Private Mortgage Investment
Invest in Canadian Mortgages.
BNQ Financial works with accredited investors such as family offices, high-net-worth individuals, and institutional investors seeking direct exposure to Canadian real estate debt. We source, underwrite, and structure the deals. You deploy capital, deal by deal, on your terms. For those seeking a managed, diversified portfolio approach, the BNQ Mortgage Fund is coming soon through BNQ Capital (make sure to express your interest).
Why Sophisticated Investors Choose BNQ?
Private mortgage investing is only as good as the originator behind the deal flow. BNQ Financial's principals have operated as real estate investors, lenders, and capital allocators, which means we underwrite the way an investor thinks.
- FSRA-licensed lender (#13618)
- $10B+ in funded deal volume across our principals
- 100+ years of cumulative principal experience across residential and commercial real estate
- Direct origination pipeline - residential and commercial deal flow
- Canada-wide deal flow (we currently limit residential lending to Ontario only)
- Operators and investors first - our principals have deployed their own capital into the same asset classes we present to investors
Two Ways to Invest With BNQ
BNQ Financial offers two investment pathways for institutional investors and accredited investors. Select the approach that matches your mandate.
Direct Mortgage Investing
Deploy capital directly into mortgage transactions — residential or commercial — sourced and structured by BNQ Financial.
Diversified Mortgage Fund
A managed private credit fund providing passive exposure to a diversified portfolio of Canadian mortgage investments.
Direct Mortgage Investing - How it Works?
BNQ Financial's direct mortgage investment program gives institutional investors and accredited investors access to individual mortgage transactions across residential and commercial. BNQ Financial originates the deal, our underwriters underwrite the deal, we credit adjudicate during due diligence, risk adjudication drives pricing and structuring. We manage the mortgage transaction through to maturity. Investors get monthly reporting on their mortgage investments.
Deal-by-Deal Selection
Investors review and approve each transaction individually. There is no blind pool — you see the asset, the borrower profile, the capital structure, and the risk parameters before committing capital. Your mandate, your criteria, your decision.
BNQ Financial Origination Strength
BNQ Financial sources every deal through our origination team, residential and commercial mandates. We underwrite, credit and risk adjudicate, and our team coordinates with legal counsel to funding. We manage the mortgage through to maturity, and oversee the exit or renewal. Investors benefit from BNQ's deal flow and operational infrastructure without managing the transaction themselves.
Residential and Commercial Exposure
Investors can define their mandate — residential only, commercial only, or a combination. Residential transactions offer shorter terms and high-frequency deal flow. Commercial transactions offer larger individual positions and asset-level complexity. BNQ Financial matches deal flow to investor mandates.
Accredited and Institutional Investors Only
BNQ Financial's direct investment program is available to institutional investors and accredited investors only, as defined under applicable Canadian securities legislation. If you are uncertain whether you qualify, contact our team and we will guide you through the eligibility criteria.
From Mandate to Deployed Capital
The direct investment process is designed to be transparent, efficient, and aligned with how sophisticated investors actually make decisions
Mandate Discussion
You connect directly with a BNQ Financial principal to discuss your investment mandate, asset type preference, deal size, term length, and risk parameters. There is no standard product here, we build it together to match your mandate. The conversation defines what deal flow is relevant to you.
Investor Onboarding
Our team onboards completes our Know Your Investor/Client (KYI/KYC) for compliance and suitability assessment. During the process our team works with you to determine desired capital commitment and logistical considerations, such as legal, funding, and security registration on title.
Deal Presentation
BNQ Financial conducts full underwriting — appraisal, title search, credit review, and borrower due diligence. Your legal counsel reviews the mortgage documentation. BNQ coordinates the process and manages fulfillment and funding.
Capital Deployment
Funds are advanced, the mortgage is registered, and we work with our approved mortgage administration partners to administer the transaction through to maturity.
Exit & Redeployment
At maturity, the mortgage is repaid or renewed. BNQ Financial manages the exit process and coordinates redeployment for the investor. Where appropriate, we present renewal or reinvestment options consistent with your mandate.
Prefer a Managed Fund Approach?
Explore BNQ Mortgage Fund.
For investors seeking passive, diversified exposure to a professionally managed portfolio of Canadian mortgage investments, BNQ Financial's principals operate the BNQ Mortgage Fund through BNQ Capital.
The Fund is structured for institutional investors and accredited investors managed independently of BNQ Financial's direct lending operations. All fund information, offering documents, and investor relations are handled through BNQ Capital.
BNQ Mortgage Fund
A managed private credit fund providing diversified exposure to Canadian mortgage investments. Available to institutional and accredited investors through BNQ Capital.
Our Professional Associations
FAQs on Private Mortgage Investments
What is a private mortgage investment in Canada?
A private mortgage lender in Ontario is a FSRA-licensed lender that provides mortgage financing outside of the traditional bank qualification guidelines. Private lenders like BNQ Financial assess each deal on its own merits — the property, the equity position, and the borrower's situation — rather than applying a rigid qualification checklist. This makes private mortgages a practical option for self-employed borrowers, operators looking for more flexibility and liquidity, or anyone in a time-sensitive situation.
How do I qualify for a private mortgage in Ontario?
Private mortgage qualification in Ontario focuses primarily on the property's value, the amount of equity available, and a clear exit strategy — the plan for repaying or transitioning out of the mortgage. Unlike bank mortgages, private lenders place less weight on income documentation. BNQ Financial's residential mortgages are available through our network of FSRA-registered mortgage agents, who will assess your scenario and structure your file for the best possible outcome. For commercial mortgages we work directly with the borrower on the financing request.
How fast can I get a private mortgage in Ontario?
BNQ Financial issues residential mortgage commitments in as little as 24–48 hours from a complete submission. For time-sensitive closings, our team is structured to move quickly without compromising the quality or certainty of the commitment.
What is the difference between a first and second private mortgage?
A first private mortgage is registered in first position on title, meaning it has priority over all other registered charges. It is typically used when a borrower does not have an existing mortgage or when refinancing an existing mortgage. A second mortgage is registered behind an existing first mortgage on title, it allows borrowers to access equity without disturbing their current first mortgage — useful for debt consolidation, renovations, or accessing capital without refinancing. BNQ Financial offers both products across Ontario.
Do I need a mortgage broker to apply for a BNQ Financial mortgage?
Yes — BNQ Financial's residential mortgage products are available exclusively through FSRA-registered mortgage agents who are registered with BNQ Financial. We believe the broker channel produces better outcomes for borrowers: you get expert guidance, deal structuring support, and an advocate in your corner throughout the process. If you don't currently have a mortgage broker, contact us and we will connect you with a licensed agent in your area.
For commercial mortgages you can work directly with our origination team on your financing request.
What areas does BNQ Financial lend in?
BNQ Financial currently provides residential private mortgage financing across Ontario, including the Greater Toronto Area, Hamilton, Ottawa, and surrounding communities. Our lending area covers metropolitan, urban, and suburban Ontario properties. Contact our team to confirm coverage for a specific property location.
About
BNQ is a broker-centric lender, we are built for brokers who mean business. That means faster decisions, cleaner commitments, and no slowing down your deal.
Brokers
Broker Advantage Program
Why BNQ
Register Your Brokerage
Deal Submission Checklist
Borrowers
First Mortgages
Second Mortgages
Bridge Loans
Equity Take Out
Lending Criteria
BNQ Financial
1670 North Service Rd E Unit # 105
Oakville, ON L6H 7G3
Phone: +1 833-800-1444
Copyright © 2026 Divi. All Rights Reserved.