Updated 2026-09-05
Private 2nd Mortgage & HELOC Rates in Canada
Keep your low-rate first mortgage and borrow the top-up: private second mortgages and home-equity lines (10 programs offer a HELOC) for consolidation, renovations, CRA arrears and bridge needs. Sorted lowest first — filter and get pricing on any row.
| Lender | Max LTV | Rate | Lender fee | Term | Loan range | HELOC | Action |
|---|---|---|---|---|---|---|---|
| Community Savings Credit Union Credit union · BC | — | 4.24% | — | 3- and 5-year featured; other terms available | — | — | Get pricing |
| Kindred Credit Union Credit union · ON | — | 4.29% | — | 3- and 5-year featured; fixed/variable options | — | — | Get pricing |
| DUCA Financial Services Credit Union Ltd. Credit union · ON | — | 4.85% | — | 6-month convertible; 1–5 years fixed/variable/ad | — | ✓ | Get pricing |
| Indigoblue MIC MIC · AB, NB, NL, NS, ON | 85% | 5.99% | From 1% | 1, 3, 6, 12 months | — | — | Get pricing |
| Yes Capital Atlantic Inc. Private fund · NB, NS, PE | 80% | 6.00% | Typically 2%+ | Y | — | — | Get pricing |
| Tekamar Mortgage Fund Ltd. Private fund · BC | — | 7.00% | 1.25–2.00% (minimums apply) | 1 year | — | — | Get pricing |
| Advanced Capital Corporation Private fund · ON | 75% | 7.99% | 0% - 3% | 3M / 6M / 1Yr | — | — | Get pricing |
| K5 Mortgage Corp. Private lender · AB, BC | 85% | 7.99% | Min $2500 | 3m - 3yr | — | — | Get pricing |
| ThreePoint Capital Private fund · AB, BC, ON · 1yr | 75% | 8.45% | 0% - 3% | 1yr | — | — | Get pricing |
| Antrim Investments Private fund · AB, BC, ON | 75% | 8.49% | 1st flat 1% - 2nd 2% | 1 yr - rate guarantee for 2 renewals | — | — | Get pricing |
| Sequence Capital Private fund · AB, BC, ON · 1yr & 2yr | 75% | 8.49% | 1% - 2% - $2k min fee | 1yr & 2yr | — | — | Get pricing |
| Gentai Capital Private fund · AB, BC, ON | 75% | 8.50% | 1% - 2% | 6m / 1yr | — | — | Get pricing |
| Kokanee Mortgage Private lender · AB, BC, MB, ON, SK, YT | 75% | 8.50% | 0% - 5% | 1yr - Flexible | — | — | Get pricing |
| Oppono Lending Company Private lender · ON · 1yr | 75% | 8.54% | 1.99% - 3.24% | 1yr | — | ✓ | Get pricing |
| First Circle Financial Private fund · BC | 75% | 8.95% | 1.00% 1st; 1.50% 2nd; LOC 1.25–2.00% | 12 months open | — | ✓ | Get pricing |
| Pioneer West Private lender · AB, BC | 75% | 8.95% | 1% - 4% | 6m / 1yr | — | — | Get pricing |
| AAREA Private Mortgages Private lender · BC, ON | 80% | 8.99% | 1-2% - $3,500 min. | 1m - 2yr | — | — | Get pricing |
| Atrium Mortgage Investment Corporation MIC · ON · 1yr | 80% | 8.99% | 1% - 2% | 1yr | — | — | Get pricing |
| Brookstreet Mortgage Investment Corporation MIC · ON | 85% | 8.99% | 1st 1% - 2% & 2nd 3% - 5% | 6m / 1yr | — | — | Get pricing |
| Capital Direct Private fund · AB, BC, ON · 1yr - 2yr | 80% | 8.99% | 1% - 4.5% | 1yr - 2yr | — | — | Get pricing |
| Elle Mortgage Corp. Private lender · ON | 85% | 8.99% | 1st 2% - 4% / 2nd 2% - 5% | 6m - 1yr | — | ✓ | Get pricing |
| Falcon Ridge MGMT Private lender · ON | 80% | 8.99% | 1.5% - 3% | 6m / 1yr / 2yr | — | — | Get pricing |
| LendMax Private lender · AB, BC, ON | 80% | 8.99% | 1% - 3% | 6m - 12m | — | ✓ | Get pricing |
| RESCO MIC MIC · ON | 80% | 8.99% | 1% - 3% | 1m - 1yr | — | — | Get pricing |
| Richview Capital MIC MIC · ON | 75% | 8.99% | 2% (HELOC 2.5%) | Y | — | ✓ | Get pricing |
| StoneRidge Lending Private lender · ON · 1yr | 80% | 8.99% | 1% - 2% | 1yr | — | — | Get pricing |
| WestCan Mortgage Solutions Private lender · AB, BC | 75% | 8.99% | 1.55%(min $900)+ $270 app. fee | 6m / 1yr / 2yr (flexible) | — | — | Get pricing |
| Stewart Mortgage Corp. Private lender · BC | 75% | 9.00% | From 1% | 6 months–2 years | — | — | Get pricing |
| VWR Capital Corp. Private fund · AB, BC, MB, ON, SK · 1yr | 75% | 9.25% | $750 - 1% | 1yr | — | — | Get pricing |
| King Capital MIC MIC · ON | 80% | 9.49% | 1.50% - 2.50% | 3m / 6m / 9m / 1yr | — | — | Get pricing |
| Clifton Blake Group Private lender · ON · 1yr - 3yr | 80% | 9.50% | 2.00% | 1yr - 3yr | — | — | Get pricing |
| Foremost Financial Private fund · ON · Up to 2yrs | 75% | 9.50% | 1% - 2% | Up to 2yrs | — | — | Get pricing |
| Canguard Mortgage Investment Corporation MIC · BC · 1yr - 2yr | 75% | 9.85% | 1% - 2% | 1yr - 2yr | — | — | Get pricing |
| Interior Equities Corp. Private lender · BC | 75% | 9.95% | 1% commercial; other fees not publicly stated | 1 year | — | — | Get pricing |
| Canadian Mortgages Inc. Private lender · AB, BC, NB, NL, NS, ON, PE, QC · 12m & Custom | 80% | 9.99% | 1st 2.5% & 2nd 3% | 12m & Custom | — | — | Get pricing |
| Equity Lenders Mortgage Private fund · ON | 75% | 9.99% | 2% - 4% | 1m - 12m | — | — | Get pricing |
| Ginkgo Mortgage Investment Corporation MIC · BC, MB, ON | 80% | 9.99% | 1st from 1% & 2nd from 2% | 6m / 1yr | — | — | Get pricing |
| Lendstrait Private lender · ON | 70% | 9.99% | 2.50% - 2.75% | 3m/6m/12m | — | — | Get pricing |
| SDC Capital Corp. Private fund · ON | 70% | 9.99% | 1.0% - 3% | 6m - 2yr | — | — | Get pricing |
| Secure Capital MIC MIC · ON, QC | 80% | 9.99% | 1.5% - 3% (Min. $2k) | 6m - 2yr | — | — | Get pricing |
| Union Capital Lending Private fund · ON | 80% | 9.99% | 2–4% | Up to 1 year | — | — | Get pricing |
| Breakwater Investments Private fund · ON · 1yr | 65% | 10.00% | 1.5% - 2% | 1yr | — | — | Get pricing |
| Squire Financial Inc. Private fund · ON | 85% | 10.00% | — | 12–24 months | — | — | Get pricing |
| Alta West Capital Private fund · AB, BC, ON | 75% | 10.49% | 1st 2.5-3% & 2nd 3.5% | 6m / 1yr / 2yr | — | — | Get pricing |
| Mercury Mortgages Private lender · AB, MB, ON | 75% | 10.49% | 2.00% | 3m - 1yr | — | — | Get pricing |
| Bayfield Mortgage Professionals Private lender · AB, BC, MB · 1yr | 75% | 10.50% | 2% - 3% (negotiable) | 1yr | — | — | Get pricing |
| New Haven Mortgage Corporation Private lender · ON | 75% | 10.99% | 1.00% - 3.24% | 6m - 1yr | — | — | Get pricing |
| Guardian Financing Private fund · QC | 75% | 11.00% | 2% (0.75% FF paid) | 3m / 6m / 1yr | — | — | Get pricing |
| RiverRock MIC MIC · ON | 80% | 11.49% | 2% - 3% | 6m - 1yr | — | — | Get pricing |
| First Canadian Mortgage Private lender · ON · 1yr - 3yr | 80% | 11.50% | 2.00% | 1yr - 3yr | — | — | Get pricing |
| Castleton Mortgages Private lender · ON, QC · 1 day - 2yr | 70% | 11.99% | 0% - 2% | 1 day - 2yr | — | — | Get pricing |
| Fisgard Asset Management Corporation Private lender · AB, BC, MB, ON, SK · 1yr - 2yr | 75% | 11.99% | 0% - 1% | 1yr - 2yr | — | — | Get pricing |
| Mountain Investment Corp. Private fund · AB, BC, MB, ON, SK · 1yr - 3yr | 75% | 11.99% | 1st 3-5% / 2nd 3-6% | 1yr - 3yr | — | — | Get pricing |
| Nest Capital MIC MIC · ON | 75% | 11.99% | 2% - 3% | 6m - 18m | — | — | Get pricing |
| Domain Funding Private fund · AB, BC | 85% | 12.50% | Starting at 1.5% | 3m - 2yr | — | — | Get pricing |
| Hosper Mortgage Private lender · ON | 80% | 12.99% | 1st - 2% & 2nd - 3% | 3m / 6m / 1yr | — | — | Get pricing |
| Verico The Mortgage Leaders Private lender · ON | 70% | 12.99% | 2 - 4% | 6m - 1yr | — | — | Get pricing |
| Coldstream Mortgage Capital Inc. Private fund · ON | 65% | By quote | Flexible; rate/fee split | Up to 36 months | — | — | Get pricing |
| DV Capital Corporation Private fund · BC, ON | 85% | By quote | — | Flexible; tailored | — | — | Get pricing |
| Fireside Mortgage Investment Corporation MIC · ON | — | By quote | — | — | — | — | Get pricing |
| Firm Capital Corporation Private fund · AB, BC, ON, QC, SK | — | By quote | — | — | — | ✓ | Get pricing |
| Five Peaks Capital Ltd. Private fund · AB, BC | — | By quote | — | Flexible | — | — | Get pricing |
| Graysbrook Capital Ltd. Private fund · NB, NL, NS, ON, PE | 65% | By quote | — | 12–24 months typical; open options | — | — | Get pricing |
| Guardian Mortgage Investment Corporation MIC · MB | — | By quote | — | — | — | — | Get pricing |
| Hera Investment Funds Private fund · BC | 85% | By quote | — | 3–13 months open | — | — | Get pricing |
| Hillmount Capital Private fund · ON | 65% | By quote | Prime + 2.50% | 1–12 months; longer by request | — | — | Get pricing |
| InstaFund Private lender · BC | — | By quote | — | — | — | — | Get pricing |
| Kuber Mortgage Investment Corporation MIC · ON | — | By quote | — | Short-term | — | — | Get pricing |
| Liahona MIC MIC · ON | — | By quote | — | 6–24 months | — | — | Get pricing |
| Mortgage Fund Capital Inc. Private fund · ON | — | By quote | — | — | — | — | Get pricing |
| Neighbourhood Holdings Private lender · AB, BC, NS, ON, QC, SK | 75% | By quote | — | 1–2 years depending program | — | — | Get pricing |
| One Stop Mortgage Corp. Private lender · BC | — | By quote | — | — | — | — | Get pricing |
| OZ Capital Private fund · ON | — | By quote | — | — | — | — | Get pricing |
| PHL Capital Corp. Private fund · AB, BC, ON | 75% | By quote | 1–3% | 1 year; HELOC 1–2 years | — | ✓ | Get pricing |
| Premiere Mortgage / Premiere Canadian Mortgage Corp. Private lender · AB, BC, ON | — | By quote | — | — | — | — | Get pricing |
| Reliable Mortgages Private lender · BC | — | By quote | — | Open | — | ✓ | Get pricing |
| Royal Canadian MIC MIC · ON | 85% | By quote | — | — | — | — | Get pricing |
| Sagewise Capital Corporation Private fund · ON | — | By quote | — | HELOC 2 years open; mortgage terms vary | — | ✓ | Get pricing |
| Spectrum-Canada Mortgage Services Inc. Private lender · AB, BC, ON | — | By quote | — | — | — | — | Get pricing |
| Tembo Financial Inc. Private fund · ON | 85% | By quote | 2%+ | 1–12 months | — | — | Get pricing |
| The Effort Trust Company Investment trust · ON | — | By quote | — | — | — | — | Get pricing |
| Tribecca Finance Corporation Private fund · ON | — | By quote | — | — | — | — | Get pricing |
| Trident Mortgage Investment Corporation MIC · ON | — | By quote | — | — | — | — | Get pricing |
| Vector Pacific Mortgage Corp. Private lender · BC | — | By quote | — | — | — | — | Get pricing |
No lenders match those filters — or ask a broker to source it.
Rates and fees are each lender's published asks for well-located files at the stated maximum LTV, before broker fee, legals and appraisal. Every file prices individually — the Get Pricing quote is the real number for yours.
Second mortgage vs. refinancing the first: the case that decides it
Say you owe $400,000 on a first at a rate far below today's market, and you need $60,000 to clear cards costing 21%. Breaking the first triggers a penalty and reprices the whole $400,000. A private second reprices only the $60,000 — even at a much higher rate, the blended cost usually wins while the first stays intact. At the first mortgage's renewal you fold both into one new loan. Run both scenarios in dollars over 12 months; the board above is the second-mortgage side of that math.
HELOC rows
Rows marked ✓ offer a revolving line instead of (or beside) a fixed advance — interest accrues only on what is drawn, which suits staged renovations and irregular cash flow. Alternative HELOCs from private funds and credit unions sit above bank HELOC pricing but far below carrying the same balance on cards.
Not sure which position fits your file?
A licensed broker prices both against your equity, credit and exit plan — free, no credit pull to start.
Frequently asked questions
Why take a 2nd private mortgage instead of refinancing my first?
If your existing first mortgage carries a low rate or a big penalty, breaking it to refinance can cost more than a small second at a higher rate. The blended cost of keeping the first and adding a private second is often the cheaper path — run both numbers before deciding.
How much can I borrow on a private second mortgage?
Lenders cap the COMBINED total of your first and second at their maximum LTV, typically 70–80% of appraised value. Home value times the cap, minus your first-mortgage balance, is your realistic room.
What is a private or alternative HELOC?
A revolving home-equity line from a non-bank lender — private funds like Lendmax Capital and some credit unions offer them where banks decline. You draw and repay as needed and pay interest only on what is drawn; rows marked HELOC on this board offer one.
Is a second mortgage a good way to consolidate debt?
Rolling 20%+ credit-card balances into one secured payment can cut the monthly bleed dramatically and let credit recover — provided the cards do not refill and there is a written exit to refinance the second away. Do the total-cost math over 12 months, not just the payment.
