Private first mortgages in BC cost 7.49% to 10.99% interest-only in November 2026, with a 1-2% lender fee and a 1-2% broker fee. Lenders go to 75% loan-to-value in Metro Vancouver and the Fraser Valley, and 65-70% in the Okanagan, on the Island and in rural BC. Seconds run 9.49-14.99% to 80% combined. BC uses court foreclosure, not power of sale. You get 21 days to respond to the court petition. Then the court usually gives you six months to pay. A private mortgage can stop the process in that window. Every broker must be licensed by BCFSA under the Mortgage Services Act, in force since 13 October 2026.

Where in BC we lend

We are in Surrey. Most of our BC private files are in the Lower Mainland: Surrey, Delta, Langley, Abbotsford, Chilliwack, Burnaby, Richmond, Vancouver, Coquitlam and Maple Ridge. We also place files in Kelowna, Vernon, Penticton, Victoria, Nanaimo, Kamloops and Prince George at lower loan-to-value. Strata units, detached homes, acreages and small multi-unit buildings all work. Leaky-condo stratas, buildings with big special levies and manufactured homes on leased land are harder and cost more (mobile and manufactured homes).

Local rates, limits and rules for each city:

VancouverUp to 75% LTV · from 7.49%

SurreyUp to 75% LTV · from 7.49%

BurnabyUp to 75% LTV · from 7.49%

RichmondUp to 75% LTV · from 7.49%

DeltaUp to 75% LTV · from 7.49%

LangleyUp to 75% LTV · from 7.49%

AbbotsfordUp to 75% LTV · from 7.49%

VictoriaUp to 75% LTV · from 7.49%

NanaimoUp to 65% LTV · from 7.49%

KelownaUp to 70% LTV · from 7.49%

KamloopsUp to 65% LTV · from 7.49%

BC private mortgage rates by loan-to-value, November 2026

Loan-to-value	First mortgage	Second (combined LTV)	Where
Up to 55%	7.49-8.49%	9.49-10.49%	All of BC
55-65%	8.49-9.49%	10.49-11.99%	All of BC
65-70%	9.49-10.49%	11.99-12.99%	Lower Mainland, Victoria, Kelowna
70-75%	10.49-10.99%	12.99-13.99%	Lower Mainland and Victoria
75-80% combined	Not offered	13.99-14.99%	Metro Vancouver, strong properties

Interest-only, 12-month terms. Lender fee 1-2% (firsts), 2-3% (seconds). Broker fee 1-2%. Legal $1,500-2,500. Appraisal $450-800 in Metro Vancouver, more for acreage. Example APR: $500,000 first at 8.49% with 1% + 1% fees and $2,600 legal and appraisal, 12 months: 11.01%. Full rate page and calculator.

Who the private mortgage lenders in BC are

Three kinds of money fund private mortgages in BC. It helps to know which one you are dealing with.

Mortgage investment corporations (MICs). They pool money from investors. They publish their lending rules and price steadily. In BC: Antrim, Three Point, Armada, AP Capital, Cove, Pacifica, Gentai, PHL Capital, and Alta West from Calgary.
Broker-only private lenders. They only take files from licensed brokers. That is why finding a private lender on your own usually fails. In BC: VWR Capital, Lanyard (large loans), Shelter Lending, Mandate, One Stop, Privan.
Individual investors lending through a brokerage. Sometimes faster and more flexible. Sometimes the source of the horror stories. Under the new Act they must be identified to you. We tell you in writing if a lender is related to us.

The lender's legal name is on your commitment letter. The full verified list with each lender's limits.

How foreclosure works in BC, and where a private mortgage fits

BC has no power of sale. A lender that wants to enforce must go to the BC Supreme Court. Each step is a point where a private mortgage, or a sale on your own terms, can still fix the problem.

Step	What happens	Your window
Demand letter	Lender's lawyer demands the arrears or the full balance. Legal costs start ($1,500-5,000 and up).	Pay the arrears and costs, or refinance. The cheapest moment to act.
Petition served	Court file opened. You have 21 days to file a response.	File a response (a lawyer or Legal Aid BC can help). Refinancing still possible.
Order Nisi	Court sets the amount owing and a redemption period, usually 6 months, shorter if equity is thin.	The main window. Pay out, refinance or sell during redemption.
Conduct of sale / Order Absolute	Lender gets conduct of a court-ordered sale, or title if there is no equity.	Very late. A private mortgage is rarely possible once a court-ordered sale is listed.

BC court-ordered listings reached 946 between January and September 2026, a decade high. A private first that pays the arrears, the lender's legal costs and gives you 12 months is the standard rescue. The total must fit under about 75% of value. The three provinces side by side.

What the Mortgage Services Act means for you

Every broker and brokerage must be licensed by BCFSA. Check the register before you sign anything.
You get written forms at least two business days before you sign. They show who the broker works for (Form 1A), the risks (Form 6A), what the broker is paid (Forms 4 and 7), and any conflict of interest (Form 3A).
Cost of borrowing and APR are disclosed under the Business Practices and Consumer Protection Act, also two business days before signing.
Ads must carry the brokerage's registered name. Ours is at the top and bottom of every page.
Penalties are serious: administrative penalties up to $100,000 and disciplinary penalties up to $500,000. Good news for borrowers who deal with licensed people.

Common BC situations

Self-employed, renewal refused

Truck owner-operators in Surrey, trades in Langley and Abbotsford, realtors and small-business owners. Low net income on the T1, and a lender that will not renew. The 12-month plan.

Equity take-out in Metro Vancouver

A $1.4M house with $600,000 owing and a need for $150,000. A private second at 55% combined LTV, low end of the range, paid out when the first renews. Second mortgages.

Subject-free purchase or court-ordered sale

Court-ordered sales close fast and need certainty. A private first lets you close in 7-10 days and refinance with a bank once you own it. Check your options.

CRA lien or consumer proposal

Both block a bank refinance in BC. Both are solvable with a private second and a written exit. CRA tax debt · Consumer proposals.

BC private mortgage questions

Which private mortgage lenders are available in British Columbia?

There are three kinds. MICs, such as Antrim, Three Point, Armada and Alta West. Broker-only lenders, such as VWR Capital, Shelter Lending, Mandate and Privan. And private investors who lend through a brokerage. Most deal only through licensed brokers. Full list.

How much equity do I need for a private mortgage in BC?

At least 25% for a first in the Lower Mainland (75% LTV), 30-35% outside it. For a second, the first and second together must stay under 80% of value in Metro Vancouver and under 70-75% elsewhere. Equity is measured by an appraisal, not by your assessment.

Is it easy to get a private mortgage in BC?

If you have the equity and a believable exit, yes: a commitment in 1-2 business days and funding in 5-12 days. Without equity, no lender will fund at any price. Credit score and income matter much less than they do at a bank.

What is an Order Nisi and how long is the redemption period?

The Order Nisi is a court order. It sets what you owe. It gives you time to pay it, usually six months. The court can shorten it when there is little equity. During redemption you can refinance or sell. After it, the lender takes conduct of sale.

Do I need my own lawyer?

Yes. The lender has a lawyer. You need independent legal advice from your own. It costs $700-1,200 in BC and it is the best protection against fee and renewal surprises.

Can I get a private mortgage on a strata or a leaky condo?

Most stratas, yes, at normal rates. Some buildings cost more or get a smaller loan. That includes buildings with a special levy, planned envelope repairs, or rental limits. Bring the Form B and two years of strata minutes. It saves a week.

Sources. BCFSA, Mortgage Services Act and Rules (B.C. Reg. 110/2025), in force 13 October 2026, and Guideline on Advertising · BCFSA guidance on disclosure forms · Legal Aid BC, "Can't pay your mortgage?" · Business Examiner, BC court-ordered listings 2026 · Mortgage Directory private rates, October 2026 · lender websites, checked 5 November 2026.

Real people, not a call centre

Talk it through with a licensed broker before you decide

Tell us what is going on in a few lines. We call you back the same day with what lenders will say, what it costs in dollars, and how you get back to a bank. If private is the wrong tool, we say so.