Trusted by More than 2,000,000 Canadians since 2016
Last updated
June 09, 2025
Written by:
Amy Orr
Reviewed by:
Jenna West
More and more Canadians are looking for alternatives to the big banks to fulfill their mortgage needs, and private lenders in Canada are growing in both number and size. But while getting a mortgage from your bank may seem relatively simple, the process for obtaining a private mortgage can be more opaque. So we’re here to help, with everything you need to know about private mortgages in Canada – including how they work, available lenders, and why you might want to use one.
Let’s start with the table below; this shows private mortgage companies in Canada that have been tried and tested by real Canadians. Browse their rates, products and reviews, and click on a company name to find out more about them.
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A "private mortgage" is a term encapsulating a range of non-conventional mortgage lending options. The primary commonality among these lending options is that the lender is a privately-owned entity, diverging from typical lenders such as banks, public corporations, or trusts.
Private mortgages in Canada primarily originate from three types of lenders:
MICs are companies that collect funds from private investors to lend to individual borrowers. The loans they grant form portfolios in which the original investors own shares. From the borrower's perspective, the MIC serves as the mortgage issuer, without any need for direct interaction with the original investors. This mechanism makes MICs function in a manner comparable to regular mortgage providers like banks.
These firms also gather funds from multiple private sources for lending purposes. However, unlike MICs, the investors hold the mortgages directly, without any intermediary company involved.
This category includes affluent individuals seeking a more substantial return on their investments via real estate, compared to other investment vehicles.
A mortgage from any of these sources is regarded as a private mortgage, which provides a different approach from the usual mortgage lending process.
Originally, private mortgages were primarily used by borrowers who faced difficulty obtaining a mortgage through traditional channels. These borrowers typically encompassed those who had:
However, over time, the demographics of those who opt for private mortgage lenders have shifted significantly. Nowadays, private lenders cater not only to borrowers with challenging circumstances but also to those who could qualify for a regular mortgage but choose private lenders instead.
According to recent data, 21.3% of Generation Z borrowers select private lenders, compared to only 5.7% of Millennials and 6.1% of Baby Boomers.
People are increasingly leaning towards private lending for several reasons, including:
While most private lenders do not enforce minimum credit score requirements as stringently as traditional lenders like banks and credit unions, it's worth noting that private mortgage interest rates are typically higher. Borrowers are often willing to pay these higher interest rates due to the quick approval process, flexible repayment options, and less stringent bad credit checks.
When considering a private mortgage, it can be helpful to work with a private mortgage broker who can navigate the various private mortgage options and negotiate the best terms on your behalf. These brokers have strong relationships with most private mortgage lenders and other private lenders, providing you with an array of options to suit your needs.
Remember, whether you are dealing with a financial institution, a mortgage investment corporation, or a private mortgage investor, always ensure that you are aware of the terms of your mortgage agreement, including mortgage payments, interest rates, and CMHC mortgage insurance if applicable.
In the Canadian mortgage landscape, the government categorizes different types of mortgage providers using an alphabetical system. Banks and credit unions, known as "A" lenders, are subject to both federal and provincial regulations. One key regulation they must adhere to is the standardized mortgage stress test, which is designed to assess whether a borrower can cope with higher interest rates. However, due to this stringent test, many borrowers — including those with good credit or high income — may not qualify for a mortgage from these regular lending institutions.
On the other hand, mortgage investment companies, often considered as "B" lenders, and other private lenders like private mortgage investors do not have to follow the mortgage stress test. These entities, which offer private mortgage options, are not directly regulated by the federal government. However, they are still obliged to abide by federal guidelines applicable to financial institutions. This includes standards related to disclosure of mortgage terms, borrower's credit history considerations, and fair lending practices.
Though the absence of direct federal regulation might imply that these lenders are riskier than conventional mortgage financers, such as banks and credit unions, borrowers can mitigate this risk. This can be achieved by exercising due diligence, understanding their mortgage terms thoroughly, and possibly consulting with a seasoned mortgage broker.
The growing trust in private lenders has resulted in an increased value in Canada's non-bank mortgage market, which has surged tenfold in the last decade. Private lenders, including those offering a private commercial mortgage, often provide flexible private mortgage solutions tailored to both residential and commercial properties. For instance, they might cater to borrowers with a poor credit history or those seeking second mortgages.
Private mortgage lenders usually offer higher mortgage interest rates due to the risk associated with lending to borrowers who might have failed to qualify with conventional lenders. Despite this, they remain an attractive option for many due to their ability to approve mortgage loans quickly, provide a flexible loan to value ratio, and customize monthly payments based on the borrower's financial capability.
In case a borrower defaults, private lenders prefer different methods to recoup their investment. This often involves an assessment of the borrower's financial capacity to make monthly interest payments.
Private mortgage lenders, unlike a regular primary mortgage lender, might be more inclined to repossess and sell the property to recover their private funds. Hence, it's essential to ensure you fully understand the terms related to interest payments, as well as the risk of default before entering into a mortgage agreement with a private mortgage investment corp or a private first mortgage lender.
While private mortgages might seem complex due to the different regulations involved, they can often be a viable alternative for many borrowers. It is recommended to seek guidance from a professional, such as a mortgage broker, to help navigate through private lender mortgages and the private mortgage market in general.
There are many different types of private mortgage available in Canada, such as:
Your exact circumstances will dictate what type of private mortgage is best suited for your needs.
When discussing private mortgages, one of the key terms that often arises is Loan to Value LTV. The Loan-to-Value ratio plays a pivotal role in the private mortgage sector, influencing the terms and conditions of private mortgage loans significantly.
The Loan-to-Value (LTV) ratio is a lending risk assessment that private mortgage lenders, as well as regular mortgage lenders, use when assessing a mortgage application. Essentially, LTV represents the amount of the private mortgage compared to the appraised value of the property. The LTV ratio is crucial as it helps private mortgage lenders to quantify the risk associated with the private mortgage loan.
A borrower's credit score and the property's LTV are two of the most critical factors that private mortgage lenders consider when deciding on private mortgage loan approval. If you have a high LTV (for example, 80% or more), it indicates that the private lender's mortgage loan covers a significant portion of the property's value. This scenario is generally riskier for the private mortgage lender, and as a consequence, the private mortgage interest rates might be higher.
On the other hand, a lower LTV ratio (for instance, less than 80%) typically means that the mortgage lender is exposed to lower risk. Therefore, private mortgage lenders may offer more favorable private mortgage terms, such as a lower interest rate, to borrowers with a low LTV.
Understanding LTV is vital for both private mortgage lenders and borrowers. The LTV ratio can influence various terms of a private mortgage loan, including the private mortgage interest rate and approval decision.
For instance, a borrower with a bad credit score may still secure a private mortgage loan with the right LTV. Here, private mortgage lenders may be more inclined to take on the risk as the lower LTV offers some degree of security. Therefore, LTV plays an instrumental role in balancing the risk between the borrower's credit profile and the private lender's willingness to approve the loan.
Moreover, it's crucial to remember that private mortgage lenders vs. regular mortgage lenders may assess LTV differently. While traditional lenders often adhere to strict LTV caps due to regulatory requirements, private mortgage lenders may offer more flexibility. However, these flexible terms often come with higher interest rates to compensate for the increased risk.
Whether you are dealing with private mortgage lenders or a regular mortgage lender, an experienced mortgage broker can be a great asset. They can help you navigate the complexities of LTV, explore various private mortgage solutions, and negotiate better terms based on your personal circumstances.
LTV is a fundamental aspect of the private mortgage sector that borrowers should thoroughly understand before applying for a loan. A proper comprehension of LTV can greatly assist in aligning your mortgage needs with the right private mortgage lender, making the private mortgage borrowing process a smoother and more beneficial journey.
As with any mortgage, a private mortgage charges interest and has various fees associated with it, all of which you must be aware of and include in your affordability calculations. This includes:
It's worth noting that because private lenders are subject to provincial regulations and not federal regulations, what they can legally charge in each province may vary. So it's always worth checking your local laws to find out what fees are allowed and what aren't.
If getting a private mortgage sounds attractive to you, then there are some very easy ways to access the market. The majority of residential borrowers choose to use mortgage brokers, who have access to a range of private lenders and who will help you to compare your options, find suitable solutions and manage the paperwork. Mortgage brokers charge their fees directly to the lender, so their services are free to use. Many private lenders will only work via brokers, to simplify their borrowing and stay in line with regulations.
In addition to brokers, there are online tools to help you find, compare and apply for a private mortgage in Canada. You can also research private lenders online and apply to a company directly; the companies listed in the table above are some of the Canadian companies who allow this.
There are some simple ways to keep yourself financially safe and choose the right mortgage product for you when considering a private mortgage:
In the complex world of real estate financing, prospective homeowners and investors often face challenges when trying to secure a regular mortgage from banks or credit unions. These traditional lending institutions typically follow rigid lending criteria that heavily weigh on the credit history and credit score of the borrower. Such a stringent approach can leave many potential borrowers, particularly those with a poor credit history or unconventional income, in a challenging situation.
Fortunately, there exists an alternative in the form of private mortgage lenders, who offer a different, more flexible approach. Private mortgage lenders, including private individuals, private funds, and mortgage investment corporations (MICs), provide private mortgages that cater to a variety of needs and financial situations.
Private mortgages are not bound by the stringent lending parameters that conventional mortgage lenders, such as banks and other institutions, typically employ. Instead, these lenders offer an array of private mortgage options designed to accommodate a diverse range of credit histories, property types, and borrowing needs. Whether it's a private first mortgage, second mortgages, a private commercial mortgage, or a consolidating debt mortgage loan, private lenders can provide solutions that regular mortgage lenders often can't.
While interest rates on private mortgages may be higher than those of traditional mortgages, the increased mortgage interest rate is often outweighed by the flexible terms and potentially quick access to funds. Also, monthly payments can be structured to fit the borrower's financial capabilities, providing a tailored approach to mortgage lending.
The benefits of private mortgages extend to various types of properties. Whether it's residential and commercial properties or unconventional properties not typically catered to by a traditional mortgage lender, private mortgages can offer viable financing solutions.
But private mortgages are not just for borrowers with bad credit or those looking to finance unique properties. They can be a strategic financial tool for any borrower. The reasons for opting for a private mortgage can be as diverse as needing quicker processing times than traditional lenders can offer or preferring the flexible loan to value ratios and repayment terms that private lenders provide.
Catering to Unique Borrower Situations
Private mortgage lenders are particularly beneficial for those with a bad credit history or unconventional income sources that make getting a private mortgage from conventional lenders difficult. Private lenders also prefer working with borrowers interested in unconventional properties like commercial locations, residential, or even unique real estate opportunities that regular mortgage lenders might shy away from.
Flexibility in Lending Criteria
One significant advantage of private mortgage lenders is their flexibility when it comes to lending criteria. Unlike traditional lending institutions, private lenders take a more holistic view of a borrower's financial situation. They consider factors beyond the credit history and credit score of the borrower, focusing on the overall ability of a borrower to make monthly payments and the value of the property being financed.
Variety of Mortgage Solutions
Private mortgage lenders offer a variety of mortgage solutions, including private first mortgage, private commercial mortgages, and second mortgages. This range allows borrowers to find a solution that best fits their needs, whether they're looking to finance a new property, refinance an existing one, or consolidate high-interest debt.
Efficient Processing and Approval
Private mortgages often stand out for their swift approval and disbursement process. This is particularly beneficial when borrowers need quick access to funds. Experienced mortgage brokers can guide borrowers to the right private lender to expedite this process.
Flexible Repayment and Interest Rates
Private mortgages offer flexible repayment options with potentially lower monthly payments, which can help to alleviate financial stress. Although the mortgage interest rate may be higher than traditional mortgages due to the associated risks, it's usually counterbalanced by the flexibility and quick access to funds.
Potential for Syndicated Mortgages
Private lenders, including mortgage investment corporations (MICs), often use syndicated mortgages, where funds from several investors are pooled together to finance a loan. This allows them to offer large loans for significant residential or commercial projects.
Private mortgages provide a viable alternative for borrowers who may not qualify for a regular mortgage from a bank or credit union. Whether due to a bad credit history, an unconventional property, or the need for a quick loan, private lenders offer solutions that meet a variety of needs.
However, as with any financial decision, it's crucial to conduct thorough research, understand the interest payments and potential consequences if a borrower defaults, and consult with professionals like experienced mortgage brokers. Ultimately, private mortgages can be an essential tool in a borrower's toolkit, providing the flexibility and resources needed to realize their property ownership dreams.
While the advantages of private mortgages are numerous and significant, it's important for borrowers to also be aware of the potential pitfalls associated with private mortgage lenders. Like any form of borrowing, private mortgage lenders come with their own set of challenges and considerations. Here we aim to provide a balanced view by highlighting the potential disadvantages associated with private mortgages, and private mortgage lenders, allowing borrowers to make a well-informed decision.
Higher Interest Rates
The interest rate is one of the first things that many borrowers look at when considering a loan. While regular mortgage financers often offer loans at lower interest rates, private mortgage lenders typically charge higher rates. This is largely due to the increased risk that they take on by providing loans to borrowers who may not meet the strict criteria set by conventional lenders. Consequently, the interest payment each month on a private mortgage loan from private mortgage lenders is often higher than that of a traditional mortgage.
Shorter Loan Terms
Unlike traditional mortgages that usually come with longer repayment periods, private mortgages, obtained from private mortgage lenders, often have much shorter loan terms. These can range from a few months to a few years, which can be a disadvantage for those looking for a long-term financial solution. It can also lead to the need for frequent refinancing, which can incur additional costs and fees.
Stricter Loan-to-Value Ratios
Private lender mortgages typically have stricter loan-to-value (LTV) ratios compared to traditional lender mortgages. The LTV ratio is the amount of the loan compared to the appraised value of the property. Many private mortgage lenders cap their LTV ratios to reduce their risk, which means that borrowers may need to have substantial equity in their property to qualify for a loan.
Credit Score Considerations
While private mortgages can be an excellent solution for those with bad credit or an unconventional credit history, it's worth noting that these loans can also impact a borrower's credit score. Late or missed payments on a private mortgage loan can negatively affect a borrower's credit score, just as with any other type of credit product.
Limited Regulation and Protection
Private mortgages are not as heavily regulated as conventional mortgages, which could potentially leave borrowers vulnerable. While most private mortgage lenders operate under professional standards, the lack of regulation can sometimes lead to predatory lending practices. It is, therefore, crucial for borrowers to carefully review their loan agreement and, if possible, consult with experienced mortgage brokers or legal professional before signing.
While private mortgages can provide unique and flexible solutions, they also come with potential drawbacks. Potential borrowers should fully understand these considerations and consult with mortgage professionals to make an informed decision. It's about balancing the potential advantages and disadvantages to find the mortgage solution that best suits the borrower's needs.
Choosing to work with private mortgage lenders opens up a range of flexible and adaptable borrowing options for many people. However, it's crucial to understand the application process, what requirements must be met, and what documentation will be required to ensure a smooth and successful process. The steps involved in getting a private mortgage may differ somewhat from the traditional lender processes, but they are typically straightforward and transparent.
Before you start the application process, it's important to understand what a private mortgage is. Unlike conventional mortgage financers such as banks, private mortgage lenders are generally private individuals or companies that offer mortgage loans. They are often seen as more flexible than traditional mortgage financers, particularly when it comes to loan-to-value (LTV) ratios, credit score requirements, and the types of properties they are willing to secure against the loan.
Before approaching a private mortgage lender, there are several key pieces of documentation that you will need to gather:
Proof of Income: This is to demonstrate that you can afford the monthly interest payment. This could be pay stubs, tax returns, or bank statements showing regular income.
Credit Report: While private mortgage lenders often work with borrowers who have bad credit, they will still want to review your credit report. This provides insight into your past borrowing behaviour.
Property Details: Private mortgage loans are typically secured against a property. You will need to provide details about the property, including its location, size, and estimated value.
Down Payment or Equity: Depending on the lender's requirements, you may need to provide evidence of a down payment or existing equity in the property.
Appraisal Report: Some lenders may require an appraisal report to ascertain the market value of the property you are pledging as collateral.
Given the array of private mortgage lenders available, it's crucial to do your homework to find a suitable match. Consider factors such as their interest rates, terms, LTV ratios, and whether they specialize in residential or private commercial mortgages. Mortgage brokers can be particularly helpful in this process, as they work with a network of private mortgage lenders and understand the market well.
Once you've gathered all the required documentation and chosen a lender that matches your needs, you can submit your application. Each private mortgage lender will have their own application process, but in general, you should be prepared to provide all the documents outlined above.
Once your application is submitted, the private mortgage lender will assess your application. If you meet their criteria, the lender will issue a loan approval detailing the terms of the mortgage loan. Review this document carefully and make sure you fully understand the terms before signing. You may want to consult with a legal professional or experienced mortgage brokers at this stage.
Once the loan is closed, you'll begin making regular payments according to the agreed terms. These payments typically include both principal and interest.
Applying for a private mortgage involves a series of well-defined steps. By understanding the requirements and preparing for a private mortgage appropriately, borrowers can secure the funding they need in a timely and efficient manner. Whether you're seeking a solution for consolidating debt, looking to invest in commercial properties, or have unique borrowing circumstances, a private mortgage can be a valuable tool in your financial toolkit.
A common challenge many individuals face is managing multiple debts with varying interest rates and payment schedules. This is where the concept of consolidating debt comes into play, and one of the methods to achieve this is through private mortgages. By understanding the process and weighing the pros and cons, you can make a more informed decision about whether consolidating debt with private mortgage lenders is right for you.
Consolidating debt
is a financial strategy that involves combining multiple debts into a single, more manageable loan, ideally with a lower interest rate. Private mortgage lenders, as opposed to traditional lenders like banks, can offer this solution to borrowers.
In this scenario, the borrower takes out a new mortgage, usually from a private lender, to pay off their multiple outstanding debts. The primary aim is to streamline the repayment process and potentially secure a lower interest rate.
Private lender mortgage consolidating debt comes with several potential benefits:
Simplified Repayment: Consolidating multiple debts into a single private mortgage means that you'll only have one payment to worry about each month, making it easier to manage your finances.
Improved Credit Score: By paying off multiple debts and making timely payments on the new mortgage, you may see an improvement in your credit score over time.
Potential for Lower Interest Rates: Private mortgage lenders might offer a lower interest rate compared to the cumulative interest from multiple debts. However, the rate often depends on your credit profile and the value of the property you're offering as security.
Despite the benefits, there are also some potential drawbacks to consider when consolidating debt with a private lender mortgage:
Potential for Higher Interest Rates: Compared to traditional mortgage lenders, private mortgage lenders can sometimes charge higher interest rates due to the increased risk they're taking on, especially if your credit score isn't optimal.
Secured Debt Risk: When consolidating unsecured debts (like credit card debt) into a private mortgage, you're essentially transferring them into a secured debt. If you default, the private lender could potentially take possession of your property.
Long-Term Cost: Although the monthly payment might be lower, the repayment term could be longer. As a result, you might end up paying more in interest over the life of the mortgage.
Most people find a private mortgage by working with a mortgage broker or online company that helps borrowers sift through their options and find the right mortgage lender and product for them. It's also possible to apply for a private mortgage directly with some mortgage companies.
Interest rates when dealing with private mortgage lenders are quite variable, as the range in borrowers is much greater than with bank mortgages, where everyone has to meet the same eligibility requirements. At the moment mortgage rates from a private lender starts at about 5%, but can increase to much more for higher risk mortgages.
Private mortgage lenders in Canada are not federally regulated in the same way as banks, but they still have to adhere to federal guidelines for financial institutions. Private mortgage lenders also have to follow relevant local provincial laws for financial entities.
It's usually much quicker to get approval from private mortgage lenders than a bank; processing times are on the order of a week, and funding can be released as quickly as 2-3 weeks after application.
If your private mortgage lenders ceases operation for any reason, your loan does not disappear; instead the debt will be bought by someone else, so you'll still have to make your mortgage payments as usual from a different private lender.
Some people choose to use private lenders even if they can get a good rate from their bank, because they do not wish to contribute more profit towards large conglomerates, or because they simply find the terms and products available from private lenders more attractive. For example, some private lenders have much more flexible repayment options than banks.
Written by:
Amy Orr
Amy Orr is a professional writer and editor with over 10 years of experience in the Canadian, U.S. and U.K. financial markets. She has written for numerous publications on topics as diverse as economic literacy, corporate finance, and technical analysis of numerical data. Prior to transitioning to full-time writing, she worked in the hedge fund sector. Her academic background is astrophysics, and she has a Masters in Finance from the University of Edinburgh Business School.
Reviewed by:
Jenna West
Jenna West is Smarter Loans' in-house financial writer and content director. She has been covering the Canadian FinTech and finance industry since 2017, including financial trends analysis, industry surveys, regulatory updates and changes in Canadian consumer behaviour when it comes to finance.
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