Commercial mortgage broker in Surrey.
Surrey is our home market. Our office is in the heart of it, and no city in BC is adding people, industrial space and towers faster. That growth makes Surrey the busiest commercial financing market in the region: land deals along the coming SkyTrain corridor, industrial builds in Campbell Heights, rental towers in City Centre and everything between.
We arrange the full range here: multifamily and CMHC insured financing, construction facilities, land and bridge positions, industrial, retail and equity take outs, placed across 50 plus lenders who all want exposure to Surrey's growth.
What's actually moving in Surrey.
As of mid 2026. We update this quarterly.
City Centre keeps rising.
Surrey City Centre carries one of the largest high rise pipelines in Western Canada, anchored by the university district, the new hospital investment and the transit hub. Tower sites, assemblies and rental projects here need staged financing: land carry, construction, then insured takeout.
Campbell Heights is the industrial engine.
One of the region's largest industrial parks keeps building out, with vacancy across Metro Vancouver holding around 4 percent. Owner occupiers buying in Campbell Heights are among the strongest files we place.
The SkyTrain corridor changes land math.
The extension toward Langley is under construction, and land along Fraser Highway is being repriced around future density. Assemblies and holds along the corridor are classic bridge and land financing territory.
Surrey deals we work every week.
- Surrey apartment building acquisitions and refinances, conventional and CMHC insured
- Land assembly and carry along the SkyTrain corridor and Fraser Highway
- Ground up rental and tower construction with takeout financing
- Industrial purchases in Campbell Heights and Port Kells, owner occupied and investment
- Retail plazas and mixed use along Surrey's main corridors
- Equity take outs against stabilized Surrey assets
Five Surreys, five kinds of file.
Surrey is big enough that the lender who wants one part of it will pass on another. What gets financed, and by whom, changes block to block.
City Centre and the transit corridor.
Density and purpose built rental. Tower sites, assemblies and staged construction files sit here, and almost everything is financed in phases: land carry, construction, insured takeout. Values move with the pipeline, so the appraisal date matters. More on City Centre financing.
Newton and Whalley.
Older rental stock and value add repositioning. Three and four storey walk ups from the 1970s trade here, usually with rents well below market and a capital plan attached. Lenders want the renovation budget, the unit turnover schedule and evidence the post improvement rents are real before they fund against them.
Campbell Heights and Port Kells.
Warehouse and distribution. Owner occupied purchases and investor held multi tenant bays, both financed strongly while vacancy stays tight. Environmental history is the first question on any older site. More on Campbell Heights industrial.
Cloverdale and South Surrey.
Retail plazas and professional space. Anchored plazas, medical and dental buildings and strata offices, where the lease covenant and the weighted average lease term do more work than the location does. More on South Surrey financing.
Fleetwood.
The emerging SkyTrain extension corridor. Sites along Fraser Highway are being held and assembled against future density, which makes this bridge and land territory: sized on current value, underwritten on the exit, with the carry cost budgeted honestly through the approval period.
What Surrey deals typically look like.
These are the ranges we see, not guarantees. Every file is sized on its own income and its own sponsor.
Multifamily acquisitions.
Commonly 2 to 15 million. Purpose built rental of 5 units and up, conventional or insured, with the insured path usually winning on proceeds and amortization where the building scores.
Industrial owner occupied.
From around 1.5 million. A business buying its own building, often the cleanest file on our desk because the covenant and the occupancy are the same party.
Retail plazas.
Typically 3 to 20 million. Sized off the rent roll, the tenant mix and lease maturity, not off the asking price.
Land and development sites.
Priced on a per buildable basis against the achievable density, with the carry period and the exit both underwritten from day one.
Our practical minimum is around 1 million. Below that the lender pool thins out and a residential or small business lender is usually the better answer, and we will tell you so rather than take the file.
A Surrey file is easier from Surrey.
We see the comparable deals as they happen, because they happen down the road from us. We know which lenders are hungry for Surrey exposure this quarter and which have filled their allocation, and that changes where a file goes first. We can also meet you at the property on a day's notice, which matters more than it sounds when a lender wants eyes on a site before committee.
Surrey values have moved fast enough that rules of thumb go stale within a year, and debt service coverage usually sets the loan long before value does. Run your building through the calculator first if you like. It sizes a Surrey building the way an underwriter would, and it gives us a sharper conversation when you call.
Why Surrey files get declined.
Environmental history.
Industrial sites and former agricultural land in Surrey carry real contamination risk. A Phase 1 that recommends a Phase 2 stops most conventional lenders until the work is done. Order it early, not after the commitment.
Rent rolls that do not match the leases.
The rent roll says one number, the executed leases say another, and the underwriter finds it. Every unexplained gap gets underwritten at the lower figure, and the loan shrinks. Reconcile it before submission.
Underestimating the equity.
Buyers plan on 20% down and the file supports 60% leverage once coverage is applied. That is not the lender being difficult, it is what the income carries. Size the deal first and shop second.
Appraisals below the purchase price.
In a market moving as fast as Surrey's, a price agreed against last month's comparables can outrun the appraisal. The lender funds against value, not against price, and the buyer covers the difference in cash.
Most of this is avoidable with the right file at the front end. The requirements page sets out what a BC lender tests for, and the deal submission checklist lists exactly what to send.
How long a Surrey approval takes.
Conventional commercial.
Commonly 45 to 90 days from application to funding. The appraisal and the environmental report set the pace more often than the lender does, so ordering them on day one is the single biggest time saver.
Insured multifamily.
Longer. CMHC review runs on its own schedule and adds months to the calendar, which is why insured files are planned around the closing date rather than fitted to it. See the MLI Select timeline.
Bridge and private.
One to two weeks when the timeline demands it. You pay for the speed in rate and fees, and it is the right call when a subject removal date will not move. Current pricing context sits on our BC rates page.
Deeper local pages.
Surrey questions we hear most.
Nearby markets we also cover
Let's talk about your Surrey deal.
Tell us the property and the plan. A senior broker will tell you what the market will lend against it, usually the same day.
Canadian Commercial Mortgages is a licensed mortgage brokerage operating in British Columbia.