Private mortgage lenders in BC, Alberta and Ontario
Private, B-lender and second mortgages when the bank says no. See the rate, fees and APR before you apply. Written commitment in 1-2 business days.
- 36 private, MIC and B-lenders
- No fee until your mortgage funds
- Licensed broker, not a lead seller
- Exit plan in every file
Private, MIC and B-lenders we place files with across BC, Alberta and Ontario
Westboro Investment
DV Capital
Haventree Bank
Westboro InvestmentDV CapitalHaventree BankLogos and names identify lenders on our panel. No endorsement by any lender is implied. See what each one lends on.
What will my monthly mortgage payment be?
Enter a mortgage amount, rate and amortization. Switch to interest-only to see a private mortgage payment.
- Balance at end of term
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- Total paid over term
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Estimate only. Fixed-rate payments use semi-annual compounding as Canadian lenders do. Does not include mortgage insurance, taxes or fees. Private mortgages are usually interest-only.
Four things most private mortgage sites won't tell you
Tap each one. Every promise links to the page that proves it.
A $500,000 private mortgage costs about $55,050 in year one.
Most sites show a rate. The rate is only part of it. Fees, legal and the appraisal add about $12,600. That is an APR of 11.01%. You see this before you apply.
A written commitment in 1-2 days. Money in 5-12.
Anyone can write "approved in 24 hours." The appraisal and two lawyers take time. We tell you each step, who does it, and how long it takes.
You deal with Asim Ali, a licensed mortgage broker.
Every page is written and checked by him. You can look up our licences with the regulator in each province. You see our fee in writing before you sign.
- Licensed by BCFSA (BC), RECA (Alberta) and FSRA (Ontario)
- Broker fee shown in dollars before you commit
- No fee ever charged before your mortgage funds
- Any lender link to us disclosed in writing
Six in ten private borrowers have no exit plan. Ours is in writing.
Before you sign, we name the lender we expect to refinance you with at month 12. We check in at month 9, while there is still time to fix things.
Which one is you?
Self-employed, bank won't renew
"Nine years on time, and they won't renew me."
B-lender on bank statements, or a 12-month private first.
Read the plan →Bridge loan, no firm sale
"We close in 10 days and our buyer walked."
Private bridge on one or both homes, 5-10 days.
Read the plan →CRA tax debt or lien
"CRA put a lien on the house."
The lawyer pays CRA at funding. The lien comes off.
Read the plan →Foreclosure or power of sale
"A red notice came by registered mail."
Pay the arrears and costs inside the window.
Read the plan →Consumer proposal and renewal
"Will the proposal stop my renewal?"
Both numbers: pay it out, or keep paying.
Read the plan →Debt consolidation mortgage
"Three cards at 21% and a car loan."
Roll it into one payment, with a plan to clear it.
Read the plan →Quotes are illustrative of the calls we get. They are not client testimonials.
What we arrange
Six products, one licensed broker, 36 lenders. We always check the cheapest door first.
Private first mortgages
7.49-10.99% interest-only, to 75% loan-to-value, 6-12 months. For renewals the bank refused, fast closes and rescues.
Private lenders and rates → 02Second mortgages
To 80% combined. Equity, debt and CRA payouts.
Second mortgages → 03Bridge financing
Bank bridge when the sale is firm. Private when it is not.
Bridge loans → 04B-lender mortgages
Home Trust, Equitable, Haventree and others at 6-8.5% on bank statements. Often cheaper than private.
B-lender mortgages → 05Foreclosure payouts
Pay the arrears and costs inside the redemption window.
Stop the process → 06Construction and land loans
Completion loans when draws stop, land loans and owner-builder draws in BC, Alberta and Ontario.
Construction financing → 07The exit back to a bank
A written 12-month plan, the renewal clauses to read, and a month-9 check-in. The part most private lenders leave out.
See the exit plan →Commitment is fast. Funding has five steps.
Who does what, and what slows it down.
Call or 60-second form
We check the property, equity, deadline and exit. You get a range the same day.
Written commitment
Rate, term, every fee and the lender's name, with our fee sheet.
Appraisal
The real bottleneck. 2-4 days in cities. A week for rural. $400-800.
Lawyers and disclosure
Your own lawyer. Cost disclosure two business days before you sign.
Funding
Lawyer to lawyer. Arrears, CRA or the seller paid on the closing statement.
Funding in 48 hours is possible when an appraisal already exists and your lawyer is ready. We have done it.
Full timelineWhat a private mortgage really costs, November 2026
Switch between a first and a second mortgage. Every dollar is shown, with the APR the law says we must disclose.
Illustrative, November 2026, 12-month interest-only terms. Rates and fees change with province, loan-to-value and property. Your disclosure statement governs. Full rate tables and calculator.
Three provinces, three sets of rules
Foreclosure in BC is not power of sale in Ontario. Alberta is different again. The regulator, timelines and lenders change at each border.
British Columbia
- Court foreclosure, 6-month redemption
- To 75% LTV in the Lower Mainland
- Vancouver, Surrey, Fraser Valley, Okanagan
Alberta
- Lowest private rates of the three
- Statement of Claim, 3-6 month redemption
- Calgary, Edmonton, Red Deer, acreages
Ontario
- Power of sale after 15 days, 35-day notice
- Level 2 agents and brokers only
- Toronto, GTA, Hamilton, Ottawa
Asim Ali, Mortgage Broker
I have placed private, B-lender and bank mortgages since 2016 from our office in Surrey, BC. You deal with me, not a call centre.
We check three cheaper doors first
- Your current lender. A written extension or short renewal, if you ask early.
- A B-lender, at 6-8.5% on bank statements, if you have 2-3 weeks.
- A smaller second instead of a new first, so your low-rate first stays.
What our clients say
Google reviews of Asim Ali and the team at Asim Ali Mortgages. Excerpts as published on asimali.ca. Read every review on Google.
"Asim assisted us with our very first mortgage. He answered all our questions (we had many) with much experience and..."
"As a first time home buyer in Canada, we could not ask for a better Mortgage consultant. Asim is a master of his professi..."
"We had great experience with Asim Ali during our search for mortgage recently. He was professional and knowledgeable...."
"It was our pleasure to receive mortgage approval from Asim and Nav, they are very professional, the level of service and..."
"Asim Ali is a tremendous broker and a great business professional. He inspires others around him including mysel..."
"My partner and I had the wonderful opportunity to work with Roopam. He made sure we understood the entire process and worked us through every little step..."
"Asim and his team provided exceptional support and guidance throughout the entire mortgage application process. Their expertise and professionalism made the experience smooth..."
"Asim assisted us with our very first mortgage. He answered all our questions (we had many) with much experience and..."
"As a first time home buyer in Canada, we could not ask for a better Mortgage consultant. Asim is a master of his professi..."
"We had great experience with Asim Ali during our search for mortgage recently. He was professional and knowledgeable...."
"It was our pleasure to receive mortgage approval from Asim and Nav, they are very professional, the level of service and..."
"Asim Ali is a tremendous broker and a great business professional. He inspires others around him including mysel..."
"My partner and I had the wonderful opportunity to work with Roopam. He made sure we understood the entire process and worked us through every little step..."
"Asim and his team provided exceptional support and guidance throughout the entire mortgage application process. Their expertise and professionalism made the experience smooth..."
Asim Ali has been featured in
Yahoo Finance
MPA Magazine
Canadian Real Estate Today
The Home Buyer Post
Quality Business Awards
EIN Presswire
Real Estate
EIN NewsGuides people read before they call
What is a private mortgage, and how do you get one in Canada?
How private lenders decide, what it costs, and the five steps from first call to funding.
Read the guide →Private mortgage rates in Canada, November 2026
By loan-to-value, with fees and APR.
Read →Top private mortgage lenders in Canada
Who lends where, and on what.
Read →Will a consumer proposal affect my mortgage renewal?
What each lender type does, with the honest math.
Read →Second mortgage calculator
How much you can borrow, and the real APR.
Try it →How to get out of a private mortgage in 12 months
The renewal clauses to read and the plan.
Read →What people ask before they call
Straight answers. If yours is not here, ask us. A licensed broker answers the same day.
Still deciding?
Tell us the property, the amount and the deadline. We will tell you which door is cheapest.
Check my optionsHow fast can a private mortgage close in Canada?
A written commitment in 1-2 business days is normal. Funding usually takes 7-12 days, because an appraisal and two lawyers are involved. Funding in 48 hours is possible only when an appraisal already exists and your lawyer is ready.
Do private lenders check credit?
They check it, but they lend on equity, not your score. A 520 score with 35% equity can get funded. An 800 score with 5% equity cannot.
Is a 2% lender fee plus a 2% broker fee normal?
On a small second mortgage, yes. On a $500,000 first, 1% and 1% is more typical. What is not normal is finding out about fees after you sign. We show every fee on one page first.
What happens when the 12-month term ends?
You refinance with a B-lender or bank, you sell, or you renew with the private lender for a fee. Renewal is not automatic. See the exit plan.
Are private mortgage brokers licensed?
Yes, and you should check. BC: BCFSA. Alberta: RECA. Ontario: FSRA, where only Level 2 agents and brokers may arrange private mortgages. How to check.
Do you charge anything up front?
No. The only cost before funding is the appraisal, paid to the appraiser. Our fee and the lender's fee come off at funding.
Tell us three things. A licensed broker calls you today.
No credit check. No ID. No date of birth. We ask what a lender decides on: the property, the equity and the deadline.
- 1Same-day call from Asim Ali or a licensed colleague
- 2A range for rate, fees and APR on the call
- 3Written commitment in 1-2 business days if you go ahead
- 4Nothing to pay until the mortgage funds
Asim Ali, Mortgage Broker
Licensed in BC, Alberta and Ontario · (604) 591-3590