If your bank has said no but you still have equity in your home, private real estate lenders can be the bridge between “declined” and “funded”. Maybe you’re self‑employed, your credit took a knock, you’re consolidating debt, or you need a quick renovation or bridge loan. With the mortgage stress test and tighter underwriting, speed and flexibility matter more than ever. You’re likely looking for clear, apples‑to‑apples information: which private lenders actually fund in your province, what they lend on (firsts vs seconds), typical rates and fees, how quickly they close, and whether you’ll qualify.
This 2025 guide highlights five reputable private lenders active across Canada—a mix of MICs and direct balance‑sheet lenders—selected for their speed, transparency, and pragmatic underwriting. For each, you’ll find what they offer, who they’re best for, typical terms and pricing (LTVs, rates, fees, prepayment options), provinces served and property types, plus how their process works from application to funding. We’ll also flag essentials like short terms, interest‑only options, total cost, and why an exit strategy with a licensed mortgage professional is crucial. Ready to compare your options side by side? First up: Private Lender Inc. (MyPrivateLender.com).
1. Private Lender Inc. (MyPrivateLender.com)
As one of the private real estate lenders focused on equity-first approvals, Private Lender Inc. specialises in private, second mortgages across Canada. If you’ve got home equity but bruised credit or uneven income, they prioritise the property and tailor repayment to your cash flow. The platform also connects borrowers, mortgage brokers, and private investors in one streamlined ecosystem.
What they offer
Private Lender Inc. provides equity-based second mortgages that are built for speed and flexibility rather than traditional bank criteria. The process is transparent, with clear guidelines and options to smooth monthly cash flow when you need breathing room.
- Equity-based second mortgages: Approval driven by home equity, not credit score or income.
- Flexible payment structuring: Option to pre‑pay/roll payments from the loan at closing.
- Simple, transparent process: Clear, personalised guidelines.
- Digital-first: Free consultation and online application.
- Ecosystem support: Investor opportunities and broker collaboration.
Who they’re best for
They’re a strong fit for homeowners who’ve been turned down by banks but have sufficient equity, including self‑employed borrowers and those consolidating higher‑interest debt. They’re also a practical partner for brokers needing fast, pragmatic underwriting.
- Borrowers: Bank‑declined, self‑employed, debt consolidation, renovations, bridge needs.
- Brokers: Reliable second‑mortgage partner to help close tough files.
- Investors: Access to private mortgage opportunities with an experienced facilitator.
Typical terms and pricing
As with most private lenders, terms are generally short and designed as a bridge back to lower‑cost financing. FSRA notes private mortgages are often one to two years, with higher rates/fees than banks and interest‑only options being common. Market‑wide, industry sources cite double‑digit rate ranges depending on risk, equity, and location, with all fees disclosed upfront. You can often capitalise payments from proceeds, but have a realistic exit plan.
Provinces served and property types
Private Lender Inc. serves borrowers across Canada, focusing on residential real estate with second mortgages sitting behind an existing first. If your situation is unique or the property is non‑standard, they’ll assess on a case‑by‑case basis based on available equity.
Speed and process
The workflow is built to move quickly without adding complexity. Start with a free consult and online application, followed by an equity/property review and a straightforward conditional offer. Your lawyer finalises documents, funds are advanced, and they’re happy to work directly with you or alongside your mortgage broker.
2. Fisgard Asset Management (MIC)
Among private real estate lenders, Fisgard Asset Management stands out as a long‑established Mortgage Investment Corporation (MIC) founded in 1994 and headquartered in Victoria, BC. As an independent Mortgage Investment Manager and Exempt Market Dealer, Fisgard provides flexible private mortgage solutions for borrowers while stewarding capital for 2,600+ investors.
What they offer
Fisgard funds residential first and second mortgages and can underwrite larger commercial mandates, including construction and mezzanine loans. Their approach is borrower‑friendly and pragmatic, emphasising flexible alternatives when traditional bank criteria don’t fit, with solutions tailored to the property and the borrower’s repayment capacity.
Who they’re best for
They’re a strong fit for homeowners and self‑employed borrowers who need equity‑driven approvals, as well as investors, builders, and developers seeking short‑term commercial or construction financing. Brokers value Fisgard’s MIC platform when a common‑sense, case‑by‑case assessment is required to keep a deal moving.
Typical terms and pricing
Private mortgages are typically short term and priced higher than bank loans. As regulators note, one‑ to two‑year terms and interest‑only payments are common, with lender/broker fees disclosed at closing. Market‑wide private rates often fall into double‑digit ranges depending on risk, equity and location; always plan a realistic exit.
Provinces served and property types
Fisgard is BC‑based and lends on residential (firsts/seconds) and a range of commercial assets, including construction. Availability can vary by province and file type; confirm current lending regions and property criteria with your broker at the outset.
Speed and process
Expect a streamlined, property‑led review: submit the file, confirm value/equity, receive a conditional offer, then close through your lawyer. The MIC model supports fast, practical underwriting and clear disclosure so you know your costs, timing and next steps before funding.
3. Neighbourhood Holdings
Neighbourhood Holdings is a Vancouver‑based private alternative mortgage lender founded in 2015. Positioned among private real estate lenders focused on common‑sense underwriting, they specialise in competitively priced alternative first mortgages for residential borrowers. As noted in their updates, the firm has surpassed $300M in assets under management and has funded nearly $900M in alternative mortgages, leveraging modern technology to deliver fast, short‑term financing.
What they offer
Neighbourhood funds residential first mortgages with a straightforward, property‑led approach designed to be accessible when banks pass.
- Alternative first mortgages: Focus on residential purchases and refinances.
- Common‑sense underwriting: Pragmatic assessments beyond bank checklists.
- Tech‑enabled speed: Modern systems for quicker turnarounds.
Who they’re best for
Strong for borrowers who need a clear, quick alternative to bank financing.
- Bank‑declined or self‑employed: Income complexity or credit bruises.
- Bridge/renovation needs: Short‑term, purpose‑driven funding.
- Brokers: A go‑to option for first‑mortgage private solutions.
Typical terms and pricing
Expect short terms and transparent costs typical of private mortgage lenders.
- Terms: Often 1–2 years; interest‑only options are common (per FSRA guidance).
- Rates/fees: Priced higher than banks; industry ranges frequently show double‑digit rates depending on risk/equity (e.g., Ratehub cites 10–18%). Fees disclosed at closing.
- Exit plan: Have a realistic path back to lower‑cost financing.
Provinces served and property types
Headquartered in BC and focused on Canadian residential first mortgages. Availability can vary; confirm current provincial lending and property criteria with your broker before you apply.
Speed and process
A streamlined, tech‑forward workflow geared for quick decisions.
- Submit file: Basic details and property information.
- Valuation/equity review: Conditional offer follows.
- Legal closing: Your lawyer finalises documents; funds advance promptly.
4. Alta West Capital
Alta West Capital is an Alberta‑based private lender operating since 1991, known for alternative, equity‑secured mortgage solutions. Positioned among Canada’s private real estate lenders, they focus on practical approvals that leverage property value to help borrowers and brokers move deals forward when banks can’t.
What they offer
Alta West delivers flexible mortgage financing across a range of needs, from purchases and refinances to debt consolidation and rental property funding. Their model centres on real estate security and tailored repayment.
- Alternative mortgage financing: Equity‑driven approvals when traditional criteria don’t fit.
- Refinance and debt consolidation: Streamlined access to home equity.
- Investor/rental property solutions: Options for income properties.
- Advisory approach: Clear, borrower‑focused guidance.
Who they’re best for
Best suited to borrowers and brokers seeking common‑sense underwriting with an experienced private partner.
- Bank‑declined or self‑employed borrowers: Income complexity, credit challenges.
- Homeowners consolidating debt or refinancing: Equity‑first approvals.
- Property investors/landlords: Flexible structures on rental properties.
- Brokers: A seasoned private counterparty for tough files.
Typical terms and pricing
Like most private mortgages, terms are typically short and cost more than bank loans. Regulators note 1–2‑year terms and interest‑only options are common, with higher rates and fees disclosed at closing; industry sources often cite double‑digit rate ranges depending on risk, equity, and location. Plan a realistic exit strategy with a licensed professional.
Provinces served and property types
Headquartered in Alberta and lending against Canadian real estate, availability can vary by province and file type. Expect a focus on residential homes and rental properties; confirm current regions and criteria with your broker before applying.
Speed and process
Alta West emphasises pragmatic, property‑led underwriting for quick turnarounds. Expect an initial consult, equity/value review, a straightforward conditional commitment, and legal closing through your lawyer, with transparent costs and timelines throughout.
5. Three Point Capital
Three Point Capital is a private Canadian non‑bank mortgage lender focused on residential files in British Columbia, Alberta, and Ontario. Among private real estate lenders, they emphasise borrowers’ capacity to repay and meaningful home equity, serving primarily urban communities where speed and common‑sense underwriting can make the difference between a stalled deal and a funded one.
What they offer
Three Point provides flexible residential mortgage solutions for borrowers who don’t fit traditional bank criteria, with a pragmatic lens on equity and repayment ability.
- Residential financing: Tailored mortgage solutions for owner‑occupied and investment needs.
- Equity‑led approvals: Property value and borrower capacity drive decisions.
- Practical risk approach: Focus on acceptable risk sectors and clear repayment paths.
Who they’re best for
They suit homeowners with solid equity who need a swift, practical alternative to bank underwriting.
- Bank‑declined or self‑employed: Income complexity or credit challenges.
- Urban borrowers: Properties in larger markets needing quick turnarounds.
- Brokers: Files requiring case‑by‑case assessment and dependable execution.
Typical terms and pricing
As regulators highlight, private mortgages are usually short‑term (often 1–2 years), carry higher rates and fees than bank loans, and may offer interest‑only payments. Market pricing varies by risk, equity position, and location; ensure full cost disclosure and build a realistic exit strategy back to lower‑cost financing with a licensed professional.
Provinces served and property types
Three Point concentrates on BC, Alberta, and Ontario, primarily financing residential properties in urban communities. Availability and product tiers can vary; confirm current lending regions, property types, and limits at the outset with your broker.
Speed and process
Expect an efficient, property‑first review paired with a clear look at repayment capacity.
- Submit file: Property details, equity, and borrower profile.
- Valuation and terms: Conditional commitment issued upon approval.
- Legal closing: Your lawyer finalises documents and funds are advanced promptly.
Conclusion
Private real estate lenders can turn a stalled file into a funded solution when equity is strong but income or credit isn’t bank‑ready. Compare the nuts and bolts before you sign: total cost (rate + fees), term length, prepayment rights, renewal options, timelines, and your exit strategy. Remember, most private mortgages are short‑term, often interest‑only, and priced higher than bank loans—work with a licensed mortgage professional and your lawyer so you understand every obligation.
If you’ve got home equity and need a fast, flexible second mortgage, start with a free consultation and simple online application at Private Lender Inc.. Brokers and investors are welcome too. Get clear terms, a pragmatic approval path, and a plan to bridge back to lower‑cost financing when you’re ready.