3852 Finch Ave E #209, Scarborough, ON M1T 3T9, Canada
Brokerage #13763
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Brokerage #13763
You built equity — in your property. Then an underwriter looked at a credit file, or a tax return that doesn't reflect what you actually earn, and stopped reading. Private lenders start with the property instead. A private mortgage is a short term loan secured against your equity, funded by private investors or Mortgage Investment Corporations rather than a bank. We compare 50+ Ontario lenders to find who will lend against what you've already built.
No income documents needed to start. Free review, and no obligation to proceed.
5.0 on Google (19 reviews)FSRA Brokerage #13763Ontario-wideTakes about 30 seconds · Free · No obligation
5.99–14%
Depends on equity, property location, and LTV — not a quote.
75–85%
75 to 85%, 85% available on strong files in select markets. Most approvals land between 75% and 80%
50+
MICs, syndicates, and private investors compared for real rate competition.
lendsimpl (FSRA Brokerage #13763) arranges private mortgages directly with 50+ lenders across Ontario, including MICs, syndicates and individual investors. You see the numbers first. There is no obligation to proceed once you have them.
Access to 50+ private lenders — MICs, syndicates, and individual investors — so your file gets real rate competition, not a single offer.
FSRA Brokerage #13763 — every lender, broker, legal, and appraisal fee disclosed in writing before you sign anything.
Every private mortgage file comes with a written exit strategy back toward a B-lender or bank at renewal.
Direct lender relationships. We arrange first and second mortgages ourselves rather than handing you off to another broker.
Recognize your situation here?
Tell us what happened. We'll tell you what's still possible.
5.0 on Google
19 reviews
50+
Private lenders compared
75–85%
Max loan-to-value
30+
Ontario cities served
A bank decline feels personal. Usually it is a rule you did not happen to fit. Here is what actually stops most applications, and why a private lender reads the same file differently.
Federal B-20 rules require banks to qualify you on declared income, credit history, and the stress test (contract rate + 2%). A property with substantial equity doesn't offset a thin credit file or complex income at a bank.
Consumer proposals, bankruptcy discharges, collections, and low scores disqualify most bank applications outright. Private lenders look at the property first — the equity you've built still counts.
Business owners who legitimately minimize taxable income often show a T1 General that understates real cash flow. Banks qualify on the declared number, not the business's actual performance.
Power of sale, an expiring purchase agreement, or a bridge between closings don't leave room for a multi-week bank process. Because approval turns on the property rather than income verification, a private file can move in days once the appraisal and legal work are in motion.
How a conventional bank mortgage and a private mortgage compare for Ontario borrowers.
| Factor | Bank Mortgage | Private Mortgage |
|---|---|---|
| Approval basis | Income and credit score | Property equity |
| Credit score needed | 680+ typically | No fixed minimum |
| Income documentation | T4s, T1 General, NOA | Not typically required |
| Stress test (B-20) | Must qualify at rate + 2% | Not applied |
| Approval timeline | 2–4 weeks | Days, once file is complete |
| Rate range (2026) | ~5–6% | 5.99–14%+ |
| Typical term | 1–5 years | 6–24 months |
| Max LTV | Up to 80% | 75 to 85% (85% on strong files in select markets) |
Rate ranges shown are illustrative for 2026 and vary by lender, property, and LTV — not a quote. Bank rate shown is an approximate conventional average.
Not sure which column you're in?
Tell us your credit and equity position. We'll tell you what's realistic.
Your mortgage balance, your property value, and what brought you here. No income documents needed at this stage.
We arrange or accept a recent appraisal to confirm your home's current equity position.
We shop your file across our network of 50+ MICs, syndicates, and private investors for rate competition.
Once equity and property details are confirmed, your lender issues a written commitment with every fee disclosed in advance.
Once conditions are met and legal work is complete, your mortgage funds — often within days of a complete file, not the weeks a bank process takes.
lendsimpl is a Financial Services Regulatory Authority of Ontario–licensed brokerage. Every mortgage agent is individually licensed.
Any lender, broker, legal, or appraisal fee that applies to your file is disclosed in writing before you commit to anything.
Reviewing your options costs nothing and carries no obligation. You decide whether to move forward once you've seen the numbers.
Every private mortgage file includes a written plan for moving back toward a B-lender or bank mortgage at renewal. Nobody wants a private mortgage forever, and we don't want that for you either. It is a bridge, not where you stay.
Still working out whether this fits?
A licensed broker will walk you through it. No obligation, no pressure.
5.0/5 average rating
Straight answers on rates, qualifying, and how the process works — so you know what to expect before you apply.
Have a question we didn’t answer?
Our licensed broker team is happy to help.
A private mortgage is a short-term loan secured against real estate, funded by private investors or Mortgage Investment Corporations (MICs) rather than banks. Approval is primarily equity-based — your property's value and available equity matter more than your credit score or income documentation.
Something we didn't cover?
Ask a licensed Ontario broker directly. The first conversation is free.
lendsimpl arranges private mortgages across Ontario — from major urban centres to smaller markets. Larger cities typically see more favourable LTVs and rate pricing.
Private Mortgage · Ontario-Wide
You have probably already had the conversation where someone said no. This one works differently. We are an FSRA-licensed brokerage (#13763) with relationships across 50+ private lenders in Ontario. We look at your equity, shop your file properly, and put every fee in writing before you commit to anything. If the honest answer is that waiting serves you better, we will tell you that too.