Private Mortgages: Not Just for Bad Credit, A Roadmap for Flexible Financial Solutions

Understanding Private Mortgages

Private mortgages are a type of mortgage loans obtained from a private lender such as an individual or a business, rather than a traditional financial institution. They are often considered by individuals who may not meet the stringent requirements set by banks and other traditional lenders.

Types of Private Mortgage Lenders

In Canada, private mortgage lenders include individuals who lend out their own money, Mortgage Investment Corporations which involve a group of investors who pool their funds and are able to lend to multiple people who meet their lending criteria, and Syndicates which involve a group of investors who pool their funds for a single borrower or on a case-by-case basis.

Asset-Based Lending

Private lenders often focus more on the value of the asset (the property) rather than the borrower’s credit history. This approach, known as asset-based lending, can benefit borrowers who have valuable assets but poor credit, or unconventional borrowing situation or property.

Why Choose a Private Mortgage?

Private mortgages offer a range of benefits that extend beyond serving as a last resort for those with bad credit. They provide an alternative route to home ownership for individuals who might be self-employed, have non-traditional income sources, or are investing in unconventional properties.

The Flexibility of Private Mortgages

One of the key advantages of private mortgages is their flexibility. Private lenders are often more willing to consider the unique circumstances of each loan, allowing for customized mortgage solutions that align with the borrower’s needs. For example, a private mortgage might allow for interest-only payments, or offer adjustable repayment schedules. This means that the borrower and lender can work together to create a mortgage agreement that suits the borrower’s financial situation and goals. This level of customization is typically not available with traditional mortgages, which often have rigid terms and conditions set by the lender.

Private Mortgages and Bad Credit

While it’s true that private mortgages can be a viable option for those with bad credit, it’s important to understand that they are not exclusively for this group. Many borrowers with good credit also opt for private mortgages due to their flexibility and convenience.

Types of Mortgages Private Mortgage Lenders Offer

Private mortgage lenders offer many of the same loan products that you’d get from traditional big banks, including first mortgages and second mortgages. First mortgages are installment loans that require you to repay the loan amount in regular installment payments, plus interest until the full loan amount is repaid by the end of the amortization period. Second mortgages, on the other hand, are second in line to be repaid.

Here are some of the more common scenarios, where private mortgages can be used:

In Situations When It’s Better Not to Pay Off the First Mortgage

There are situations where a borrower might not want to pay off their existing first mortgage. For instance, if the first mortgage has a very low interest rate, or to avoid large prepayment penalty, it might make more financial sense to keep it and take out a second mortgage to cover additional costs. This allows the borrower to maintain their low interest rate on the first mortgage while still accessing the funds they need.

Quick Close Situations

In a quick close situation, where the borrower has to close a deal quickly, private mortgages can be an excellent solution. Traditional mortgages can take a long time to get approved, but private mortgages can often be approved much more quickly, allowing the borrower to close the deal in time.

Short-Term Financing

Private mortgages can be an excellent option for short-term financing needs. For instance, if a borrower needs the money for a short term, compared to the more traditional terms of one to five years with the banks. In cases where money is coming from another source, a private mortgage could be a good fit to gap the time until the funds become available. This could be particularly useful in situations such as awaiting the sale of a property, receiving an inheritance, or finalizing a business deal. In these scenarios, a private mortgage can provide the necessary financing to meet immediate financial obligations.

Bridge Financing

Private mortgages can serve as bridge financing, providing funds to cover the gap between the need for immediate cash flow and the arrival of funds from a more permanent financing source. This can be particularly useful in real estate transactions with different closing dates.

Self-Employed or Non-Traditional Income

For self-employed individuals or those with non-traditional income, securing a mortgage through a traditional lender can be challenging. Private lenders often have more flexible income verification processes, making private mortgages a potentially more accessible option for these individuals. This can be particularly beneficial for freelancers, contractors, or small business owners, who may have fluctuating income or non-traditional income sources that are not easily verified by traditional lenders.

Private Mortgages for Real Estate Investing

Real estate investors often turn to private mortgages for their financing needs when purchasing properties. The flexibility and quick approval times associated with private mortgages can be a major advantage for investors, allowing them to act quickly on investment opportunities as they arise.

Financing Unconventional Properties

Traditional lenders often have strict criteria for the type of properties they will finance, while private lenders are typically more open to considering a wider range of property types. This can be particularly beneficial for real estate investors or individuals looking to purchase a unique property that doesn’t fit the mold of a traditional home.

Real Estate Development

Real estate developers often use private mortgages to finance their projects. This can include everything from the purchase of the land to the construction of the buildings. Private lenders are often more willing to finance these types of projects because they understand the potential return on investment.

Financing for Flipping Houses

House flipping, the process of buying a property and then selling it for a profit after renovating it, often requires quick access to funds. Traditional lenders may not approve loans for house flipping due to the associated risks, but private lenders might be more flexible.

Financing for Self-Build Homes

For individuals who wish to build their own homes, obtaining a mortgage from a traditional lender can be challenging. Private mortgages can provide the necessary financing, allowing the individual to build their home according to their own specifications and timeline.

Construction Loans for Builders

Private mortgages can be used to finance the construction of a new homes by builders. Traditional lenders often have strict requirements for construction loans and may not approve a loan until the construction is completed. Private lenders, on the other hand, may be willing to provide financing based on the projected value of the completed home.

Renovations and Home Improvement Loans

Homeowners looking to make significant renovations or improvements to their property might turn to a private mortgage if they’re unable to secure a home improvement loan or refinance their existing mortgage. The funds from the private mortgage can be used to cover the costs of the renovations, potentially increasing the value of the home.

Financing for Properties in Need of Repair

Properties in poor condition or in need of significant repairs may not qualify for a traditional mortgage. Private lenders may be more willing to provide financing for these properties, with the expectation that the value of the property will increase after the repairs are completed.

Debt Consolidation

Private mortgages can be used as a tool for debt consolidation. If a borrower has multiple high-interest debts, such as credit card debts or personal loans, they can use a private mortgage to pay off these debts. The borrower then only has to make one monthly payment towards the mortgage, often at a lower interest rate than their original debts.

Equity Take-Out

Homeowners can use a private mortgage to take out equity from their home. This can provide them with a lump sum of cash that can be used for various purposes, such as paying off high-interest debts, financing a business, financing a post-secondary education or making a large purchase.

Business Financing

Business owners can use private mortgages to secure financing for their business. This can be particularly useful for small business owners who may not qualify for traditional business loans. The mortgage can be secured against the business owner’s property, providing the lender with security and the business owner with the funds they need to grow their business.

Partner Buyouts

In situations where a property is co-owned and one owner wants to buy out the other, a private mortgage can provide the necessary funds for the buyout, especially if the buying partner has bad credit or non-traditional income.

Financing for Unique Business Opportunities

Entrepreneurs or business owners may turn to private mortgages when they encounter unique business opportunities that require quick financing. For instance, a business owner might need funds to purchase inventory at a discounted price or to invest in a promising start-up. In these cases, the speed and flexibility of private mortgages can be a significant advantage.

Investing in Commercial Properties

Private mortgages can also be used to invest in commercial properties. These types of properties, which include office buildings, retail spaces, and industrial properties, can often be difficult to finance through traditional lenders. Private lenders can offer the necessary financing, allowing investors to take advantage of commercial real estate opportunities.

Financing for Mixed-Use Properties

Properties that have both residential and commercial uses can be difficult to finance through traditional lenders. Private lenders may be more willing to provide mortgages for these mixed-use properties.

Financing for Non-Owner Occupied Properties

Private mortgages can be used to finance non-owner occupied properties, such as investment properties or vacation homes. Traditional lenders often have stricter requirements for these types of properties, making private mortgages a viable alternative.

Mortgage for Agricultural or Rural Properties

Traditional lenders often have strict criteria when it comes to financing agricultural or rural properties, which can make it difficult for farmers or those looking to buy property in rural areas. Private lenders may be more willing to finance these types of properties.

Financing for Undeveloped Land

Traditional lenders often hesitate to finance undeveloped land due to the higher risk compared to developed properties. Private lenders might be more willing to provide loans for such purchases.

Helping Individuals with a High Number of Financed Properties

Individuals who already own a high number of financed properties may find it difficult to obtain additional mortgages from traditional lenders. Private lenders may be more willing to provide financing based on the value of the property and the borrower’s equity, rather than the number of properties they already own.

Helping Individuals with a High Debt Load

Individuals with a high debt load may not qualify for a traditional mortgage. Private lenders may be more willing to provide a mortgage based on the value of the property and the borrower’s equity, rather than their debt level.

Helping Individuals with Legal Judgments, Liens or Tax Arrears

Legal judgments, liens or tax arrears can make it difficult for individuals to secure a mortgage from traditional lenders. Private lenders might be more willing to provide a mortgage based on the value of the property and the borrower’s equity, rather than their legal or tax history.

Avoiding Foreclosure or Power of Sale

Homeowners who are facing foreclosure or Power of Sale due to inability to keep up with their mortgage payments might turn to private mortgages as a solution. By securing a private mortgage, they can pay off their existing mortgage and avoid the power of sale. The new private mortgage will likely have a higher interest rate, but it gives the homeowners more time to improve their financial situation.

This is just a glimpse of what private mortgages can offer, with many more possible uses available.

The Role of Mortgage Brokers

Mortgage brokers can play an important role in helping borrowers navigate the mortgage market, particularly those in need of a private mortgage financing. They have access to a wide range of lenders and mortgage products, including those from private lenders. A mortgage broker can help you understand your options and find a mortgage that suits your needs.

The Cost of Private Mortgages

It’s important to note that private mortgages often come with higher interest rates and fees compared to traditional mortgages. This is because private lenders take on more risk by lending to borrowers with less than perfect credit or unconventional income sources. It’s vital to factor in these costs when considering a private mortgage.

The Importance of Legal Advice

When entering into a private mortgage, it’s advisable to seek legal advice. A lawyer can help you understand the terms and conditions of the mortgage agreement and ensure your interests are protected.

Is a Private Mortgage Right for You?

While private mortgages can indeed be a solution for those with bad credit, they also offer a host of benefits that can serve a broad range of borrowers and situations. Private mortgages offer a valuable alternative to traditional lending, providing a pathway to home ownership for a wide range of borrowers. Whether you have bruised credit, are self-employed, or are seeking flexibility in your mortgage terms, a private mortgage could be worth considering.

Remember, it’s important to consult with a mortgage professional to understand your options and make an informed decision.


This article is a brief overview of the multitude of possibilities offered by private mortgages, and at Ltd., we’re dedicated to helping you navigate this complex landscape. We understand that applying for a mortgage can be challenging and frustrating, and that each client’s situation is unique. If you’re considering a private mortgage, reach out to us. We’re here to help guide you through the process and find a solution that fits your personal needs.

We work closely with many lenders to ensure that our clients receive the most suitable mortgage approvals based on their individual circumstances. As part of that commitment we are constantly upgrading our knowledge about the mortgage products offered by our lenders, and the latest mortgage industry news and trends, so we can provide our clients with the information they need to make informed decisions about their mortgage options.

About Us

At Ltd, we are constantly looking for ways to provide helpful advice related to mortgages, current mortgage rates, and more. If you have any questions or need further assistance, we offer a complimentary no-obligation consultation. Feel free to reach out to us at (519) 252-9665 during our regular business hours. Alternatively, you can fill out our contact form, and your message will be promptly emailed to us. We value your time and inquiries, and we make it our priority to respond to all messages within one business day. When reaching out, please provide us with your contact details, a brief overview of your mortgage needs, and the most convenient times for you to have a consultation. We look forward to assisting you with your mortgage.

This article was brought to you by Ltd., a mortgage brokerage that is licensed with the Financial Services Regulatory Agency of Ontario (FSRA), which regulates businesses in the financial sector. The Principal Broker Sash Trajkovski has over 20 years of real estate and mortgage experience in the Ontario marketplace. You can verify our licenses by visiting the following links from FSRA’s website: our corporate license and Principal Broker license. Our mortgages services are available to all residents of Ontario. If you’re in Ontario and looking for more personalized advice and information, consider booking your Complimentary Consultation today, and let us help you understand the details that will guide you on your path to a suitable mortgage solution.

Disclaimer: Please note that this information is current as of the date of publication and is intended to be general in nature. It is not intended to provide legal, tax, financial, or other professional advice and should not be relied upon as such. Always consult with a professional for advice tailored to your individual circumstances.

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