Enter your build contract value and the draw stages from your lender. The planner shows each invoice, the 10% holdback BC's Builders Lien Act requires, what is paid now, and, if you add a rate and a completion date, the interest during construction and the holdback release and lien deadlines.
Construction Draw Schedule and Holdback Calculator for BC
Fees, rules and cost ranges last verified October 9, 2026
How to read your draw schedule
Each row is one draw. The invoice is that stage's share of the contract. The holdback is 10% of the invoice, and "paid now" is the rest. The running holdback column shows how much is being held back across the build, which is the cash that is released only after the holdback period ends.
Two things catch owners out. First, a draw only lands when the lender's inspector signs off the stage and the matching municipal inspections have passed, so a failed inspection delays cash. Second, you pay your builder on the builder's milestones, so those should line up with the lender's stages. Our guide to the construction loan draw schedule in BC walks through both rulebooks.
To see when each stage is likely to finish, lay out the project in the build timeline planner, then set the months between draws here. For the budget behind the contract value, use the build cost estimator. If you are weighing building yourself, see the owner builder checker.
The tool does not replace your lender's schedule or your lawyer. It gives you the arithmetic so you can ask better questions before you sign.
How we calculate this
- Holdback of 10% (s.4(1)), holdback period of 55 days (s.8), lien filing within 45 days (s.20) and the holdback account rule with its $100,000 threshold (s.5(8)): BC Builders Lien Act, current to October 6, 2026 (checked 2026-10-09).
- Draw stage names follow the common pattern described in the draw schedule guide. The percentages and months between draws are placeholders you replace with your lender's figures.
- Interest, if you enter a rate, is simple and interest-only on the cumulative amount invoiced for the months until the next draw. It ignores lender fees, compounding and minimum interest.
- Release and lien dates are calendar-day counts from the completion date you enter. The real clock runs from the certificate of completion or from completion, abandonment or termination of the contract.
- This is an estimate, not legal advice. Have your lawyer and lender confirm how holdbacks work on your contract.
Frequently asked questions
What is a construction draw schedule?
It is the plan for how a lender releases a construction loan in stages as work is completed and inspected, and how that money flows on to the builder. Stage names, percentages and inspection requirements are set in the lender's commitment letter.
How much holdback does BC require on a construction contract?
Under section 4 of the Builders Lien Act the person primarily liable on a contract must retain a holdback of 10% of the greater of the value of the work and material provided and the amount of any payment made.
When is the holdback released in BC?
The holdback period ends 55 days after a certificate of completion is issued, or 55 days after the contract or improvement is completed, abandoned or terminated if there is no certificate. A claim of lien can be filed up to 45 days after the same events.
Do I need a holdback account?
Section 5 requires the holdback to be kept in a holdback account at a savings institution. Section 5(8) says it does not apply to a contract where the aggregate value of work and material is less than $100,000. Ask your lawyer and lender how it will be handled on your contract.
Are the default draw percentages what my lender will use?
No. They are placeholders. Replace them with the stages and percentages in your lender's commitment letter before you plan around the result.
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