Private mortgage financing is what we do all day: first, second and third charges arranged for Ontario homeowners who need speed and flexibility more than a perfect credit file. If there is equity in the property and a credible way out, there is usually a deal - even after a bank decline, a missed payment, or a power of sale notice.
Urgent files, arrears and enforcement deadlines
Redemption date coming up? Property taxes in arrears? Firm closing you cannot miss? Private files can move from application to funding inside the same week.
Private and second mortgages are the heart of this practice. That said, private money should never be used where a lower-cost lender would have approved you, so every file gets checked against bank, credit union, and alternative programs before we place it. When the numbers say prime, we say prime - and we will tell you so on the first call.
Investor-funded first, second and third charges priced on the property. Built for declines, deadlines and files no stress test will ever accommodate.
Pull cash out of your home while the mortgage you already hold stays untouched - same rate, same maturity, zero breakage penalty.
Pre-approvals, purchases, renewals, refinances, and equity take-outs for houses and condos across the GTA - including self-employed and newcomer files.
Multi-residential, retail, office, industrial, land, and construction financing - placed with banks, credit unions, CMHC programs, and private capital.
Draw-based construction loans and bridge facilities for residential, multi-unit, and small commercial builds across the GTA - from permits through to takeout.
Yes, we do reverse mortgages. Turn Toronto home equity into tax-free cash with no required monthly mortgage payment, while you keep ownership and stay in your home.
Replace your existing mortgage to consolidate debt, pull equity out, or lower the monthly payment - with the penalty math done first.
Behind every private mortgage is a real investor: a licensed mortgage investment corporation pooling capital from shareholders, a family office, or an individual lender putting their own money on title. Their decision is driven by the security itself. What is the property worth today, how quickly could it sell, how much room sits under the requested loan, and who is ahead of them on title? Bureau scores and notices of assessment are context, not the verdict.
That difference explains why a file rejected downtown on Tuesday can be committed by Friday. A contractor whose T1 shows a fraction of real cash flow, a newcomer with a three-month credit history, a landlord holding six doors, an owner who fell behind during a divorce, a buyer whose lender pulled financing eight days before closing - none of them fit a stress-tested template, and all of them own real property that a private lender can price.
Everything starts with loan-to-value. On a Scarborough semi appraised at $900,000 with $520,000 owing, a lender working to 80 percent has roughly $200,000 of room for a new second charge. Firsts commonly go to 75-80 percent, and combined positions can stretch to 85 percent on core urban homes. Marketability matters just as much: a condo at Yonge and Eglinton is simpler to underwrite than ten acres near Bancroft.
Speed and flexibility cost more than bank money. Budget for an interest rate above prime products, a lender fee and a brokerage fee expressed as points, plus appraisal and legal disbursements. Most terms run six to twenty-four months on interest-only payments, and some lenders prepay the interest out of the advance so no payment leaves your account during the term. You receive the full cost breakdown - in dollars, not percentages alone - before any commitment is signed, and independent legal advice is built into the process.
A private mortgage is a repair tool with an expiry date. It earns its keep when it halts an enforcement clock, clears arrears before a redemption deadline, wipes out revolving debt costing more than the mortgage, or completes a renovation that lifts the appraisal. What makes it responsible is the way out: twelve to eighteen months of clean payments and a refinance into a B lender, a sale, or a return to a chartered bank. We map that route on day one and check in before renewal season arrives.
All mortgages are subject to lender approval and property qualification. Rates, amounts, and loan-to-value limits vary by lender, property type, and location.
A second mortgage sits in second position on title, layered behind the loan you already carry. Nothing about your existing mortgage changes - the rate you locked in two years ago stays locked, the maturity date stays the same, and there is no prepayment penalty to trigger. You simply receive the funds as a lump sum on closing and repay the new charge alongside the old one.
For anyone holding a low legacy rate, that structure is often cheaper overall than collapsing the whole mortgage to pull cash out. And because the lender is pricing equity rather than debt-service ratios, the approval survives bruised credit, collections, missed payments, unfiled taxes, and business income that never looks tidy on paper.
The governing number is combined loan-to-value - both charges added together and divided by the appraised value. Take an Etobicoke bungalow valued at $1,150,000 with $700,000 outstanding: at an 80 percent ceiling the position supports roughly $220,000 of new financing, and select lenders will look past that on well-located freehold properties. Condos, rentals, and rural addresses each carry their own limits.
The most common use is collapsing $60,000 of revolving balances at 22-30 percent into one secured payment. Close behind: curing arrears before a lender moves to enforce, paying a CRA or property tax bill, financing a legal basement suite that adds rental income, funding a down payment on an investment property, covering payroll through a slow quarter, or settling an estate or matrimonial buy-out.
Second position carries more risk, so it prices higher than a first and includes lender and brokerage fees plus appraisal and legal costs. Terms typically run six to twenty-four months, interest-only, keeping the monthly obligation light while the underlying problem gets resolved. Treat it as scaffolding rather than a foundation: the goal is one clean refinance that consolidates both charges once your credit and documentation support it.
All mortgages are subject to lender approval and property qualification. Amounts and loan-to-value limits vary by lender, property type, and location.
We start with the address, the mortgage balances registered on title, and the number you need - then tell you what the equity realistically supports.
Your file goes to the mortgage investment corporations, individual investors, or alternative lenders whose mandate actually fits the property and the story behind it.
Commitment, appraisal, independent legal advice and lawyer coordination - plus the dated plan for how you leave the private mortgage behind.
Nothing to pay, nothing to sign, and no credit inquiry to find out where you stand. Describe the situation and you'll get a candid read on what the equity supports and what it will cost.
Mortgage investment corporations, private funds, and individual investors we place files with week in and week out - not a single lender's rate sheet.
Redemption statements, sheriff dates, firm closings and tax sale notices - we work backwards from the date that matters and keep your lawyer in the loop.
Financing is one piece of a move. These are the Toronto and GTA services we work alongside every week.
We work with private investors and 300+ private lenders across Toronto and the GTA. Call or text (647) 342-1355 for a fast, free quote - no cost and no obligation.
*Conditions apply*
Special offer
HELOC up to 80% - 90% LTV
Special offer
Pre-construction purchases
B lenders and private lenders that lend on the current market value or appraised value of the property - not the purchase price.
