Why CreditReboot Is Different
Private lending is not a last resort — it is how thousands of Alberta homeowners bridge a bank decline, a foreclosure notice or CRA arrears. And because the federal stress test binds federally regulated banks — not private or equity lenders — your equity decides the approval, not a rate buffer.
Our niche is the homeowner a bank has already declined. Bruised credit. Self-employed, commission or seasonal income. Low reported income against a valuable property. Late payments, a consumer proposal, arrears, or a lender that has already started acting. Those files need a lender who reads the equity and the exit rather than a scorecard — and knowing which lender that is, for which property, in Alberta, is the entire job.
Three things follow from that focus:
- ✓ We go to 80% loan-to-value with private lenders. Bank HELOCs generally cap the revolving portion at 65% of the home’s value. Alternative structures can reach up to 80% total loan-to-value, subject to lender approval — on an average home that gap is usually five figures and often six.
- ✓ Fully digital. Documents from your phone, no branch appointment, decisions usually inside 24 hours and funding in three to five business days.
- ✓ Every cost in writing first. Rate, term, lender and brokerage fees, total cost — all disclosed before you sign. Nothing to apply, nothing for an assessment.
Who the Private Mortgage Lenders in Alberta Actually Are
"Private mortgage lender" covers three different sources of money in Alberta, and which one your file goes to decides the rate, the loan-to-value and how fast it closes. Most private lenders are not licensed in Alberta — brokers are — so the lender list is ours and the approval is placed, not applied for. Here is who is behind the money.
| Lender type | Who they are | Max LTV | Rate band (Oct 2026) | Best for |
|---|---|---|---|---|
| Mortgage Investment Corporations (MICs) | Pooled investor funds, Alberta-based and national, with a credit committee that reads the whole file | Up to 80% urban | 7–9% first 9–12% second | Declined renewals, bruised credit, self-employed or stated income, consolidation |
| Individual private investors | One lender, one property, a decision in days — the money behind most fast closings | Up to 80% urban 65–75% acreage | 8–9% first 10–14% second | Foreclosure, CRA and property-tax arrears, bridge and short-term exits |
| Syndicated and larger private funds | Several investors on one mortgage, used when the balance or the property is unusual | 65–75% | 8–10%+ | Larger balances, mixed-use, rural and non-standard properties |
Every private lender charges a lender fee (typically 1–3% of the loan) plus legal and appraisal costs, and a broker fee is disclosed in writing before you sign anything. Terms run 6–24 months, interest-only is available, and the exit — a refinance, a sale, or a return to a B-lender once credit recovers — is agreed up front. There is no hard credit pull to see your options.
Private Mortgage Solutions for Alberta Homeowners
Home Equity Loan
A lump sum behind your existing first mortgage. Keep your current rate, borrow only what you need, approved on the equity in the property rather than your score. How it works
HELOC With Bad Credit
A revolving limit you can draw and repay, with interest only on what you use. B lenders and private lenders write these outside bank credit guidelines — above the traditional 65% revolving HELOC limit, up to 80% total LTV in qualifying cases. HELOC options
Refinance With Bad Credit
Replace your mortgage with a larger one and take the difference in cash. Usually the cheapest route — if your existing rate makes breaking it worthwhile. We run both numbers. Refinancing
Refinance With Low Income
Pension, contract, commission or self-employed income that fails a bank ratio test. Some lenders underwrite from bank statements; private lenders qualify on equity, not income. Low income options
Debt Consolidation With Equity
Cards at 19.99–22.99%, lines of credit and CRA arrears rolled into one payment secured by your home. The debt does not vanish — the rate on it drops sharply. Consolidation
Late Payments or Foreclosure
Behind on the mortgage? A refinance or second that clears the arrears and the lender costs stops the process. Most A lenders stop reading; equity lenders do not. Stop a foreclosure
Private Mortgage Rates in Alberta (2026)
Private lenders price on your equity and mortgage position — not your credit score. Here is what Alberta homeowners can expect through our lender network.
| Product | Typical Rate | Max LTV | Term |
|---|---|---|---|
| First mortgage (private) | 7–9% | 80% | 6–24 months, interest-only available |
| Second mortgage (private) | 9–14% | 80% | 6–24 months, interest-only available |
Rates depend on loan-to-value, mortgage position, property and exit plan. Lender and brokerage fees (typically 2–4% combined) apply and are disclosed in writing before you sign anything.
Private first mortgage
Replaces or pays out your existing mortgage entirely — used when a bank refuses a renewal, foreclosure proceedings have started, or income can’t be documented the way a bank wants. From 7%, approved on the property and your exit plan.
Private second mortgage
Sits behind your existing first mortgage so you keep your current low rate, and unlocks equity for consolidation, CRA arrears or urgent needs. From 9%. Example: a $100,000 interest-only second at 11% costs about $917/month — against roughly $1,750/month in interest alone on $100,000 of credit cards at 21%.
Written by Parm Mehmi, Licensed Mortgage Broker — FSRA #13163 | FCAA #511322
Private Mortgage Lenders by Alberta City
The same lender list covers the whole province, but appetite changes by market — Calgary and Edmonton get the deepest pool and the fastest closings, central and southern Alberta need the shorter list that actually writes there. Pick your city.
Private Mortgage Lenders in Calgary
Calgary has the deepest private pool in Alberta: MICs and individual investors compete for files in every quadrant, which is why a Calgary private second can close in 5–10 business days. Acreages in Rocky View and Foothills County price at 65–75% LTV with the lenders who write rural. Energy-cycle income — contract, layoff-and-rehire, commission — is read on the property, not the T4.
The equity math: Calgary average home $670,000 · a $380,000 first mortgage · 80% ceiling $536,000 → about $156,000 a private lender can advance as a second without touching your first.
Home equity loans Calgary · Second mortgages Calgary · Stop foreclosure Calgary
Private Mortgage Lenders in Edmonton
Foreclosure in Alberta is court-driven, and a private first or second that pays out the arrears stops it at the Statement of Claim stage. Edmonton files run from our Jasper Avenue office and cover the whole capital region — St. Albert, Sherwood Park, Spruce Grove, Leduc and Fort Saskatchewan — with the same lenders and the same timelines. Government, trades and oil-sands rotation income all qualify on equity.
The equity math: Edmonton average home $452,000 · a $260,000 first mortgage · 80% ceiling $361,600 → about $101,000 a private lender can advance as a second without touching your first.
Home equity loans Edmonton · Second mortgages Edmonton · Stop foreclosure Edmonton
Private Mortgage Lenders in Red Deer
Fewer lenders write central Alberta, so placement matters more here than anywhere else in the province. A recent file: a $59,000 interest-only private second on a Red Deer County acreage, matched to the maturity of the first so nothing had to be refinanced. The QE2 corridor — Innisfail, Lacombe, Blackfalds, Sylvan Lake, Ponoka, Olds — and Rocky Mountain House are covered with the same short list.
The equity math: Red Deer average home $435,000 · a $250,000 first mortgage · 80% ceiling $348,000 → about $98,000 a private lender can advance as a second without touching your first.
Home equity loans Red Deer · Second mortgages Red Deer · Stop foreclosure Red Deer
Private Mortgage Lenders in Lethbridge
Southern Alberta from Coaldale to the Crowsnest Pass, plus Medicine Hat, runs on a handful of private lenders who understand irrigated land, acreages and the region’s farm, trades and healthcare income. Residential in town goes to 80% LTV; rural and irrigated files sit at 65–75% with the private lenders who write them.
The equity math: Lethbridge average home $470,000 · a $270,000 first mortgage · 80% ceiling $376,000 → about $106,000 a private lender can advance as a second without touching your first.
Home equity loans Lethbridge · Second mortgages Lethbridge · Stop foreclosure Lethbridge
Also covered with the same lenders: Airdrie, Okotoks, Cochrane, St. Albert, Sherwood Park, Spruce Grove, Leduc, Medicine Hat, Grande Prairie and Fort McMurray.
Private Mortgage Lenders Alberta — FAQ
Are private mortgage lenders regulated in Alberta?
The lenders themselves are often private investors or Mortgage Investment Corporations, but mortgage brokering in Alberta is regulated and private deals should be arranged through a licensed brokerage. CreditReboot is licensed to broker mortgages in Alberta.
What rates do private mortgage lenders charge in Alberta?
Through our network, private first mortgages typically run 7–9% and second mortgages 9–14%, up to 80% loan-to-value. Pricing is driven by your equity, mortgage position and exit plan — not your credit score. Lender and broker fees apply and are disclosed in writing first.
How fast can a private mortgage close in Alberta?
Approvals typically come within 24–72 hours and funding within days — fast enough to stop a foreclosure, clear CRA arrears or meet an urgent closing.
Can I get a private mortgage with bad credit or a consumer proposal?
Yes. Private lenders approve on the equity in your property, so bruised credit, a consumer proposal, CRA debt or past arrears rarely block an approval when the loan-to-value works.
Does the mortgage stress test apply to private lenders?
The federal stress test binds federally regulated banks. Private and equity lenders — and provincial credit unions — are not bound by it, which is why homeowners who fail a bank’s stress test can still qualify on their equity.
Is a private mortgage a long-term solution?
No — it is a bridge. Most terms run 6–24 months, and we build your exit to a B lender or bank into the plan from day one, so you pay private rates for as short a time as possible.
Do you have private mortgage lenders in Calgary and Edmonton?
Yes — Calgary and Edmonton are where most of our Alberta private files are placed, and the same lenders cover Red Deer, Lethbridge, Medicine Hat, Grande Prairie, Fort McMurray and the towns around each city. Urban properties go to 80% LTV; acreages and rural properties sit at 65–75% with the lenders who write them.
How much can a private lender in Alberta advance on my home?
Up to 80% of the appraised value, less what is already registered against it. On a $670,000 Calgary home with a $380,000 first mortgage, the 80% ceiling is $536,000, so a private second of roughly $156,000 is available without touching your first. Interest-only payments are available, and there is no hard credit pull to see your options.
Real Files We Have Funded
See how homeowners across Alberta have used their home equity to eliminate debt, stop arrears, and lower their monthly payments.
Certain details have been modified to protect client privacy while preserving the overall outcome.
The Digital CreditReboot Process
No branch visits. No waiting in line. No unnecessary paperwork. Just a simple digital process.
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1Pre-ApprovalFill this form, speak to the broker, get your quote.
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2Application & ApprovalComplete the application, we shop the deal to 50+ lenders, choose your approval.
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3FundingSign the broker documents, legal documents & get the funds!
Home Equity & Private Mortgage Help Across Alberta
Pick your city.
Not sure if your city is covered? Call us: 587-602-5702