Lenders · Investors · Risk managers · Insurers

Protect the money before it is in the ground.

Every construction dollar you lend, invest, approve or insure rests on a shell budget that was usually built from a square-foot guess. We build the shell in 3D from the drawings, count every block, bar, column and beam, and flag everything that will not build as drawn — independently, before the first draw. Concrete and masonry shells: waterfront and custom homes, and commercial and multifamily buildings up to 10 storeys, in Florida and along the Gulf and Atlantic coast.

Independent

No stake in the builder’s number. Findings go only to you.

Every piece

Block, bar, columns, beams and slabs counted off the model.

Hundreds

Issues caught in real drawings every month.

$0.50/SF

Residential, $2,000 minimum. Commercial from $0.30/SF.

LendersKnow the shell is priced right before you fund it.See the pitch ↓ InvestorsCheck the build before your capital goes in.See the pitch ↓ Risk managersCounted quantities behind the number you sign off.See the pitch ↓ InsuranceValue it and settle it from counted structure.See the pitch ↓

The problem

Shell budgets fail in the same three places

Cuts risk

Quantities are guessed, not counted

Most shell budgets are a square-foot price or a quick takeoff. On a coastal concrete and masonry building, the engineered pieces are exactly what a guess leaves out.

Cuts risk

The drawings do not agree with each other

Structural and architectural sets conflict — beams that do not fit, openings with no lintel, elevations that do not close. Found on site, every one is a change order.

Cuts risk

Nobody independent checks it

The builder prices it, the builder builds it, and the first independent look is the draw inspector — after the money has gone out.

Saves money

What we do about it

We build the whole shell once in 3D, count it, and write up every conflict as a confidential finding with the sheet reference. Four order-ready material lists come with it.

For lenders

Fund the loan knowing the shell is priced right

Construction banks, credit unions, hard money and private lenders. On a concrete and masonry build the shell is where the budget breaks — engineered foundations, bond beams, columns and elevated slabs that a quick estimate misses. We build the shell in 3D from the permit set before closing, count every block, bar, column and beam, and tell you whether the builder’s budget covers what is actually in the drawings.

Construction banksCredit unionsHard money lendersPrivate and bridge lendersDraw managers and loan servicers

The appraisal tells you what it will be worth when it is finished. The model tells you whether it can be built for the money you are lending.

Cuts risk

Catch an underpriced shell before closing

An underfunded shell runs out of money halfway up — the most expensive loan there is to fix. A counted shell budget tells you before your money is in the ground.

Saves money

Protect the contingency

Drawing conflicts we find in 3D are the change orders that would have eaten the contingency. Fixed on paper, they cost nothing.

Saves money

Draws checked against counts

Material lists by level give your draw inspector a counted quantity to check completion against, instead of a percentage and a walk-through.

Cuts risk

Fewer stalled projects and workouts

Budgets that will not hold, and plans that will not build as drawn, show up before funding — not as a stopped job and a workout six months in.

Grows revenue

Lend where others will not

Coastal, waterfront, custom and mid-rise concrete loans that other lenders pass on become loans you can underwrite with confidence.

Grows revenue

Keep the good builders

Builders whose numbers check out get approved faster. A smoother loan is a reason for the best builders to keep borrowing from you.

Saves money

Billed like any closing report

The model is a line item on the loan — residential from $0.50 a square foot — and can be passed through to the borrower like the appraisal or the survey.

Cuts risk

An independent check in the file

A documented, independent quantity check and constructability review sits in the loan file for credit, audit and the examiner.

STEP 1

Send the permit set

Send the drawings with the loan package. We confirm scope and price the same day.

STEP 2

Model and review

We build the shell in 3D, count it and return the material lists, the counted quantities and the Confidential Build Quality Review.

STEP 3

Fund and draw

Credit decides with counted numbers. Your draw inspector checks each draw against the material lists by level.

For investors

Know what you are buying into before you fund it

Real estate investors, spec and build-to-rent investors, developers’ equity partners, family offices and syndicators. Every change order on the shell comes out of the investor’s return. We check the structure before your capital goes in — counted quantities, the problems in the drawings, and whether the builder’s number is real.

Spec and custom-home investorsBuild-to-rent investorsDevelopers’ equity partnersFamily officesSyndicators and fundsBuyers of a project mid-stream

The cheapest time to find a problem in a building is before anyone has paid to build it. On a $414,579 shell bid, the model was under half a percent of it.

Cuts risk

Due diligence on the build, not just the deal

Before you commit, find out whether the shell budget in the pro forma is real — counted from the drawings by someone with no stake in the number.

Saves money

Stop change orders coming out of your return

Conflicts between the structural and architectural drawings are found in 3D and resolved on paper, not paid for on site.

Saves money

Hold the contractor to counted quantities

With the shell counted, a padded bid and a dangerously thin one both stand out. You negotiate from quantities, not from trust.

Saves money

Fewer delays, less carrying cost

Every week a crew waits on the engineer is a week of interest, insurance and holding cost. Answers in week one keep the schedule.

Grows revenue

Rent or sell sooner

A shell that goes up as drawn, without redesigns, reaches completion sooner — and income starts sooner.

Grows revenue

Support your cost segregation study

Structural quantities counted by level give your cost segregation firm documented numbers to work from on the depreciation study.

Grows revenue

Raise capital with a verified build

Show partners and lenders a 3D-verified shell with counted quantities. A verified budget makes their decision easier.

Cuts risk

Buying a project already under way

Model what the drawings call for and compare it with what has been bought and built, before you take the project on.

STEP 1

Send the drawings

Permit set, or the latest set from the design team. Residential or commercial up to 10 storeys.

STEP 2

We count and review

3D shell model, counted quantities, material lists and the Confidential Build Quality Review — findings go only to you.

STEP 3

Decide with numbers

Take the counts into the deal, the contract negotiation and the draw schedule.

For risk managers

Counted quantities for the people who sign off on the number

Plan and cost review firms, construction risk managers, owner’s representatives, cost consultants and cost segregation firms are paid to decide whether somebody else’s budget or cost is right — and most of them do it from cost books and experience. We hand them what a book cannot: every block, bar, column and beam in the shell, counted from the drawings. White label if you want it.

Plan and cost review firmsCheck the shell line by line

A lender hires you to say whether the builder’s budget is real. We model the shell from the permit set and give you the counts, so the shell portion of your review is checked quantity by quantity — not against a square-foot range.

The Confidential Build Quality Review adds constructability: every place the drawings will not build as drawn, with the sheet reference.

Saves you money

Hours come off every review because the counts are already done.
Less exposure when a budget you approved turns out to be short.

Grows your revenue

Sell lenders a premium, quantity-verified review.
Take on more reviews with the same staff.

Line by line

Shell budget checked against counted quantities.

Owner’s reps and cost consultantsQuantities your estimate can stand on

You build and defend budgets for owners — apartments, condominiums, hotels, retail and office, up to 10 storeys. We deliver the structural quantities from the model, so your estimate, or your review of the contractor’s number, has counted shell quantities underneath it.

Saves you money

The structural takeoff done for you, for a fraction of the in-house hours.
The contractor’s shell errors caught before the contract is signed.

Grows your revenue

Take on more estimating and review work with the same staff.
Add a 3D constructability review to your fee.

Your name on it

We stay invisible. Quantities and findings go into your deliverable.

Cost segregation firmsDocumented quantities for the structure

Your study stands on how the building’s cost is allocated. For concrete and masonry buildings we give you the structural components counted from the drawings — foundations, walls, columns, beams and slabs — so the structural portion is documented by quantity.

Saves you money

Less engineer time spent on the structural takeoff.
Documented quantities stand up better if a study is examined.

Grows your revenue

Take on more concrete and masonry studies without adding staff.
Offer faster turnaround than competing firms.

By component

Structure counted and documented, level by level.

For insurance companies

Know what the structure is before you insure it — and after the storm

Carriers, underwriters, builder’s risk programs, claims departments, independent and public adjusters, appraisers and umpires. In Florida and along the hurricane coast, the structure is the biggest number in the policy and the biggest argument in the claim. From the drawings, we build the shell in 3D and count what is there — so the valuation and the claim both start from quantities, not a square-foot guess.

Property carriers and underwritersBuilder’s risk underwritersClaims departmentsIndependent adjustersPublic adjustersAppraisers and umpiresBuilding consultants

After a hurricane everybody argues about what the structure was and what it costs to put back. We count it from the drawings on file.

Cuts risk

Insure to value, from counted quantities

Replacement cost on a concrete and masonry home built from counted structure, not a square-foot table — fewer under-insured losses and fewer over-insured premiums lost to competitors.

Cuts risk

Builder’s risk on a buildable set

The Confidential Build Quality Review finds what will not build as drawn before construction starts — the conflicts that turn into field fixes, delays and losses on a builder’s risk policy.

Saves money

Claims close faster

Counted quantities from the permit drawings instead of days of measuring and re-inspecting. The estimate starts from what was built.

Saves money

Fewer disputes and re-inspections

A claim number backed by counted block, bar, concrete and beams is harder to contest — fewer appraisals, fewer umpires, less litigation spend.

Cuts risk

Check an inflated claim

Compare the claimed structural repair with what the drawings actually call for, quantity by quantity.

Grows revenue

More claims per estimator in a surge

When a storm doubles the workload, quantities from the drawings let each estimator handle more files without cutting corners.

Grows revenue

Better-supported recoveries

For public adjusters and appraisers, a documented rebuild quantity supports a fuller, faster settlement for the policyholder.

Saves money

A storm-season standing rate

Standing rates for carriers and adjusting firms that send volume, with priority scheduling after a landfall.

STEP 1

Send the drawings on file

Permit drawings from the county or the policyholder, for the insured building or the claim.

STEP 2

We model and count

The shell in 3D and the counted structure — foundations, block, filled cells, bond beams, columns, beams and slabs.

STEP 3

Value or settle

Use the counts for the replacement-cost valuation, the claim estimate or the appraisal file.

Common questions

What a lender, investor or insurer asks first

Is this an appraisal?

No. An appraisal estimates value. We count the structure in the drawings and check that it will build as drawn. Most lenders use both.

Is it engineering?

No. We are not the engineer of record and sealed structural drawings govern. We model what the drawings say and report where they conflict or will not build as drawn.

Who pays for it?

Whoever orders it. Lenders usually pass it through to the borrower as a closing-cost report; investors, review firms and insurers order it directly. Standing rates are available for firms that send volume.

Are you independent of the builder?

Yes. We never model the same job for a builder and for that builder’s lender or reviewer without telling both. Findings go only to the client who ordered them, under NDA.

Can it carry our name?

Yes. Review firms, owner’s reps and consultants can have the quantities and findings delivered white label, with no branding and no contact with their client.

What buildings?

Structural shells only — concrete and masonry, residential and commercial, up to 10 storeys. Florida and the Gulf and Atlantic coast for homes; anywhere in the United States for commercial and multifamily.

Start with one file

Send us the next loan, deal or claim

Residential $0.50 a square foot ($2,000 minimum). Commercial and multifamily from $0.30 a square foot ($4,000 minimum), quoted. Reports and RFIs $99 each. Standing rates for lenders, review firms, consultants and carriers that send volume.

Send a plan set See pricing 727-657-4678 ← Back to Storypole Modeling