Private Mortgage options in British Columbia
Short-term, property-secured financing for timing gaps, bank declines, credit recovery, equity access and clearly defined exits. This page explains what lenders review, what it can cost and when another option may fit better.
British Columbia lending context
What changes with the property’s province and market
British Columbia files often involve high property values, strata documentation and meaningful differences between Lower Mainland, Island, Interior and northern markets.
Lenders review marketability, strata or leasehold details where applicable, and the exit plan rather than relying on province-wide assumptions.
A lender commitment depends on its current policy and review. Provincial licensing identifies who may arrange the mortgage; it does not guarantee that a particular lender serves every community.
Who this option may fit
Borrowers declined under bank policy
Homeowners with equity and an urgent closing
Borrowers repairing credit or income documentation
Buyers bridging a purchase, sale or refinance
Rates, limits and costs
Use these confirmed ranges as a starting point, not a quote. Location and marketability can narrow the available lender set.
Private 1st Mortgage
5.89%–7.99%
Up to 75% LTV
1%–2% lender fee. 6–24 month terms, open after 3 months.
Private 2nd Mortgage
9.24%–12.99%
Up to 80% CLTV
2%–4% lender fee. Interest-only payments.
Residential Bridge
Prime +2% and up
Up to 80% of net equity
Short-term interest reserve; repaid from the sale of the departing home.
Rates subject to change and OAC approval — contact us to confirm current pricing.
Documents to prepare
- Government identification
- Current mortgage and property-tax statements
- Purchase and sale agreements when applicable
- A current appraisal ordered for the lender
- A written explanation and evidence for the repayment exit
What lenders review
- Total loan-to-value, including existing mortgages
- Property condition and local resale market
- Interest, lender, broker, legal and appraisal costs
- Term length and prepayment terms
- A credible refinance, sale or other repayment plan
Alternatives to compare
- A bank or credit-union bridge loan
- An alternative-lender refinance
- A HELOC where income and credit qualify
- Selling assets or changing the transaction timeline
Suitability first
A useful review includes the reasons not to proceed
We compare the requested mortgage with lower-cost or lower-risk alternatives. If the term, total cost, property risk or exit does not make sense, the right recommendation may be to wait, restructure or not borrow.
Frequently asked questions
Review your British Columbia options
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