Rent Roll Start Date

Definition of Rent Roll Start Date

In the context of commercial mortgages, the Rent Roll Start Date (often referred to as the "As-Of Date") is the specific calendar date on which the information contained within a rent roll is considered accurate and effective. It represents a snapshot in time of the property’s financial and operational status, detailing exactly which tenants are in place, the amount of rent being collected, and the status of lease expirations at that precise moment.

Detailed Description and Importance

The Rent Roll Start Date is a critical data point for lenders, underwriters, and appraisers during the commercial real estate financing process. Because tenant rosters and income streams are dynamic, the date provides the necessary context for the following areas:

• Underwriting Accuracy: Lenders use the rent roll to calculate the Debt Service Coverage Ratio (DSCR) and Net Operating Income (NOI). If the Rent Roll Start Date is too far in the past, the lender may be viewing "stale" data that does not reflect recent vacancies, lease renewals, or rent escalations.
• Due Diligence and Verification: During the due diligence phase, the lender will compare the rent roll against the actual physical leases and bank statements. The Start Date ensures that the auditor is comparing records from the same reporting period.
• Lease Rollover Risk: By establishing a start date, a lender can accurately project a "Lease Rollover Schedule." This allows the lender to see which leases are set to expire within the next 12 to 24 months from the current day.
• Loan Funding Requirements: Most commercial lenders require a "Certified Rent Roll" with a start date that is within 30 to 60 days of the loan closing. If the closing process is delayed, the borrower is often required to provide an updated rent roll with a more recent start date.

Distinguishing the Rent Roll Start Date

It is important to distinguish the Rent Roll Start Date from other common dates found in commercial real estate documentation:

• Lease Commencement Date: This refers to when an individual tenant’s lease begins. A rent roll will contain many different lease commencement dates, but the Rent Roll Start Date applies to the entire document.
• Reporting Period: While a profit and loss statement covers a range of time (e.g., January 1st to March 31st), a rent roll is static. The start date indicates that "as of this day, this is the current occupancy state."

For a commercial mortgage application to proceed smoothly, the Rent Roll Start Date must be clearly labeled at the top of the document. This ensures all parties involved in the transaction—including brokers, credit officers, and legal counsel—are analyzing the same set of financial assumptions.