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Investment and Commercial

Commercial Private Mortgages in Toronto and the GTA

Commercial property owners in Toronto and the GTA who need financing outside conventional bank policy can consider a private mortgage secured against eligible real estate. Lenders review property equity, title, purpose and a credible repayment route, with approval subject to underwriting and legal conditions.

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What are commercial private mortgages?

This option can support a refinance, acquisition, tax payment or time sensitive business purpose when income documentation, property use or lease structure complicates a bank application. Lenders assess the building, location, tenancy, existing charges and a practical repayment route. In Toronto, Mississauga, Brampton, York Region, Durham Region and Halton Region, property specific review is important because lender appetite differs by neighbourhood and asset type. The initial discussion clarifies the requested amount, timing and intended use before documents are submitted.

Commercial underwriting differs from residential lending: rent rolls, vacancies, operating costs and zoning matter alongside equity. Financing may be registered against an owner occupied or investment property, subject to title review and lender conditions. An advisor can review the proposed structure, identify missing information and explain conditions without promising approval. A lender may require an appraisal, solicitor review, insurance confirmation and satisfactory payout figures before funds can be released.

It is short term financing, not a substitute for a viable long term plan. We compare lender appetite and costs before an application proceeds. The borrower should compare net proceeds with all fees and existing obligations, and should retain a qualified Ontario real estate lawyer for title and closing work. Any commitment is subject to lender underwriting and signed documents.

Who this is for

  • Owners of eligible GTA property seeking commercial acquisition financing.
  • Borrowers whose conventional application is delayed by rent roll documentation.
  • People with a defined, time sensitive financing purpose and available property equity.
  • Applicants prepared to disclose existing mortgages, registrations and obligations.
  • Owners able to explain a credible refinance, sale or other repayment route.
  • Borrowers who can obtain independent Ontario legal advice before signing.

How it works

  1. 1

    Review the goal

    Confirm the requested amount, timing and purpose, including any commercial acquisition details.

  2. 2

    Assess the property

    Review location, use, condition, ownership, title and estimated existing charges.

  3. 3

    Compare lender fit

    Consider available lender criteria, likely conditions, costs and the proposed term.

  4. 4

    Complete due diligence

    Arrange valuation, obtain payout figures and have the lawyer review title and commitment.

  5. 5

    Close and plan repayment

    Funds advance through the lawyers after conditions are met; track the agreed exit from the outset.

Typical terms

Typical termUsually 6 to 24 months, subject to lender approval
SecurityMortgage charge against eligible Ontario real estate
AmountBased on property value, equity, title and lender limits
PaymentAs stated in the commitment; may vary by structure
RepaymentSale, refinance or other documented funds
AvailabilitySubject to valuation, underwriting and legal conditions

All mortgages are subject to lender approval and property qualification. Rates, terms, and fees vary by lender and are disclosed in writing before you sign.

Costs to expect

  • Lender charges and any broker compensation should be disclosed before commitment.
  • A property appraisal or other valuation may be required at the borrower's expense.
  • Ontario legal fees, title searches and registration or discharge charges may apply.
  • Interest and any administration costs depend on the signed loan terms.

Documents needed

  • Government issued identification for each borrower and owner.
  • Recent mortgage statements and payout statements for registered charges.
  • Property address, tax information, insurance details and ownership records.
  • Purchase agreement, leases or business records when relevant to the request.
  • Income, asset and liability information available to support underwriting.
  • Current title information and details of any liens, judgments or claims.
  • Appraisal or valuation information if requested by the lender.
  • Written explanation of the financing purpose and repayment plan.

Exit strategy

Set out a practical repayment strategy before closing, based on commercial appraisal and the expected timing. Identify what must happen to qualify for a refinance or complete a sale, and allow for delays, transaction costs and changing lender requirements.

Review progress well before maturity with the mortgage professional and lawyer. A refinance is not guaranteed; if it becomes unsuitable, discuss alternatives early rather than waiting until the payment or maturity date is missed.

Commercial Private Mortgages FAQ

Who may consider commercial private mortgages?

Property owners or purchasers with a relevant financing need may be considered if the property, title, equity and repayment plan meet a lender's requirements. In the GTA, location and marketability are important, but they do not guarantee approval. A review of the specific facts is needed before determining whether this option fits.

How quickly can financing be arranged?

Timing depends on appraisal availability, title complexity, payout statements, legal work and lender conditions. Some straightforward files may fund in as little as a few business days, but that is not assured. Start as early as possible and do not rely on funds until the lender and closing lawyer confirm that all conditions are satisfied.

What does the lender assess?

Assessment commonly includes property value, existing mortgage balances, title registrations, borrower circumstances and the proposed repayment route. The documents required vary with the property and purpose. A lender may request an appraisal, statements, identification and solicitor undertakings before issuing or advancing funds.

What costs should I expect?

Potential costs include lender fees, broker compensation where applicable, appraisal, legal work, title searches, discharge charges and interest. Exact amounts depend on the transaction and must be confirmed in writing. Review the net funds available and the total amount payable, including any fees added to the mortgage.

Can this be a long term solution?

Private mortgages are commonly used as temporary financing, with terms usually 6 to 24 months. The borrower should plan for a refinance, sale or other verified payout before maturity. A later lender will reassess the application, so do not assume renewal or conventional approval will be available.

What should I prepare before applying?

Gather current mortgage statements, property details, identification, income or business records where available, and documents related to commercial acquisition. Explain the requested amount, timing and exit strategy. A complete package helps identify issues early, although it does not replace lender approval or legal advice.

Related services

Investment and Rental Property Mortgages

A private mortgage can consider rental property equity, leases and expected cash flow for eligible Ontario properties.

Mixed Use Property Mortgages

Mixed use mortgages can help finance GTA buildings that combine residential units with retail, office or other commercial space.

Business Loans Secured by Real Estate

Ontario business owners may use real estate equity to secure short term financing for a defined company need.

Commercial Private Mortgages by area

Ask about commercial private mortgages today

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