Private HELOCs from 7.75% for Richmond Hill homeowners. For families with significant equity in established neighborhoods who need access on a real timeline.
Richmond Hill's housing stock skews high-value and long-held. Average prices sit around $1.19M in early 2026, with detached homes in Bayview Hill, Mill Pond, and along the Yonge corridor regularly assessing between $1.4M and $2.1M. Many homeowners bought 15-25 years ago and now hold $600,000 to $1.1M in equity, even after the recent market softening.
The challenge for these homeowners isn't qualifying for a small line — it's qualifying for a meaningful one. Bank HELOC limits, even when approved, often top out below what makes a real difference. A $100,000 HELOC against a $1.7M home with $400,000 owed feels insultingly small when the actual equity is $1.3M.
Private HELOC programs are sized to the equity, not capped by an arbitrary policy maximum. If your file supports it, $300,000 to $600,000 is normal.
Richmond Hill homeowners are some of the most active investment property buyers in the GTA. A $300,000-500,000 takeout funds a serious down payment on a second or third property. We move on the timeline a private deal needs.
Doctors, lawyers, accountants, and engineers paid through a corporation often have controlled T4 income that doesn't reflect actual wealth. We underwrite the home and the equity, not just line 150.
Many Richmond Hill business owners hold significant equity in their primary residence and need flexible capital for business expansion, real estate investment, or supporting extended family. Bank conventional financing rarely fits these use cases. Private lending does.
Older Richmond Hill homes hold enough equity to fund a clean buyout. A private HELOC closes the equalization payment fast, without forcing a sale of the matrimonial home or disrupting the children's school year.
Cottage country is a 90-minute drive. Private HELOC takeouts against the principal residence are the cleanest way to fund a Muskoka, Haliburton, or Kawartha purchase outright or with a 20-30% down payment.
Your bank will eventually approve the refinance — but they want updated tax returns, an appraisal, and 60-90 days. You need the money now. A short-term private HELOC bridges the gap; you exit penalty-free when the bank funds.
A family in Bayview Hill owns a detached home worth $1.7M with a $385,000 first mortgage. They want to access $400,000 for a down payment on an investment property in Aurora and to fund their daughter's first home down payment. A second-position private HELOC at $400,000 puts combined LTV at approximately 46%. Rate band: 10.50-11.25%. Interest-only payments on the full $400,000: approximately $3,500-3,750/month. Critically, payments only apply to the balance actually drawn — they may only carry $250,000 at any given time as the funds rotate between the two purchases. Time to funded: 10-14 days.
Bayview Hill, Mill Pond, Oak Ridges, Jefferson, Westbrook, Doncrest, North Richvale, South Richvale, Devonsleigh, Crosby, Observatory, Rouge Woods, Rural Richmond Hill.
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 Richmond Hill 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 Richmond Hill deals in 72 hours when the timeline demanded it.
Yes — detached, semi-detached, townhouse, and most condos in Richmond Hill 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 Richmond Hill 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 Richmond Hill 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 Richmond Hill 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.