Finance documents
Built the way a credit assessor reads one.
Most declines are preparation failures, not business failures. Plenty of deals that service comfortably get knocked back because the earnings case was never laid out the way a credit team reads one. Nick and his team build the file to that standard, at a flat fee with no hidden costs.
The core product
The serviceability model
One workbook that answers the question the credit assessor is actually asking: does this business pay the debt back, even when things get tighter? It is built to hand straight to a lender. And it is yours, whichever broker or lender you take it to.
We also flag the weaknesses before the lender finds them. If the case depends on projected earnings rather than history, or one site carries the group, the model says so plainly and shows why the deal still works. Credit teams trust submissions that have already asked the hard questions.
$1,850 · 5 business days
Every model covers
- Sources and uses of funds, balanced to the facility
- Adjusted EBITDA build-up with every adjustment evidenced
- Debt service with DSCR and ICR covenant testing
- The reverse view: exactly how much EBITDA the facility needs
- Rate sensitivity grid, tested well above today's rates
- Stress tests on earnings and rates, with a clear verdict on each
- Benchmark comparison against ATO industry figures
- Family tree and group map for multi-entity structures, with intra-group flows eliminated
- Lender query notes that answer the questions before they get asked
- Client-editable inputs throughout
What the lender sees
The covenant page, the way we build it
Recreated from a real workbook, with the numbers anonymised and materially altered. Every facility is tested against the lender's covenants at a stressed rate, not the rate on the term sheet.
DSCR (covenant 1.00x)
2.6x
PassLeverage (covenant 3.00x)
2.2x
PassInterest cover (ICR 2.00x)
3.9x
PassRate sensitivity: the same facility tested at rising rates
| Sensitised rate | DSCR | ICR | Verdict |
|---|---|---|---|
| 9.0% | 3.1x | 4.8x | Pass |
| 10.5% | 2.8x | 4.2x | Pass |
| 11.5% | 2.6x | 3.9x | Pass |
| 13.5% | 2.3x | 3.4x | Pass |
9.0%
- DSCR
- 3.1x
- ICR
- 4.8x
- Verdict
- Pass
10.5%
- DSCR
- 2.8x
- ICR
- 4.2x
- Verdict
- Pass
11.5%
- DSCR
- 2.6x
- ICR
- 3.9x
- Verdict
- Pass
13.5%
- DSCR
- 2.3x
- ICR
- 3.4x
- Verdict
- Pass
Stress tests in the same workbook: earnings down 20% still holds DSCR at 2.1x, and rates up 2.0% holds 2.3x. Figures anonymised and materially altered.
Buying through more than one entity? The workbook maps the group first.
Family tree and group structure
Director A
50%
Director B
50%
Holding Company Pty Ltd
ultimate holding company
Trading Company
operates the business
Property Company
owns the premises
rent and inter-company loans, eliminated on consolidation
Family Trust
dormant
External lender trust
secured loan to the group
Straight from the workbook
Real pages, real matters
These are actual pages from workbooks prepared for live engagements, with client names removed. This is the level of detail a lender gets from us.
Pages from workbooks prepared for live matters, client names removed. Figures relate to those matters. Outcomes depend on individual circumstances and lender criteria.
Packs and fees
Pick the pack that matches your deal
Each pack builds on the one before it. Most buyers heading to a bank take the Bank-Ready Pack. Not sure? Book a call and we will tell you straight.
The Model
Test whether the deal services before you go near a lender.
$1,850
+ GST · $2,035 inc GST
- Serviceability model (lender worksheet)
- Funding request / lender summary
- 12-month lender cashflow forecast
- Information memorandum
Bank-Ready Pack
The model plus the written case. Ready to hand to a lender.
$2,850
+ GST · $3,135 inc GST
- Serviceability model (lender worksheet)
- Funding request / lender summary
- 12-month lender cashflow forecast
- Information memorandum
Full Submission Pack
Everything a lender, investor or partner needs to say yes.
$5,800
+ GST · $6,380 inc GST
- Serviceability model (lender worksheet)
- Funding request / lender summary
- 12-month lender cashflow forecast
- Information memorandum
All fees exclude GST.
Lender packs include a 12-month cashflow forecast for the lender, built in collaboration with you and your advisors from the information provided.
Only need one piece?
| Single document | Fee | Turnaround |
|---|---|---|
| Funding request / lender information summary | $1,450 ($1,595 inc) | 4 business days |
| Information memorandum | $3,500 ($3,850 inc) | 10 business days |
Funding request / lender information summary
- Fee
- $1,450 ($1,595 inc)
- Turnaround
- 4 business days
Information memorandum
- Fee
- $3,500 ($3,850 inc)
- Turnaround
- 10 business days
Fees are shown excluding GST, with the GST-inclusive figure beside them. GST applies at 10%.
Already had us do the financial due diligence? The same analysis flows straight into the lender submission, because the earnings case is already evidenced.
Not buying a business, just planning new debt in the one you run? The Debt Capacity Assessment applies the same workbook to a proposed facility from $100,000 upwards.
The consolidated fee schedule, including due diligence, is on the pricing page.
Been declined?
Capped at $3m. Cleared at $6.5m.
A lender knocked back a submission that you believe should have passed. We work out why it failed, rebuild the earnings case, and restructure the presentation for the next lender. Here is what that looked like for one client.
A veterinary practice owner kept missing out on properties because lenders could not correctly read his income or his business. By the time he came to us, they had capped his capacity at $3m. The business was performing. The paperwork was not telling that story.
We spent hours with the director and their accountant, going line by line through the profit and loss. Three things changed the answer:
- One-off expense items taken out of the earnings picture, each one evidenced with receipts
- Year-to-date trading pulled from the EFTPOS terminals and cross-checked to the management accounts
- A restructure of the existing debt to support the higher facility
Assessed capacity went from $3m to $6.5m. More than double, built on the same business, presented properly.
Shared with the client’s consent. Figures relate to assessed borrowing capacity; outcomes depend on individual circumstances and lender criteria.
Lender cap before
$3.0m
Capacity after
$6.5m
Submission Rescue · $950 · 3 business days
Same discipline, applied to your deal. We find why the submission failed and rebuild it for the next lender. How Submission Rescue works
Client stories
$35m+ funded by the client's own bank on documents built by Nick and his team.
The same file wins approvals two ways. On some deals Nick and his team arranged the finance; on others the client kept their own bank and we simply built the documents that funded it.
Financed and structured by Nick and his team
Declined twice. Then $1.5m of equity in nine months.An industrial value-add that had been to other brokers first. Nick and his team rebuilt the file, structured the debt, and got it approved.
Documents by Nick and his team, funded by the client's own bank
- A $20m deal, funded by the client's own bank.
- The file that unlocked a $9.28m portfolio.
- $1m of equity on day one.
Three deals, the client's own banker on each, more than $35m funded on documents Nick and his team built.
Two ways this can work.
Referred to us for finance? You are in the right place either way. Either we arrange it, or we prepare the file for whoever does.
Have us arrange the finance
We build the analysis, write the submission and take it to the lenders who will actually do the deal, across 40+ of them. One team from the first set of figures to settlement, and one team holding the covenants after it.
Start a finance enquiryAlready have a broker or a banker you trust?
Keep them. We will build the file to the standard a credit team expects and work directly with whoever lodges it. Same models, same documents, same standards, and we do not take the lodgement on that engagement.
See the finance documentsWant a straight read on your deal?
Book a free call with Nick. Bring the numbers you have, and we will tell you the right service level and the fixed fee. No obligation.
Want to see one before you commit?
Four pages from a real serviceability workbook, client name removed and the figures left exactly as they were. Including the stress test the facility fails.
Before you engage anyone
The two questions worth asking first.
Why not just ask the broker?
Two different jobs, and most deals need both. Your broker's job is to get the funding across the line on the best terms available. Ours is to test what the business earns before anyone applies for anything.
The two sit either side of the same deal on purpose: a broker is paid when the finance settles, and our fee is the same whichever way the numbers land. That is what lets us hand you a verdict rather than a case.
Why not just ask the accountant?
Your accountant knows the history better than anyone and is your adviser through the deal. What a lender wants is the earnings tested at arm's length, by someone who is not on either side of it.
Both jobs get done, and every tax question we hit goes straight back to them.
Common questions
It is a workbook that answers the one question every credit assessor asks: can this business pay the debt back, even when things get tighter? It covers sources and uses of funds, adjusted EBITDA, debt service with DSCR and ICR covenant testing, sensitivity tables at higher stress-test rates, and downside scenarios. Lender packs also include a 12-month cashflow forecast, built with you and your advisors from the information provided. The inputs stay editable, and the whole thing is built to hand straight to a lender.
Because credit teams reject submissions on presentation, not merit. Plenty of deals that service comfortably get knocked back simply because the earnings case was not laid out the way a credit assessor reads one. Add-backs with no evidence, debt service never tested at stressed rates, working capital ignored. Our documents are built to the credit standard from day one.
Yes, where the evidence supports it. That service is called Submission Rescue: $950 with a three business day turnaround. We work out why the original failed, rebuild the earnings case from source documents, and restructure the presentation for the next lender. We only present what is true and accurate. We will never falsify or massage documents for an approval, and if the deal genuinely does not service, we tell you that instead.
The Model on its own tells you whether the deal services. The Bank-Ready Pack adds the written funding request, which is what most buyers hand to a bank. The Full Submission Pack adds an information memorandum for deals that also go in front of investors or partners. If you are not sure, book a call and we will tell you straight.
No, but the two work well together. If we have already done the due diligence, the same analysis flows straight into the lender submission because the earnings case is already evidenced. If we have not, we build the model from the financials you give us.
Yes, where you want us to. Credit assistance is provided by Nicholas Clunes, Credit Representative Number 530711, authorised under Australian Credit Licence Number 387856, through The Lending Lab Pty Ltd. The documents we build are yours to keep either way, so you can equally take them to any broker or lender. Broking minimum loan sizes are $500,000 with property security, or $1,000,000 without.
Yes, and that is the point. Nick and his team prepare the file the way a credit team reads it, then your own broker or bank lodges it, and we work with them directly through to the decision. Three of the five client stories on this site were funded exactly that way: more than $35m of transactions where the client's own bank funded the deal on documents built by Nick and his team. Our fees stay fixed and non-contingent, and you are free to use any broker.