built from 41 documents

    Refinance sizer

    All 41 documents are in — the rent roll, 13 leases, three operating statements, two appraisals, the guarantor’s statement and returns. Priya presses Build the pack and six agents run in view. At office terms — 7.10%, 25 years, 1.25x, 65% loan-to-value, 10% debt yield — loan-to-value binds: today’s terms lend $21,206,250.

    “Fails by $8,968,006.” The refinance gap is 29.7% of the balance.

  5. 05Rent roll

    Trailing NOI to underwritten NOI, lease by lease

    Rent roll and cash flow analyst

    The building is 78.4% leased to 13 tenants at $4,433,650 in-place rent, and 52% of the leased space rolls before 1 Feb 2029. The largest tenant, Brannock Health Partners, renews 28,400 of its 38,200 sq ft and gives back 9,800 sq ft on floor 3. Trailing NOI of $2,742,000 becomes $2,610,000 underwritten.

    Limit: an unsigned lease is never counted.

  6. 06Value

    Down 40.7% since origination

    Valuation and market reader

    Halden Valuation Group values the building as is at $32,625,000 at an 8.00% cap rate, effective 15 Sep 2026 — against $55.0M at origination in 2019. Three sales support it: Harrowgate Corporate Center at 8.30%, Blakely Park Tower at 8.05%, Fairmont Ridge II at 7.85%. A sizing calculator shows how rate, cap rate and NOI move the gap.

    Limit: it never sets a value — the appraiser does.

  7. 07Sponsor

    Can the sponsor pay down?

    Sponsor and guarantor analyst

    Graham Holloway shows $11.4M of liquidity, $64.2M net worth, $142.0M of other guarantees on 9 loans and 1.31x global debt service coverage. A full refinance paydown would leave him $2,431,994 — below his $5.0M covenant. Aldercrest Partners’ letter of 6 Oct offers $3,000,000 of principal and a $1,200,000 leasing reserve, which leaves $7,200,000.

  8. 08Compared

    Refinance, extend or restructure — side by side

    Options and memo writer

    Refinance at maturity is not feasible. Restructuring as a $24,000,000 A note and a $6,174,256 B note charged off is Substandard and nonaccrual. Extending 24 months to 1 Feb 2029 with $3.0M down gives a $27,174,256 balance, 1.12x coverage, 83.3% loan-to-value and a 9.6% debt yield — Pass — watch (5), disclosed as a term extension.

    “Stays a pass: market rate, 1.12x on a current appraisal and current financials — the facts of Scenario 1 in the statement’s office example.”

  9. 09Signed

    She recommends option B, and signs

    Priya Raman · CRE Portfolio Manager

    Priya recommends extending 24 months with a $3,000,000 paydown, graded Pass — watch (5). She signs with her password and the meaning of the signature — “Evidence reviewed — extend as written”. At $30,174,256 the exposure is above $25M, so Lena Whitford confirms the grade and Ruth Abernathy approves.

    “Your signature, the time, the option, the grade and the memo as drafted are written to the decision log and cannot be changed.”

  10. 10112 days before maturity

    Approved, and on the examiners’ file

    Ruth Abernathy · Chief Credit Officer

    Lena confirms Pass — watch; Ruth approves. The memo carries 12 cited sources, and the term sheet to Aldercrest — paydown, 7.10% fixed, the leasing reserve, a cash sweep below 1.20x and the $7.5M partial guarantee reaffirmed — is sent only after approval. The decision goes into the log the examiners read.

    “Approved 112 days before maturity. Logged for the examiners with the pack, the three options and the grade.”

Who it’s for

Built for everyone who decides a maturity.

The same loan, seen by the five people who carry it — what their quarter looked like, and what it looks like now.

PR
Priya RamanCRE Portfolio Manager
Portfolio manager
Before
Finds out a loan can’t refinance when the borrower tells her — six weeks out.
Now
Sees 18 months of maturities ranked by refinance gap every morning, and prepares each pack 120 days ahead.
LW
Lena WhitfordSenior credit officer
Approver
Before
Grades extensions from memos written against the clock, without the cash flow behind them.
Now
Confirms the grade from three options compared side by side, every figure cited; approves up to $25M.
RA
Ruth AbernathyChief Credit Officer
Approver
Before
Needs to see, on paper and before the date, why an extended loan is still a pass.
Now
Approves above $25M and any downgrade to Substandard, with every decision logged for the examiners.
OP
Owen PrattRelationship manager · Aldercrest Partners and 41 other sponsors
Relationship manager
Before
Chases the rent roll and the guarantor’s statement weeks before maturity.
Now
Gets the document request at 180 days and knows exactly what paydown to ask the sponsor for.
MD
Marcus DelgadoSpecial assets officer · workouts
Special assets
Before
Inherits loans that need a workout days before they mature.
Now
Gets them at 120 days: one click on Send to special assets hands over the pack, the options and the memo.
Built on the engine

6 agents. Each with one job, and hard limits.

Six specialist agents size every maturing loan and build its decision pack; the credit officer grades and the Chief Credit Officer approves.

Maturity watcher

Reads the loan system every night, puts each loan maturing in the next 18 months on the wall and runs its clock: documents requested at 180 days, the decision pack due at 120.

  • Never changes a loan’s terms or dates
  • Read-only on the loan system
Rent roll and cash flow analyst

Reads rent rolls, leases, tenant letters and operating statements; reconciles them, rebuilds trailing and underwritten NOI and maps rollover by year.

  • Unsigned leases are never counted
  • Every figure cites its page
Valuation and market reader

Reads the appraisal or evaluation on file, comparable sales, cap rates and market rents; compares with the value at origination and says when a new appraisal is needed.

  • Never sets or adjusts a value — the appraiser does
  • Flags values older than policy
Sponsor and guarantor analyst

Reads the guarantor’s financial statement, contingent liabilities and tax returns and the bank’s other exposure; builds liquidity, net worth and global debt service coverage, and tests any paydown against the liquidity covenant.

  • Guarantees count only with demonstrated liquidity
Refinance sizer

Sizes every maturing loan at the bank’s refinance terms for its property type — rate, amortisation, minimum coverage, maximum loan-to-value, minimum debt yield — and ranks the wall by refinance gap.

  • Uses only the bank’s current policy terms
  • Re-sizes when NOI, value or the rate curve changes
Options and memo writer

Compares refinance, extend with conditions and restructure on balance, coverage, loan-to-value, debt yield, grade, accrual, disclosure and allowance; drafts the accommodation memo and the term sheet.

  • Proposes — never grades or approves
  • Never sends terms
  • Every figure cited
Credit officer

Confirms the grade; CCO approves above $25M. The agents propose; a named person decides.

Ask in plain words

Ask about any maturing loan, in plain words

Ask about any maturing loan, test or tenant — or say how to change an option. Every answer cites the document it rests on.

Why does Linden Crossing fail the refinance test?

Loan-to-value binds. Halden values the building at $32,625,000, and 65% of that is $21,206,250 — against $30,174,256 owed on 1 Feb. Coverage of 1.25x at 7.10% would lend $24,398,067 and a 10% debt yield $26,100,000. The gap is $8,968,006, 29.7% of the balance.

What does Brannock’s renewal do to the cash flow?

Brannock renews 28,400 of its 38,200 sq ft from 1 Jul 2027 and gives back 9,800 sq ft on floor 3. That takes $296,450 of rent out, and renewing at the $29.75 market costs another $14,200. With a 2% credit loss, 3% expense growth and reserves, underwritten NOI is $2,610,000, against $2,742,000 trailing.

Can Aldercrest fund the paydown?

For the extension, yes. Graham Holloway has $11.4M liquid; after $3,000,000 down and the $1,200,000 reserve he keeps $7,200,000, above his $5.0M covenant. A full refinance would need $8,968,006 and leave him $2,431,994 — below it.

Make the extension 18 months with a $3.5M paydown

Done. Option B is now 18 months to 1 Aug 2028 with $3,500,000 down: balance $26,674,256, coverage 1.14x, loan-to-value 81.8%, debt yield 9.8% — still Pass — watch (5). Aldercrest offered $3.0M, so Owen should ask for the extra $500,000.

Every screen

The working solution, as it ships.

13 screens from the working solution, on its sample data. Pick one to see it large.

The maturity wall24 months of maturities, each month shaded by the dollars that will not refinance, with the overnight run beside it.
Rate and cap-rate what-ifCap rates up 50 bps: every month and total re-sizes at once — $109.2M short across 71 loans.
A month in three lanesMarch 2027’s 10 loans split into refinance, extend with conditions and work out, each with what today’s terms lend.
Maturing loans, rankedEvery maturing loan ranked by refinance gap, with coverage, loan-to-value, debt yield and the next step.
The decision packSix agents read 41 documents, then the refinance test shows which limit binds and the gap.
Rent roll and cash flow13 tenants, the lease rollover by year, and trailing NOI rebuilt to underwritten NOI.
Value and marketThe 2019 and 2026 appraisals, comparable sales, the submarket and a live sizing calculator.
Sponsor and guarantorLiquidity, net worth, other guarantees, global coverage — and whether a paydown breaks the covenant.
Three options, side by sideRefinance, extend with conditions and restructure, each with its balance, coverage, grade, accrual and disclosure.
Recommend and signThe recommendation is signed with a password and the meaning of the signature, then routed by approval limit.
Memo and approvalThe cited accommodation memo, the approval chain and the term sheet, sent only after approval.
The decision logEvery maturity decision since July — option, grade, disclosure, approver and days ahead — for the examiners.
Your credit policyRefinance terms by property type, the clock, valuation rules, extension rules and approval limits.
Governance

Built for examined work: cited, signed, on the record.

Every figure cites its pageEach number in a pack and memo links to its source — the rent roll line, the appraisal page, the guarantor’s statement — so a reviewer can check it in one click.
Agents size and draft; people decideThe agents never change a loan’s terms or dates, set a value, grade a loan or send terms. They propose; the credit officer grades and approves.
Approvals by limit, signed with meaningThe senior credit officer confirms the grade and approves up to $25M; the Chief Credit Officer approves above it and any downgrade to Substandard. The recommendation is signed with its meaning, and the signature, option, grade and memo go to the decision log, where they cannot be changed.
Terms go out only after approvalThe term sheet to the sponsor is drafted with the pack but sent only once every approval is in.
Extensions at market, modifications disclosedAn extension carries the market rate for its property type — below-market rates are treated as a workout — and term extensions to a borrower in financial difficulty are marked as disclosed modifications.
A decision log the examiners readEvery maturity decision is logged with the option chosen, the grade, the disclosure, who signed and how many days before maturity — exportable for the examiners. Changes to settings are versioned on the audit trail.
Configuration

Your credit policy, not ours

The terms every maturing loan is sized against, the clock and who decides are settings. Changes are versioned, on the audit trail, and re-size the wall tonight.

SettingDefaultChoose from
Refinance terms by property typeOffice 7.10% · 25 years · 1.25x · 65% · 10%Office maximum loan-to-value, 50% to 75% in 5-point steps · rate = 5-year Treasury plus each type’s spread
Ask for documents180 days before maturity150 · 180 · 240 days
Decision pack due120 days before maturity60 to 180 days, in 30-day steps
Watch horizon18 months12 · 18 · 24 months
New appraisal required whenValue may have fallen 20%, or a lease over 15% of the space is lostThat rule · value may have fallen 15% · every extension
Rate on an extensionMarket rate for the property typeMarket rate · market rate, floor at the note rate
Cash sweep when coverage falls below1.20x1.15x · 1.20x · 1.25x
Senior credit officer approves up to$25,000,000$15M · $25M · $35M
Connections

Works with the systems you already run

Your loan systemthe loan and maturity schedule, read nightly
Rent rolls and operating statementsleases, tenant letters, trailing statements
Appraisals and evaluationsthe credit file, and reports appraisers upload
Sponsor and guarantor financialsfinancial statements, tax returns, other exposure
Market datamarket rents, cap rates and the rate curve
Credit policyyour refinance terms and the 2023 interagency statement
What it changes

The difference, in numbers.

Every figure is labelled: a target the solution is built to, an estimate, a typical published result, or a proven one.

target
120days
before maturity, every loan has a decision pack
By handweeks before
With agents120 days before
target
100%
of maturing loans sized nightly at today's terms, ranked by gap
138 of 138 loans
re-sized every night
typical
3options
refinance, extend and restructure compared with the grade each carries
3 of 3 options
on every pack

“demo” = seen in the working solution, on its sample portfolio · “estimated” = our estimate · “typical” = published figures (MBA, 2025 survey of loan maturity volumes, Feb 2026 — 17% of commercial and multifamily mortgage balances mature in 2026; Colliers on MBA data — a record $384B of loans extended into 2025). The 2023 Interagency Policy Statement on Prudent CRE Loan Accommodations and Workouts is named as context. People, banks, sponsors and properties named on this page are fictional — characters and sample data in the working solution.

Questions

What CRE lenders ask us.

What is CRE loan maturity management?

It is the work of deciding, for every commercial real estate loan coming due, whether to refinance, extend with conditions or work it out — before the date. CRE Loan Maturity Management watches every loan maturing in the next 18 months, sizes each at today’s terms and puts a decision pack in front of the credit officer 120 days before maturity.

How does it measure refinance risk across the maturity wall?

Every night the refinance sizer re-sizes each maturing loan at your refinance terms for its property type — rate, amortisation, minimum coverage, maximum loan-to-value and minimum debt yield. The lowest limit sets what you would lend; the refinance gap is what is owed at maturity less that. The wall is shaded by those gaps, and a what-if bar moves the Treasury and cap rates.

How does it analyse a loan extension?

It compares refinance, extend with conditions and restructure side by side — new balance, coverage, loan-to-value, debt yield, the grade each would carry, accrual, disclosure and allowance — drawing on the 2023 interagency policy statement and its examples. It also tests any paydown against the guarantor’s liquidity covenant.

Does the AI grade loans or send terms to borrowers?

No. The agents never change a loan’s terms, set a value, grade a loan or send terms. The credit officer confirms the grade, the Chief Credit Officer approves above the limit, and the term sheet goes out only after approval.

Can every figure be traced to a document?

Yes. Each figure in the pack and the memo cites its source — the rent roll, a lease or tenant letter, the appraisal page, the guarantor’s financial statement — and opens it in one click.

What do examiners see?

A decision log of every maturity decision: the option chosen, the grade, whether it was disclosed as a modification, who signed and how many days before maturity — each with its pack, options and signatures, and an export for the examiners.

Can we use our own refinance terms and approval limits?

Yes. Refinance terms by property type, when documents are requested, when the pack is due, the watch horizon, when a new appraisal is required, the extension rate, the cash-sweep trigger and approval limits are all settings, versioned on the audit trail.

How long does it take to go live?

The Agentic Solution Engine builds and deploys it from your requirements — your credit policy, refinance terms, memo template and a sample of maturing loans — and it goes live once every quality gate has passed. We will walk you through it on your own maturities first.

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See it on
your maturities.

We’ll run CRE Loan Maturity Management on a sample of your own maturing loans.

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