Private HELOCs from 7.75% for Markham properties. Built for small business owners, multi-generational families, and self-employed professionals who don't fit a bank's checklist.
Markham's homeowner profile is unlike anywhere else in the GTA. A high concentration of small business owners, professional self-employed, and multi-generational households means a huge percentage of Markham residents have legitimate equity but unconventional income paperwork.
The numbers tell the story. Markham's average home price sits around $1.17M in early 2026, with detached homes in Unionville, Cathedraltown, and Berczy regularly trading between $1.4M and $1.9M. Even with the market softening of roughly 11% year-over-year, homeowners who bought before 2018 are sitting on $400,000 to $800,000 in real equity. The question isn't whether the equity exists — it's whether you can access it.
For business owners filing through a corporation, for restaurant operators showing modest personal income, for the multi-gen households where multiple incomes blend together in ways the bank can't easily document — the bank HELOC application becomes an exercise in frustration. Private lending solves the documentation problem by underwriting the equity and the property, not the borrower's tax return.
You own a restaurant, professional practice, or trading business through a corporation. Personal income on paper is modest by design. The bank won't extend more credit. A private HELOC against your home gives you working capital without the corporate financials gauntlet.
Aging parents are moving in. The basement needs to become a proper in-law suite. A private HELOC funds the $150,000-250,000 build without the bank requiring all household members on the application.
You bought at the top of the 2021-2022 condo boom in Markham Centre or Unionville Square. The closing appraisal is short. We bridge the gap so you can close, then refinance once the market stabilizes.
You spotted a deal — another condo, a duplex, a Muskoka cottage. The bank's process takes 60+ days. We can fund the down payment in 10-14, so you can write the offer with confidence.
You're a doctor, dentist, or independent professional with a corporation that pays you a controlled salary. Your real wealth is in retained earnings the bank doesn't see. We see the property and the equity. That's enough.
Annual tuition at top Markham-area private schools runs $30,000-50,000 per child. A HELOC smooths the cash flow without disrupting investments.
A multi-generational family in Unionville owns a detached home worth $1.45M with a $440,000 first mortgage. They want $230,000 to renovate the basement into a self-contained in-law suite for the husband's parents and to inject $80,000 of working capital into their family-owned trading business. A second-position private HELOC at $230,000 puts combined LTV at approximately 46% — comfortable for our second-position program. Rate band: 10.50-11.50%. Interest-only payments on $230,000: approximately $2,015-2,205/month. The renovation creates a permanent self-contained living space worth $200,000+ in incremental property value, and the working capital prevents the family business from taking on more expensive credit-card debt. Time to funded: typically 10-12 days.
Unionville, Cornell, Berczy Village, Cathedraltown, Markham Village, Cachet, Box Grove, Wismer Commons, Greensborough, Bullock, Buttonville, Milliken, Markham Centre, Aileen-Willowbrook, Thornlea.
Detached, semi-detached, townhouse, and most condos qualify. Rental properties qualify with a 0.25% rate premium. Properties in surrounding rural and edge communities considered case-by-case.
If your bank will give you the line you need at their rate, take it — bank HELOCs are cheaper. We help when the bank says no, when the bank says "yes but for less than you need," when you can't wait the 6-8 weeks bank approvals are now taking, or when your situation is too complex for an algorithm to underwrite.
For most clients, a private HELOC is a bridge — 12 to 24 months to get refinanced back to a bank product once income, credit, or property situation has stabilized. The fully open structure means there's no penalty when that time comes.
Most Markham files close in 7 to 14 days from approval. The bottleneck is usually the property appraisal and lawyer scheduling — both of which we can rush for urgent files. We've closed Markham deals in 72 hours when the timeline demanded it.
Yes — detached, semi-detached, townhouse, and most condos in Markham qualify. Rental properties qualify with a 0.25% rate premium. Rural, raw land, unique properties, and commercial are reviewed case-by-case.
There isn't a hard minimum. We've funded Markham files in the 500s. Credit matters less than equity position, property type, location, and exit strategy. If you have legitimate equity and the deal makes sense, credit is usually workable.
Bank HELOCs require strong income, clean credit, and they qualify you at the stress test rate (currently bank rate + 2%). If you don't pass that gauntlet, you're out — regardless of how much equity you have. A private HELOC qualifies primarily on the equity itself and the exit plan, not your debt-service ratios. The rate is higher because the underwriting is more flexible. For most Markham borrowers, it's a 12-to-24-month bridge until you can move back to a bank product.
You can pay off the entire balance any time, with zero penalty. Most private mortgages charge 3 months interest minimum to break — on a $400,000 mortgage at 10%, that's $10,000+ to exit. With a private HELOC, you pay it off the day you refinance to a bank product. No penalty.
Lender fee starts at 1.50% (1st position) or 2.50% (2nd position) of the loan amount, paid once at closing. Plus standard third-party costs: appraisal ($400–$600), legal ($1,200–$2,000), and our broker fee where applicable. Everything is disclosed upfront in writing — no surprise charges.
The pre-qualification on this site is a soft inquiry — zero impact on your score. We only pull a hard credit report once you've reviewed terms and decided to proceed. You're in control of when (and whether) that happens.
Most Markham clients refinance to a bank or B-lender product within 12–24 months, once their credit, income, or property situation has stabilized. Some use the line for several years as ongoing flexible capital. Others sell the property. The fully open structure means you can exit any time with no penalty — that's the point.
Tell us about your property and your situation. We'll come back within one business day with whether this fits, what rate band you'd be in, and what the next step looks like.
If it's not a fit, we'll tell you that too — and where else to look.
We'll review your file and come back within one business day. Check your email (including spam) for our reply.