Subprime Personal Loans

Subprime Lenders Canada

In Canada’s competitive housing market, not everyone can qualify for traditional mortgage financing from big banks—but that doesn’t mean homeownership is out of reach. Subprime lenders in Canada offer alternative paths to mortgage financing for those with credit challenges, unconventional income sources or unique financial situations. In this guide, we’ll break down the Canadian subprime lending landscape so you can understand your options and feel confident in the process. You will learn:

• What subprime lending means in Canada
• Who needs subprime mortgage solutions
• Range of mortgage options through subprime lenders
• Major subprime lenders in Canada
• Step by step process to get a subprime mortgage
• How to increase your approval chances

What is Subprime Lending

Subprime lending in Canada provides access to mortgage financing for borrowers whose credit profiles don’t meet the strict requirements of big banks and prime lenders. Unlike the loosely regulated American subprime market that caused the 2008 financial crisis, Canada’s subprime mortgage market is heavily regulated to protect both lenders and borrowers. These regulations keep the Canadian housing market stable while still providing options for those who don’t qualify for conventional financing. The term “subprime” simply means these loans are for borrowers who don’t meet the “prime” lending criteria of big banks. While interest rates are higher than conventional mortgages—reflecting the increased risk to lenders—subprime options provide mortgage financing that would otherwise be unavailable.

Subprime mortgages in Canada are 2-4% higher than conventional mortgages, though exact terms vary depending on individual circumstances.

Note that Canadian subprime lending focuses more on finding solutions for tough situations rather than predatory practices that have plagued this market in other countries.

Types of Subprime Borrowers

Understanding if you fit the profile of a subprime borrower is the first step in determining which lenders and mortgage products are right for you.

Credit Challenged Borrowers

The most common subprime borrowers have credit scores below 660. This can be due to:

• Past bankruptcy or consumer proposal
• History of late payments
• High credit utilization
• Recent major credit issues
• Limited credit history

Big banks typically prefer scores above 680, with the best rates for those above 720. Scores below these thresholds often require subprime options.

Self-Employed and Non-Traditional Income Earners

Big banks in Canada rely heavily on verifiable, consistent income. This creates challenges for:

• Self-employed individuals
• Commission-based workers
• Contractors and gig economy workers
• Those with irregular income patterns
• New business owners

These borrowers often have strong earning potential but don’t fit the conventional employment criteria that A-lenders require.

High Debt-to-Income Borrowers

Big banks enforce strict debt service ratios, typically requiring that no more than 44% of your income goes toward debt payments (including your mortgage). Borrowers exceeding these ratios, even with good credit, may need subprime options.

Recent Immigrants

Newcomers to Canada often lack Canadian credit history, making it difficult to qualify with big banks despite potentially strong financial positions.

Subprime Mortgage Options

Subprime borrowers in Canada have access to several specialized mortgage products that accommodate unique financial situations while balancing risk for lenders.

Interest-Only Mortgages

Interest-only mortgages allow borrowers to pay only the interest portion of their loan for a specified period, typically 1-5 years. This option:

• Reduces monthly payments during the interest-only period
• Gives borrowers breathing room for temporary cash flow challenges
• Works well for those expecting income increases or planning to sell within a few years

However, these mortgages eventually convert to principal-and-interest payments, causing a big payment increase when the interest-only period ends.

B Lender Mortgages

B lenders are in the middle between big banks and private lenders. They include:

• Trust companies
• Credit unions with flexible policies
• Mortgage finance companies

B lender mortgages typically feature:

• Interest rates 1-3% higher than A lenders
• More flexible qualification criteria
• Slightly higher fees
• Terms of 1-3 years (compared to 5+ years with big banks)

Private Mortgages

Private mortgages come from individuals or mortgage investment corporations (MICs) rather than big banks. These options:

• Focus primarily on the property’s value rather than the borrower’s credit
• Offer the most flexible approval criteria
• Higher interest rates (7-12% is common)
• Lender fees (1-3% of the mortgage amount)
• Shorter terms (6 months to 2 years)

Private mortgages work well as short-term solutions while borrowers improve their financial situation to qualify for B or A lenders.

Major Subprime Lenders in Canada

Canada’s subprime lending market has a variety of financial institutions, from specialized private lenders to credit unions with more relaxed approval criteria.

Alternative (B) Lenders

Some established financial institutions offer alternative lending:

• Equitable Bank - One of Canada’s largest alternative lenders, offers a range of mortgage solutions for those who don’t qualify with big banks
• Home Trust - Specializes in alternative mortgage solutions for self-employed and credit-challenged borrowers
• B2B Bank - Alternative lending through mortgage brokers
• First National - Traditional and alternative mortgage products

These lenders are federally regulated but have more flexible criteria than big banks.

Credit Unions

Many credit unions across Canada have more flexible lending criteria than big banks:

• Meridian Credit Union (Ontario)
• Vancity (British Columbia)
• Servus Credit Union (Alberta)

Credit unions are provincially regulated, so have more flexibility in their lending criteria.

Private Lenders

Private lending includes:

• Mortgage Investment Corporations (MICs) - Companies that pool investor funds for mortgage lending
• Individual investors - Work through mortgage brokers to find lending opportunities
• Private lending networks - Groups of investors who fund mortgages collectively

These lenders focus on the property rather than the borrower, so are the most accessible for severely credit-challenged borrowers.

Mortgage Brokers

While not lenders themselves, mortgage brokers are key to connecting subprime borrowers with lenders. A good broker:

• Has relationships with multiple B lenders and private lenders
• Knows each lender’s criteria
• Can find the best fit for your situation
• Handles paperwork and negotiation for you

Working with a broker experienced in subprime lending can make all the difference.

Subprime Mortgage Process

Securing a mortgage through a subprime lender follows a structured process, similar to a conventional mortgage application but with additional steps to assess and mitigate risk.

Step 1: Check Your Finances

Before approaching subprime lenders, review your current financial situation:

• Get your credit report - Get your report from both major Canadian bureaus (Equifax and TransUnion) to fix any errors
• Calculate your debt-to-income ratio - Add all monthly debt payments and divide by your gross monthly income

Before approaching subprime lenders, get:

• Your credit report - Get your report from both major Canadian bureaus (Equifax and TransUnion) to fix any errors
• Debt-to-income ratio - Add all monthly debt payments and divide by your gross monthly income
• Down payment capability - Subprime lenders require larger down payments (15-35%)
• Proof of income - Prepare tax returns, bank statements, and other documentation, especially if self-employed
• Property value - For refinancing, know your home’s current market value

This will help you approach lenders with realistic expectations and complete documentation.

Apply for the Loan

The application process with subprime lenders is:

• Lender selection - Directly or through a mortgage broker
• Application submission - Complete the lender’s application form and submit required documentation
• Property appraisal - The lender will require a professional appraisal of the property
• Underwriting - The lender reviews your application, credit, income, and property details
• Commitment letter - If approved, you’ll receive a commitment outlining terms and conditions

Subprime applications require more documentation than traditional mortgages, especially for self-employed borrowers or those with unconventional income.

Get Funded

Once approved and all conditions are met:

• Review the mortgage contract - Carefully examine interest rates, terms, penalties, and fees
• Meet with your lawyer - Complete the necessary legal paperwork
• Closing - Funds are transferred and your mortgage is registered
• Start repayment - Begin making payments according to your mortgage terms

With subprime mortgages, it’s especially important to understand all terms and conditions as fees and penalties are higher than with traditional mortgages.

Increase Your Chances of Approval

While subprime lenders offer alternative paths to mortgage financing, taking proactive steps to strengthen your application can greatly improve your approval odds and potentially get you better terms.

Improve Your Credit Score

Even small credit improvements can make a difference:

• Pay down credit card balances to below 30% of available credit
• Make all payments on time for at least 6-12 months
• Don’t apply for new credit before applying for your mortgage
• Address and resolve collections or judgments
• Consider a secured credit card to rebuild credit history

A few months of focused credit improvement can sometimes move you from a private lender to a B lender or from a B lender to an A lender.

Increase Your Down Payment

A larger down payment increases your approval chances:

• Aim for at least 20% down to avoid CMHC insurance requirements
• B lenders want 15-25% down### Private Lenders
• 15-35% down, depending on property and location
• Consider gifts from family members (with proper documentation)
• Look into using RRSPs through the Home Buyers’ Plan

Every extra percentage point of down payment reduces the lender’s risk and improves your terms.

Income Documentation

For self-employed borrowers, documentation is key:

• 2-3 years of financial statements prepared by an accountant
• Business bank statements showing consistent income
• Proof of paid taxes
• Contracts or invoices demonstrating ongoing work
• Business growth and stability

Traditional employment documentation should include:

• Recent pay stubs
• Employment letter confirming position, tenure and salary
• T4 statements
• Notice of Assessment from recent tax returns

Co-Signer

A co-signer with good credit and income can help:

• The co-signer becomes equally responsible for the mortgage
• Their income and credit are considered with yours
• This can be a temporary solution until you qualify on your own
• Family members are the most common co-signers

Work with a Mortgage Broker

A broker experienced in subprime mortgages brings expertise:

• Knowledge of which lenders will approve your situation
• How to present your application in the best light
• Negotiation skills to get better terms
• Access to lenders you won’t find on your own

The right broker can make the difference between approval and rejection, especially in tough cases. Subprime lenders in Canada offer a lifeline to mortgage financing for borrowers who don’t fit the banks’ strict criteria. While these mortgages come with higher costs and shorter terms, they provide a path to homeownership that might not be available otherwise. Understanding the subprime landscape—from the types of lenders to application processes and approval strategies—gives you the power to make informed decisions about your mortgage options. Many borrowers use subprime mortgages as stepping stones, improving their situation over time to eventually qualify for conventional financing. If you’re considering a subprime mortgage, start by checking your credit report, calculating your down payment capacity and connecting with a mortgage broker who knows alternative lending. With the right preparation and guidance, you can navigate the subprime market successfully and achieve your homeownership goals.