--- title: Commercial Loans and Fun Blog | Executive Loan Summary description: Executive Loan Summary | George Blackburne, owner, offers insight into the commercial loans and mortgage industry in this Commercial Real Estate Loan Tips blog. --- [![c-loans-logo-2025](https://info.c-loans.com/hs-fs/hubfs/images/c-loans-logo-2025.png?width=183&height=86&name=c-loans-logo-2025.png)](https://c-loans.com) [Terms of Use](https://www.c-loans.com/terms-of-use) | [Disclaimer](https://www.c-loans.com/disclaimer) | [Blog](https://info.c-loans.com/) # Commercial Loans and Fun Blog ## [The Commercial Loan Executive Summary](https://info.c-loans.com/the-commercial-loan-executive-summary) Posted by [George Blackburne](https://info.c-loans.com/author/george-blackburne) on Mon, Feb 20, 2017 - [Tweet](https://twitter.com/share) ![Executive Loan Summary.jpg](https://info.c-loans.com/hs-fs/hubfs/Executive%20Loan%20Summary.jpg?width=244&name=Executive%20Loan%20Summary.jpg)This article should help both complete newbies *and* near-experts in commercial mortgage finance.  I will teach you newbies how to prepare a basic commercial loan Executive Loan Summary.  I will teach you old pro's how to lay out an Executive Loan Summary for a construction [mezzanine loan](http://www.c-loans.com/knowledge-base/mezzanine-loans) request.  That's just about the most sophisticated loan in our entire industry.  Bottom line:  Prepare to learn a ton.  Even better, I will give you some free exemplars that you can download to your own desktop for future use. **The first item in any commercial loan package should be the the Executive Loan Summary**.  Following the Executive Loan Summary should be a picture page that contains a description of the property (with lots of sizzle) and several attractive color pictures taken on a sunny day (or an Architect's Rendering if this is a construction loan).  Next comes the [Pro Forma Operating Statement](http://www.c-loans.com/knowledge-base/apartment-pro-forma) and then the Schedule of Leases or Rent Roll. The easiest way to teach you how to prepare an Executive Loan Summary is to give you an exemplar.  Please open this basic commercial loan [Executive Loan Summary](https://info.c-loans.com/hubfs/ELS%20-%20Permanents.docx) right now.  If you download it to your desktop, you can easily edit it using Word on your next commercial loan. Please note that this Word document was written using a Courier font.  Courier is a proportional font, and when you use a proportional font, all of your columns will line up nicely.   ![nuns.jpg](https://info.c-loans.com/hs-fs/hubfs/nuns.jpg?width=320&name=nuns.jpg)   Commercial construction loan Executive Loan Summaries are a little more involved because they include a construction cost breakdown and the [Loan-to-Cost Ratio](https://info.c-loans.com/bid/85569/Loan-to-Cost-Ratio-and-Commercial-Construction-Loans).  In construction lending, the Loan-to-Cost Ratio is far more important than the Loan-to-Value Ratio.  Please note in the Cost Breakdown we always include a Contingency Reserve equal to 5% of Hard Costs and Soft Costs.  Please click here to view a [Construction Loan Executive Loan Summary](https://info.c-loans.com/hubfs/ELS%20-%20Construction%20Loan.docx).   ![Barking.jpg](https://info.c-loans.com/hs-fs/hubfs/Barking.jpg?width=320&name=Barking.jpg)   Finally we come to the [Executive Loan Summary for a construction mezzanine loan](https://info.c-loans.com/hubfs/ELS%20-%20Construction%20Mezz.docx).  By the way, a construction mezzanine loan is simply a mezzanine loan used in conjunction with a construction loan.  A construction mezzanine loan might take the capital stack up from a 60% LTC construction loan up to 80% LTC.  Confused?  Just think of a ***construction mezzanine loan*** as a second mortgage behind a construction loan. Are you ready to stop fiddle-faddling and to just go get your commercial loan?   [![Submit My Commercial Loan Application Right Now!](https://no-cache.hubspot.com/cta/default/37671/12adb4c3-b50e-4950-b851-efed8500e796.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/12adb4c3-b50e-4950-b851-efed8500e796)   When I write these blog articles, I try hard to use simple, layman's English and slang.  I also try to use lots of examples.  Are you ready to finally learn commercial real estate finance?   [![Nine-Hour Video Training Course How to Broker Commercial Loans](https://no-cache.hubspot.com/cta/default/37671/2fa994cb-f6ac-4671-821f-b4bd48cb5f1f.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/2fa994cb-f6ac-4671-821f-b4bd48cb5f1f)   In recent weeks C-Loans.com has added a number of nationwide apartment lenders with very attractive rates.   [![Apply For an Apartment Loan](https://no-cache.hubspot.com/cta/default/37671/724fcd9b-a529-4028-9e82-1e1f5286f8e8.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/724fcd9b-a529-4028-9e82-1e1f5286f8e8)   ![Cleveland.jpg](https://info.c-loans.com/hs-fs/hubfs/Cleveland.jpg?width=320&name=Cleveland.jpg)   My staff and I just spent almost $30,000 and three months building a fresh new *Blackburne List of 2,500 Commercial Real Estate Lenders*.  You can buy this entire list for just $79.95 or your particular region (750+ commercial lenders) for just $39.95.   [![List of Commercial Lenders 2,500 For Just $79.95](https://no-cache.hubspot.com/cta/default/37671/9488a761-b4e6-4b02-b82c-4ccc932612bc.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/9488a761-b4e6-4b02-b82c-4ccc932612bc)   Have you checked out [CommercialMortgage.com](http://www.commercialmortgage.com), our latest free commercial mortgage portal with 3,159 lenders?  This new portal has four times as many lenders as [C-Loans.com](http://www.c-loans.com).   [![Free List of 3,159 Commercial Lenders Sort By Your Own Criteria](https://no-cache.hubspot.com/cta/default/37671/edc33fe8-9d87-477b-bf2f-07a33d3d2d24.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/edc33fe8-9d87-477b-bf2f-07a33d3d2d24)   Does your client need a business loan not secured by real estate, such as an equipment loan, lease, inventory loan, or accounts receivable loan?   [![Business Loans Not Secured By Real Estate - Unsecured or Secured ](https://no-cache.hubspot.com/cta/default/37671/308ae6f6-0cda-41e6-b58f-54ed1d5231d5.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/308ae6f6-0cda-41e6-b58f-54ed1d5231d5)   Want to learn commercial real estate finance for free?  I write two training articles in commercial real estate finance every week.   [![Subscribe To Blog](https://no-cache.hubspot.com/cta/default/37671/7636800d-cf5e-48c6-88cb-f71c131eb6ee.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/7636800d-cf5e-48c6-88cb-f71c131eb6ee)   Got a buddy or co-worker who would benefit from free training in commercial real estate finance?   [![Forward To a Friend](https://no-cache.hubspot.com/cta/default/37671/8d78b894-63b6-4556-9250-c659c4bbc0f7.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/8d78b894-63b6-4556-9250-c659c4bbc0f7)   1 Comment [Click here to read/write comments](https://info.c-loans.com/the-commercial-loan-executive-summary#comments-listing) Topics: [Executive Loan Summary](https://info.c-loans.com/topic/executive-loan-summary) [All posts](https://info.c-loans.com/all) ### George Blackburne III Owner of C-Loans, Inc. ![George Blackburne III C-Loans Owner](https://info.c-loans.com/hs-fs/hubfs/George%20Head%20Shot%20Small%205%20by%207%20copy.jpg?width=158&name=George%20Head%20Shot%20Small%205%20by%207%20copy.jpg) ### Subscribe via E-mail ### Connect with C-Loans ## [![Get the Latest Scoop on C-Loans Inc.](https://no-cache.hubspot.com/cta/default/37671/bacfb58b-143e-40d7-b126-33c182b5b90b.png)](https://cta-redirect.hubspot.com/cta/redirect/37671/bacfb58b-143e-40d7-b126-33c182b5b90b) C-Loans.com® is sponsored by  C-Loans, Inc. — For more information, contact Tom Blackburne 555 University Ave., Suite 150, Sacramento, CA 95825 Telephone: (916) 338-3232 x 317 * Tom Blackburne in Indiana: (574) 210-6686 * Fax: (916) 338-2328 Real Estate Broker -- California Department of Real Estate -- License Number 01330173 Arizona Dept. of Financial Institutions – License Number 0909472 The Florida Mortgage Brokers License Number: 0708758 [Read our many client Success Stories](https://c-loans.com/mortgage-brokers-overview/success-stories/) » © 2025 C-Loans, Inc. 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