Private lending
Private Mortgages in Vancouver, BC and Alberta
A private mortgage is a loan secured against property and funded by an individual investor or private lender instead of a bank. Private lenders focus mainly on equity and a clear exit plan, so they can lend when income, credit or property type does not fit bank rules. Sasha arranges them across BC and Alberta.
When a private mortgage makes sense
Banks and most alternative lenders lend based on your income, credit and the type of property. Private lenders focus mainly on the equity in the property and a clear plan to exit the loan. That makes private financing a practical option when:
Income is hard to document
You are self-employed, or your taxable income is low compared with what you really earn.
Credit challenges
Recent late payments, a consumer proposal or tax arrears.
You need to close quickly
You are bridging between a purchase and a sale, or working to a tight deadline.
The property is hard to finance
A mixed-use building, a rural property or a home that needs work.
You need access to equity
For a renovation, debt consolidation or business need, after a bank has said no.
Power of sale or foreclosure
You need to refinance quickly to protect the property.
Typical terms and costs
Typical market ranges as of October 2026, not offers. Actual terms depend on the property, location, loan-to-value and your overall situation.
Legal and appraisal costs commonly add a few thousand dollars. Any broker fee should be disclosed to you in writing before you commit.
What a one-year private first mortgage can cost
Example: $400,000 at 10%
A 12-month interest-only term with a 2% lender fee and a 1% broker fee. This is an illustration only, and it shows why a private mortgage works best as a short-term bridge with a clear exit plan.
| Interest for 12 months | about $40,000 |
| Lender fee (2%) | $8,000 |
| Broker fee (1%) | $4,000 |
| Total before legal and appraisal costs | about $52,000 |
How the process works
- Review your situationSasha looks at the property, the equity, your goals and how you plan to exit the loan.
- Match to a lenderPrivate lenders differ on property types, locations and loan sizes, so the file is placed with a lender that fits.
- Review the commitmentYou see the rate, fees, term and conditions in writing before you decide.
- Legal work and fundingA lawyer or notary registers the mortgage and the funds are advanced.
- Plan the exitMost borrowers refinance with a bank or alternative lender, sell, or repay from another source before the term ends.
What to check before you sign
- Compare the total cost, not just the rate: lender fee, broker fee, legal, appraisal and any renewal fees.
- Have an exit plan and a realistic timeline for it.
- Understand what happens at maturity if you cannot refinance on time.
- Ask for every fee in writing, from both the lender and the broker.
Private mortgages in BC and Alberta
Sasha is licensed in both provinces and arranges private first and second mortgages in each.
Vancouver, the Lower Mainland and across BC
BCFSA Lic. #154371.
Properties across Alberta
Alberta Lic. #00132955. Alberta has no provincial land transfer tax, though a land titles registration fee applies.
Private lenders differ on property types, locations and loan sizes. Rates and fees vary by lender, property and market, so ask for a current quote on your specific property.
Frequently asked questions
What is a private mortgage?
A private mortgage is a loan secured against property that is funded by an individual investor or private lending company rather than a bank or credit union. Private lenders focus mainly on the equity in the property, so they can lend when income, credit or the property type does not fit bank rules.
What are typical private mortgage rates in BC?
Typical market ranges are about 7% to 12% on first mortgages and about 10% to 15% on second mortgages, plus a lender fee of roughly 1% to 3%. Rates depend on the property, location and loan-to-value, and they change over time, so ask for a current quote.
Can I get a private mortgage with bad credit?
Often yes. Private lenders weigh the property and the equity more heavily than your credit score. You can expect a higher rate and fees, and the lender will want to see how you plan to repay or refinance.
How long can a private mortgage last?
Most private mortgages have a term of 6 to 24 months. They are designed to be temporary, so the plan is usually to refinance with a bank or alternative lender, sell the property or repay the loan from another source.
Do you arrange private mortgages in Alberta?
Yes. Sasha is licensed in both BC and Alberta and arranges private first and second mortgages for properties in either province. Rates, fees and lender criteria vary by property and market, so ask for a current quote on your specific property.
Talk to Sasha about your mortgage
Tell her about your situation and she will walk you through your options. Available Monday to Saturday, 8am to 8pm Pacific.