Private mortgage lenders in Langley: rates, how much you can borrow, and how it works
Rates, how much you can borrow and the Langley rules that matter, from a licensed broker next door in Surrey.
Written and reviewed by Asim Ali, Mortgage BrokerUpdated 5 November 2026
Licensed: BCFSA (BC) · RECA (Alberta) · FSRA (Ontario) · check our licences
Yes. We arrange private and B-lender mortgages across the City and Township of Langley, from Willoughby and Walnut Grove to Fort Langley, Aldergrove and acreages on ALR land. In November 2026, private first mortgages in Langley run about 7.49% to 10.99% and private seconds about 9.49% to 14.99%, interest-only, plus a lender fee and our broker fee, shown in dollars before you commit. Most lenders go to 75% of the appraised value on a first mortgage and 80% combined with a second here. A written commitment usually comes in 1-2 business days and the money in 5-12 business days.
How much can I borrow against my Langley home?
Private lenders look at what your home is worth today and what you already owe. In Langley most will lend to 75% of the appraised value on a first mortgage and 80% combined when a second sits behind your current mortgage. Move the sliders to see your own numbers.
You could borrow up to
- Combined loan-to-value
- Likely second-mortgage rate
- Interest-only payment
- Equity you keep
Estimate only, as of November 2026. Lenders use the appraised value, not the assessment. Fees come off the advance.
What are private mortgage rates in Langley right now?
Rates depend mostly on loan-to-value. The lower your loan against the home, the lower the rate. These are the ranges we see on Langley files in November 2026.
| Loan-to-value | Private first mortgage | Private second (combined) |
|---|---|---|
| Up to 55% | 7.49-8.49% | 9.49-10.49% |
| 55-65% | 8.49-9.49% | 10.49-11.99% |
| 65-70% | 9.49-10.49% | 11.99-12.99% |
| 70-75% | 10.49-10.99% | 12.99-13.99% |
| 75-80% | Not offered here | 13.99-14.99% |
Interest-only, 12-month terms. Add a lender fee (usually 1-3%), our broker fee (shown in writing first) and about $1,500-2,500 legal. Full rates, fees and APR · All of British Columbia
What is the Langley housing market doing, and why does it matter for your loan?
Fraser Valley Real Estate Board, Langley MLS HPI benchmark prices, October 2026. (fvreb.bc.ca) Lenders lend on the appraised value of your own property, not the area figure.
The two Langleys are very different. The City is mostly low-rise condos, while the Township is mostly houses, acreages and farms, and Langley has more farms than anywhere else in Metro Vancouver. About 4% of Township homes are manufactured homes, many on rented pads, which most lenders will not finance. Main local industries: construction, retail, health care, manufacturing and farming.
- 1,965 occupied homes in the Township (4.2%) are movable dwellings such as manufactured homes, many in parks on rented pads, which most banks will not finance (2021 Census). (www12.statcan.gc.ca)
- Langley is Metro Vancouver's largest farming area (1,103 of the region's 2,412 farms in 2016), with farming mostly on Agricultural Land Reserve land; acreages and hobby farms have use and house-size limits that narrow the lender pool. (metrovancouver.org)
- The two Langleys are very different: the City is 59.1% low-rise apartments and 45.5% strata, while the Township is 47.6% detached houses and 21.6% row houses. (www12.statcan.gc.ca)
- 81.9% of Township households own their home, the highest ownership rate of any community on this list. (www12.statcan.gc.ca)
- 14.3% of Township homes are counted as an 'apartment or flat in a duplex', the census category that largely captures houses with a secondary suite. (www12.statcan.gc.ca)
Who do we help in Langley?
Langley mixes fast-growing new subdivisions in Willoughby with ALR farms, acreages and manufactured-home parks in the rural Township. Construction is the biggest employer and 17.8% of Township workers are self-employed, so many borrowers are trades contractors and small-business owners whose taxable income is low. Private and B-lenders can finance acreages, hobby farms and manufactured homes that banks decline, and help builders and owners bridge between projects.
“The house is 70% built and the draws stopped.”
Completion, draw and land financing.
How we handle itCheck my options“We close in 10 days and our buyer walked.”
Private bridge on one or both homes, 5-10 days.
How we handle itCheck my options“I need $120,000 against the house.”
Borrow to 80% combined without touching your first.
How we handle itCheck my options“Three cards at 21% and a car loan.”
Roll it into one payment, with a plan to clear it.
How we handle itCheck my options“Nine years on time, and they won't renew me.”
B-lender on bank statements, or a 12-month private first.
How we handle itCheck my options
Which local rules affect a Langley property?
These rules change what a lender will do, or what a sale or rental is worth. We check them on every Langley file.
Speculation and Vacancy Tax
Langley is in a taxable region. Every owner must file a declaration each year. A home left empty, or owned by people who earn most of their income outside Canada, can be taxed on its assessed value. (www2.gov.bc.ca)
Short-term rental rules
In Langley, short-term rentals are limited to your own home plus one suite or laneway home on the same lot. Lenders will not count rental income that breaks the rule. (www2.gov.bc.ca)
Home Flipping Tax
Since 1 January 2025, selling a home within 730 days of buying it can trigger a tax of up to 20% of the profit. It matters if your plan is a quick sale. (www2.gov.bc.ca)
Property transfer tax
Buyers pay 1% on the first $200,000, 2% up to $2 million and 3% above that, with more on homes over $3 million. A refinance does not trigger it. (www2.gov.bc.ca)
What happens if a Langley mortgage goes into default?
In BC a lender that is not paid can ask the BC Supreme Court for a foreclosure order. The nearest BC Supreme Court registries are New Westminster and Abbotsford. The court usually gives a redemption period, often six months, to pay out or sell. A private refinance or a planned sale inside that window stops the process.
Your mortgage is registered with the Land Title and Survey Authority (LTSA). If a demand letter or court paper has arrived, read how to stop foreclosure or power of sale and call us the same day.
How does getting a private mortgage work if you live in Langley?
Form or call. Same-day callback, 8am-8pm Pacific, seven days.
Lender named, rate, fees and APR in writing, usually in 1-2 business days.
A local appraiser visits. You sign with a lawyer near you. No office visit needed.
Money in 5-12 business days. We write down how you get back to a bank.
Which Langley neighbourhoods and nearby towns do we cover?
- Willoughby
- Walnut Grove
- Fort Langley
- Murrayville
- Brookswood
- Aldergrove
- Willowbrook
- Langley City Downtown
- Fernridge
- Glen Valley
- Milner
- Salmon River Uplands
We also lend in Surrey, Abbotsford, Maple Ridge, White Rock, Pitt Meadows, Mission, and anywhere else in British Columbia.
Langley private mortgage questions
Can I get a private mortgage in Langley with bad credit?
Yes. Private lenders in Langley look at your equity, the property and your way out more than your score. Scores under 600, a consumer proposal or CRA arrears are common files. What decides the answer is usually loan-to-value: most lenders here stop at 75% for a first mortgage.
How fast can a private mortgage fund in Langley?
A written commitment usually takes 1-2 business days. The appraisal in Langley takes 2-5 days, then both lawyers need a few days. Plan on 5-12 business days from your first call to money in your account.
What does a private second mortgage cost in Langley?
Example: a $100,000 second at about 70% combined loan-to-value, at 11.99% interest-only for 12 months, with a 2% lender fee, a 1.5% broker fee, $1,800 legal and a $450 appraisal. Interest is about $11,990 and fees about $5,750, so the year costs about $17,740, an APR of about 17.7%. Your own numbers come in writing before you commit.
Do I need to visit your office to get a mortgage in Langley?
No. Langley files are handled from our Surrey office by phone and video. A local appraiser visits the property and you sign with a lawyer in or near Langley. Our licence in British Columbia is with BCFSA; you can check it on the regulator's site.
Do private lenders lend on Langley acreages and farms?
Yes, at lower limits than a house in Willoughby, often 50-65% of value, and the appraisal costs more. A house on ALR land with a second dwelling or a farm business needs a lender that understands both.
Can I get a mortgage on a manufactured home in a Langley park?
It is hard. Most lenders, private included, will not lend on a home on a rented pad because there is no land to secure. If the home is on land you own, it is much easier.
Other cities in British Columbia
Sources. www12.statcan.gc.ca · fvreb.bc.ca · metrovancouver.org · www2.gov.bc.ca · vancouver.ca
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