Private lenders in Canada (2026): which private mortgage lenders fund homes in BC, Alberta and Ontario?
The private lenders, MICs and B-lenders funding homes in BC, Alberta and Ontario, checked on their own sites.
Written and reviewed by Asim Ali, Mortgage BrokerUpdated 5 November 2026
Licensed: BCFSA (BC) · RECA (Alberta) · FSRA (Ontario) · check our licences
Private lenders are companies and investors, mostly mortgage investment corporations (MICs), that lend against real estate outside the banks, based mainly on your equity. About 40 lenders fund most private and alternative residential mortgages in BC, Alberta and Ontario. Twelve lend in all three provinces. Most of the mortgage investment corporations (MICs) and private lenders deal only through licensed brokers, so you cannot apply to them yourself. B-lenders such as Home Trust, Equitable Bank and Haventree Bank are cheaper (6.5-9%) and come first when you have the time and the documents. The lists below were checked on each lender's own website in November 2026. We place files with most of them.
How to use this list
Private lenders price on equity, not credit. The things that change your rate are the province, the loan-to-value, the property type, and how fast you need the money. A lender that is right for a Calgary acreage is wrong for a Toronto condo. A broker's job is to find the lender that will say yes at the lowest total cost. A broker must also show you the fees before you commit. If you want to see what that cost looks like first, use the rate tables and calculator.
What is a private lender?
A private lender is any lender that is not a bank, credit union or federally regulated trust company. In mortgages it usually means a MIC that pools investors' money, a private lending company, or an individual investor lending through a broker. Private lenders decide mainly on the property's value and your plan to repay, not your credit score, and charge more for that flexibility: 7.49-10.99% on a private first mortgage in November 2026. "Private loan lenders" for unsecured personal loans are a different business; everyone on this page lends against real estate.
Compare private lenders by province
These are the lenders that publish a limit, a rate or a rule we could check. Tap a province to filter. Most of them deal only through brokers, and the lender's legal name is always on your commitment letter.
| Lender | Provinces | Published limits | Broker-only? |
|---|---|---|---|
| Three Point Capital | BC, AB, ON | Up to 75% LTV; firsts to $1.25M, seconds to $500K | Yes |
| Atrium MIC | ON (residential) | Firsts to 75% LTV from 6.49% + 1.75% fee; seconds to 75% combined at 8.99-10.99% + 2%; $150K-$2M; score 600+ | No |
| Lanyard Financial | BC, AB, ON (urban) | Jumbo firsts $1.5M-$5M; max 70% LTV; from prime + 2% | Brokers |
| Mandate Mortgage | BC | Max 65% LTV; firsts from 8.50%, seconds from 9.95%; up to $10M | - |
| Cooper Pacific MIC | BC (western Canada) | Firsts to 75%, seconds to 85% combined; construction focus | No |
| Privan Capital | BC, AB | 75% LTV urban, 65% rural | No |
| Pacifica MIC | BC | Recent fundings at 67-75% LTV | No |
| BFT MIC | ON | $50K-$5M; firsts and seconds; fully open | Yes |
| Magenta Capital | ON | Rates from 5.84% at low LTV (29 Sept 2026) | No |
| VWR Capital | BC, AB, ON | No minimum credit score; $200 renewal fee | Yes |
| Shelter Lending | BC, AB | No minimum credit score | Broker-focused |
| Calvert Home Mortgage | AB, ON | Funds in 1-2 days in Alberta; bridge and equity take-out | No |
| Armada Mortgage | BC, AB, ON | Portfolio average LTV 47%; condos over 600 sq ft; up to 4 units | No |
| Antrim Investments | BC, AB, ON | Same-day commitments standard; open terms | Broker-focused |
| Glasslake Funding | BC, AB, ON | 1-7 year terms | Brokers |
| Neighbourhood Holdings | BC, AB, ON | Up to 4 units | Broker-focused |
Each limit as published on the lender's own website, checked 5 November 2026. Published limits are maximums; your own limit depends on the appraisal, the property and the city. Typical rates and fees by loan-to-value.
Lenders that fund in BC, Alberta and Ontario
| Lender | Head office | Type | Broker-only? | Published limit or note |
|---|---|---|---|---|
| Alta West Capital | Calgary | MIC / private | No | Lends in BC, AB, ON, SK, MB; bought Premiere Home Mortgage in 2025 |
| Antrim Investments | Langley, BC | MIC | Broker-focused | "Same day commitments are standard"; open terms |
| Neighbourhood Holdings | Vancouver | Alternative lender | Broker-focused | Up to 4 units; manages Fisgard Capital since Oct 2025 |
| VWR Capital Corp. | Langley, BC | Private | Yes | No minimum credit score; $200 renewal fee |
| Three Point Capital | Kelowna | MIC | Yes | Up to 75% LTV; firsts to $1.25M, seconds to $500K |
| Lanyard Financial | Vancouver | Private, jumbo | Broker | $1.5M-$5M firsts; max 70% LTV; from prime + 2% |
| CMI Financial Group | Mississauga | Private + MIC funds | Yes | Also NS, NL |
| Atrium MIC | Toronto | TSX-listed MIC | No | Residential and commercial |
| Armada Mortgage | Langley, BC | MIC | No | Portfolio average LTV 47%; condos over 600 sq ft; up to 4 doors |
| Gentai Capital (Genesis MIC) | Richmond, BC | MIC manager | — | Offices in BC and Ontario |
| PHL Capital | Surrey, BC | MIC manager | No | Residential, commercial, land |
| Glasslake Funding | Toronto | Balance-sheet alt lender | Broker | 1-7 year terms; licensed ON, AB, BC |
B-lenders: check these before any private lender
B-lenders qualify you on bank statements or stated income, accept bruised credit, and charge 6.5-9% with a 1% fee. They take 2-3 weeks. If your deadline allows it, this is the cheaper door. All of them deal through brokers.
| Lender | Type | What they publish |
|---|---|---|
| Home Trust | Trust company | Classic program, minimum 20% down; broker channel |
| Equitable Bank | Schedule I bank | Up to 4 units; broker-sourced |
| Haventree Bank | Schedule I bank | Broker-only; improvements mortgage adds up to $100K |
| MCAN Home | MIC / loan company | Broker-only; alternative series for scores under 500 |
| Community Trust | Trust company | Ontario and BC |
| RFA Bank of Canada | Schedule I bank | Broker and direct |
| Bridgewater Bank | Schedule I bank (Calgary) | Select broker network, across Canada |
| First National (Excalibur) | Monoline alt program | Broker-only; BC, AB, ON |
| Peoples Group | Trust / bank | BC-weighted residential alt programs |
| Strive Capital | Monoline prime + alt | Brokers and direct, across Canada |
BC private mortgage lenders
| Lender | Head office | Provinces | Note |
|---|---|---|---|
| Shelter Lending | Kelowna | BC, AB, MB | No minimum credit score |
| Privan Capital | Surrey | BC, AB | 75% LTV urban, 65% rural; new in 2025 |
| AP Capital | Vancouver | BC, AB | MIC, 93% BC book |
| One Stop Mortgage | North Vancouver | BC, AB | Rates and fees set file by file |
| Mandate Mortgage | Vancouver | BC | Max 65% LTV; firsts from 8.50%, seconds from 9.95%; up to $10M |
| Cove Mortgage | North Vancouver | BC | MIC |
| Pacifica MIC / Capital West | Vancouver | BC | Recent fundings 67-75% LTV; Capital West is also a brokerage |
| Cooper Pacific MIC | Victoria | Western Canada | Firsts to 75%, seconds to 85%; construction focus |
Seven Lending (Surrey), Capital Direct and Alpine Credits also lend in BC. They lend directly to consumers and also act as, or compete with, brokers, so they are not on our placement list.
Alberta private mortgage lenders
| Lender | Head office | Provinces | Note |
|---|---|---|---|
| Calvert Home Mortgage | Calgary | AB, ON | Funds in 1-2 days in Alberta; bridge and equity take-out focus |
| Caplink | Edmonton | AB (BC licensed) | Private lender and fund manager since 1997 |
| Private Capital Mortgage | Calgary | AB, BC | Residential, commercial, land |
| Alta West Capital | Calgary | BC, AB, ON | See the three-province table |
| Bridgewater Bank | Calgary | Canada | B-lender owned by the Alberta Motor Association |
Alberta has the fewest local private lenders of the three provinces. So most Alberta files go to BC and Ontario lenders that are licensed in Alberta.
Ontario private mortgage lenders
| Lender | Head office | Broker-only? | Note |
|---|---|---|---|
| Westboro Investment | Ottawa | Yes | MIC; files must come through a licensed broker or agent |
| Magenta Capital | Ottawa | No | Rates from 5.84% (29 Sept 2026) at low LTV |
| BFT MIC | Hamilton | Yes | $50K-$5M; firsts and seconds; fully open |
| DV Capital | Toronto | — | Private; also Vancouver |
| Hosper Mortgage | Toronto | No | MIC / private |
| Ginkgo MIC | Toronto | No | MIC |
| Tribecca Finance | Toronto | No | Direct alternative lender |
| Firm Capital | Toronto | — | Mostly commercial; some non-conventional residential |
Names you will see that are not retail private lenders
- Fisgard Capital is now investor-only. Its lending runs through Neighbourhood Holdings.
- Vector Financial and Morrison Financial lend on construction and condo corporations, not on your house.
- BMC Mortgage & Investments (Edmonton) is a brokerage, not a lender.
- Silver Hill, KWS MIC, Can Terra, Black Bear Capital could not be verified as active lenders in November 2026.
- Sunriff Private Lending (Alberta) has template text on its site and no search footprint. Verify before dealing.
How to check a private lender before you sign
- Find the lender's legal name on your commitment letter. If the broker will not name the lender, stop.
- Search the regulator. BC: BCFSA register. Ontario: FSRA (private lenders are often unlicensed, but the broker and any administrator must be licensed). Alberta: RECA for the brokerage representing the lender.
- Search the lender's name plus "CanLII". Court decisions about renewal fees or enforcement conduct are public.
- Get the fee sheet in writing before you commit. Lender fee, broker fee, legal, appraisal, renewal fee, discharge fee.
- Never pay a fee before funding. The Canadian Anti-Fraud Centre lists up-front fees and "instant approval" as scam markers.
Questions about private mortgage lenders
Who are the best private mortgage lenders in Canada?
There is no ranking. The best lender fits your province, equity and deadline at the lowest total cost. It should also renew you if your plan runs late. For most homes in BC, Alberta and Ontario that is a MIC such as Alta West, Antrim, Three Point, Calvert or Westboro. If you have three weeks, a B-lender is cheaper.
Can I go directly to a private lender?
Most MICs and private lenders deal only through licensed brokers (VWR, Three Point, CMI, Westboro, BFT, Haventree, MCAN, Home Trust all say so). A few, such as Alpine Credits and Capital Direct, lend direct to consumers. Going direct does not save the broker fee if the lender's own fee is higher.
Are private mortgage lenders licensed?
In BC, lenders that deal or trade in mortgages must be licensed by BCFSA under the Mortgage Services Act. In Ontario, lenders usually are not, but the brokerage and the mortgage administrator must be licensed by FSRA. In Alberta, the brokerage that represents the lender is licensed by RECA. Always check the broker.
What is a MIC?
A mortgage investment corporation pools money from investors and lends it out as mortgages. MICs hold about 1.8% of Canadian mortgage balances (CMHC, Fall 2026). They publish lending guidelines and price consistently, which makes them the backbone of private lending.
Sources. Each lender's own website, checked 5 November 2026 · Atrium MIC residential products · BCFSA, RECA and FSRA registers · CMHC Residential Mortgage Industry Report, Fall 2026 · WOWA, mortgage investment entities in Canada, May 2026.
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.
- Your full cost, in dollars, before you commit
- The lender named on your commitment letter
- A written plan to exit within 12-24 months
Asim Ali, Mortgage BrokerSurrey office · BC, Alberta and Ontario
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