Private and second mortgages for deals the bank math can't hold.
Some strong deals fail bank underwriting anyway. Self employed income the models discount, a credit file with history, a closing window measured in days, a building mid reposition with no stabilized numbers yet. Private capital lends against the asset and the plan, not the paperwork.
Used correctly, a private mortgage is a tool with a job and an exit date, capital that closes now, carries the property through a defined phase, and hands off to cheaper institutional debt when the numbers mature. Used without an exit, it is just expensive. We structure the exit before we place the loan.
Six situations private capital handles.
Closings the bank calendar can't make.
Firm deals with short fuses. Term sheets in days, funding in one to two weeks on a complete file.
Self employed and complex income.
Underwriting weighted to the property's equity and cash flow rather than personal income documents.
Credit files with history.
Past issues do not kill an asset based file the way they kill an application scored one.
Buildings mid transition.
Vacant, under renovation or in lease up, no stabilized income yet, but real value and a credible plan.
Second mortgages behind a good first.
Unlock equity without breaking an existing low rate first mortgage, the second sits behind it, and the blended cost often beats a full refinance.
Land and assembly holds.
Carrying land through rezoning or assembly, where conventional lenders rarely play.
What decides a private file.
Equity.
Private lending is loan to value lending. First mortgages typically go to 65 to 75% of appraised value; seconds are sized so combined debt stays inside a similar ceiling.
The asset.
Location, condition, and how quickly it could sell if everything went wrong. Better assets price better, private pricing is not one number.
The exit.
Every private loan needs a credible way out: a refinance into institutional debt, a sale, or a completion event. The exit is underwritten as hard as the loan.
The all in cost.
Rate is only part of it, lender and broker fees, legal and appraisal all land in the same math. We quote the all in cost in writing before you commit, never just a headline rate.
A private mortgage is a bridge, not a home.
Terms run six to twenty four months, usually interest only. That window exists to do one thing: get the property to a state institutional lenders will finance, stabilized, leased, renovated, or simply past the deadline that forced the private route. We map the takeout before funding, and where the building qualifies, that takeout is often an insured refinance.
From call to funding, fast.
Same day read.
Tell us the property, the debt on it, and what the money does. We will tell you same day whether the file works and roughly where it prices.
Term sheets, not promises.
Real offers from matched private lenders, typically within days on a complete package.
All in cost, in writing.
Rate, fees, legal, appraisal, term, one number you can compare against the alternative before committing.
Fund and plan the exit.
Close on the deal timeline, with the takeout mapped and dated.
Private lending questions we hear most.
Where we finance this in British Columbia
Tell us what the deadline is.
Property, existing debt, and what the capital needs to do. We will give you a same day read on whether a private structure works and what it will really cost.