VALORE REGISTRY
How to use · AIA Forms

How to use the AIA Forms pack.

Six steps from contract kickoff to lender-ready monthly draw memo. Plus practitioner tips on physical-vs-financial % complete reconciliation, contingency burn signals, and where lien-waiver gaps create draw-blockers.

Practitioner-built ·Pairs with the AI Team when it ships Q3 2026 ·Human review required on every output

A. Six steps

From download to deliverable
  1. 1

    Download the AIA Forms pack

    You receive a DOCX reference guide (clause-by-clause walkthrough of G702 / G703 conventions) plus an XLSX tracker shaped to mirror G702 Application & Certificate for Payment + G703 Schedule of Values. Save into the construction-loan deal folder. Suggested naming: AIA_<Deal>_<YYYY-MM>.xlsx.

  2. 2

    Set up the G703 Schedule of Values from the GC contract

    G703 line items must match the GC contract's schedule of values exactly. Copy from the contract; do not re-categorize. Each line: Item No. · Description of Work · Scheduled Value · Work Completed (From Previous) · Work Completed (This Period) · Materials Stored · Total Completed & Stored to Date · % · Balance to Finish · Retainage. Lock the Scheduled Value column once set; changes require change-order paperwork.

  3. 3

    Process draws against the G702 cover page

    Each monthly draw: GC submits G702 + updated G703 + lien waivers + (sometimes) backup. The G702 ties to the running G703 totals automatically in the tracker. Verify: Contract Sum to Date · Total Completed & Stored to Date · Retainage · Total Earned Less Retainage · Less Previous Certificates for Payment · Current Payment Due.

  4. 4

    Track contingency draw-down separately

    GC contingency and owner contingency are separate buckets. The tracker has dedicated columns: Original Contingency · Drawn to Date · Remaining · Drawdown Rate %. If contingency is being drawn faster than physical % complete is advancing, that's an early-warning flag — file it in the monthly draw memo for the lender call.

  5. 5

    Reconcile lien waivers against draw amounts

    Conditional vs unconditional waivers from each sub: required at submission of the current draw is the conditional waiver against this period's payment; unconditional is provided once paid. Track both columns. Missing lien waivers are the single most common draw-blocker on construction loans.

  6. 6

    Generate the lender draw memo from the running tracker

    The tracker's "Lender Memo" tab pulls a structured summary: % complete physical vs financial · contingency status · change-order log to date · stored materials inventory · open items requiring lender approval. This is the artifact for the lender's monthly draw call; the full tracker sits underneath as backup.

B. Practitioner tips

Things the file won't tell you on its own
  • Physical % complete should track financial % complete within ~5-10 points. If financial advances faster (you're paying more than the building is showing), investigate. The opposite is also a flag.
  • Stored materials: lenders typically want bonded warehouse + insurance for off-site stored materials. On-site stored materials need to be visible during the lender site walk.
  • Change orders: file the change-order log alongside the G703 every month, even if no change orders happened this period. Lenders ask for it; producing it on demand is harder than producing it monthly.
  • Retainage is usually 10% until 50% complete, then 5% or less. Match what the loan agreement says — not what the GC contract says. The two sometimes diverge.
  • Builder's Risk insurance + Course of Construction (COC) coverage need to be current at every draw. Lapsed insurance is a draw-blocker; check the policy renewal dates against the construction schedule.
  • When the project goes into completion / punch-list phase, switch from monthly draws to milestone-based final draw structure. The G702 / G703 still works but the cadence changes.

C. Scope & limits

What this template is — and is not
  • Not a substitute for actual AIA G702 / G703 forms in their official format. If counterparty (GC, owner, lender) requires official AIA documents, generate from the contract — this tracker mirrors the structure but is not the form itself.
  • Not for non-AIA contract structures. Design-build, EPC, and turnkey contracts have different draw mechanics; this template is built for standard CSI-coded AIA contracts.
  • Does not handle multi-prime or multi-trade-contract draws where the lender funds each trade contract separately. Single-GC AIA structure assumed.
  • Not a substitute for on-site inspection. The tracker is the paper record; the lender's construction consultant (if any) does the physical verification.

D. Pairs with

Components that operate on or alongside this template

  • Construction Draw Analyst

    Agent (forthcoming Q4 2026)

    Reads each monthly draw package, surfaces contingency burn flags, change-order patterns, lien-waiver gaps.

  • Draw Package Reviewer

    Skill (forthcoming Q4 2026)

    Single-draw audit memo: budget vs SOV, % complete reconciliation, lien-waiver coverage, stored-materials inventory.

  • Change Order Tracker

    Skill (forthcoming Q4 2026)

    Multi-month change-order log with contingency burn analysis and scope-drift flags.

  • Renovation Budget

    Template (available now)

    For value-add rehabs that don't use full AIA structure — companion template for smaller construction budgets.

  • Lender Checklist

    Template (available now)

    Tracks the third-party + diligence items that wrap around the draw cycle (insurance, surveys, structural sign-offs).

Next step

Build the full stack around it.

This template is the work surface for a specific AI agent + skill workflow. Open the Company Builder and assemble the matching agents when they ship Q3 2026.

Open the Company Builder Back to AIA Forms