B-Lender vs Private Mortgage in Canada (2026)

01The actual difference: who lends the money

Almost every confusing thing about these two products resolves once you know where the money comes from. A B-lender is an institution — a trust company, a monoline, a credit union — lending regulated capital. It underwrites the same things a bank does (income, credit, ratios), just with more tolerance and a price attached to that tolerance. A private lender is an individual, a syndicate of investors, or a mortgage investment corporation lending investor money. It underwrites the property first and the borrower second.

That single difference propagates into every other term. Because a B-lender is regulated, it needs your income documented, it cares about your score, and it is bound by rules like OSFI Guideline B-20, which expects federally regulated lenders to cap non-conforming residential mortgages at 65% loan-to-value or less. Because a private lender is answerable to its investors rather than a prudential regulator, it can look past a credit report entirely — and charges for the privilege.

Neither is a punishment. A B-lender is the correct answer for a bruised-but-documentable file. A private lender is the correct answer when the clock, the credit report, or the income structure makes documentation impossible right now. Choosing the wrong one is expensive in one direction and simply impossible in the other.

02B-lender vs private mortgage, side by side

Every figure in this table is either a published third-party number or clearly marked as our own placement experience. Ranges are typical, not quotes — your file prices on its own facts.

03Credit score: where each tier actually starts

Start with the scale, because the tiers only make sense against it. Equifax Canada scores run from 300 to 900, and Equifax describes 660 to 900 as generally good to excellent. That boundary is a real dividing line in Canadian lending.

In our placement experience, A-lenders generally look for scores in the mid-600s or higher. B-lenders come down a long way from there: some will consider scores in the 500s on an owner-occupied file, usually with at least 20% down or equity. That surprises people. The assumption is usually that a damaged score locks you out of institutional lending entirely, when in practice it moves you one tier and asks for more equity.

Private lenders sit below all of that, and not because they accept low scores so much as because they largely do not price on them. Private lenders often lend based on the property's value instead of your income (FSRA). If the equity is there and the property would sell in a reasonable time, the score becomes close to a footnote. This is why "no score at all" — a newcomer, a young buyer, someone whose file went quiet after a discharge — is often easier to place privately than a score of 480 with active collections.

04Loan-to-value: how much you can actually borrow

Loan-to-value is the constraint that decides most alternative files. On the insured side, CMHC allows as little as 5% down on the first $500,000 (10% above it), but any down payment under 20% requires mortgage loan insurance (FCAC) — and insurers apply credit rules that a bruised file frequently fails. In practice, that makes 80% LTV the working ceiling once you leave A-lender territory.

B-lenders generally lend up to that 80%, which means a minimum 20% down or equity. Layered on top, OSFI Guideline B-20 expects federally regulated lenders to cap non-conforming residential mortgages at 65% LTV or less, and to limit the non-amortizing portion of a HELOC to 65%. So the more your file departs from conforming standards, the lower the institutional ceiling drops — which is the mechanism by which a weak file gets pushed toward private money even at a regulated lender.

Private first mortgages typically land in the 65–75% range on our files, and the industry-wide picture is more conservative still: mortgage investment entities averaged 58.0% loan-to-value on single-family lending in Q3 2025 (CMHC Residential Mortgage Industry Report, Spring 2026). That average is worth sitting with. Private lending is not reckless high-leverage lending; it is low-leverage lending to borrowers institutions won't score. The equity does the work the credit report cannot.

05What each one costs — rate plus fees, not rate alone

Comparing these two on rate alone will mislead you, because the fee structures differ in kind and not just in size. On a B-lender file, the lender compensates the brokerage on funding, so the cost you carry is the rate premium plus a lender fee, commonly around 1% of the mortgage amount in our experience. On a private file, you pay the broker directly, and lender and broker fees together commonly total 1–3% of the loan, before legal and appraisal costs. FSRA's own guidance is blunt: private mortgage fees are often higher than with a traditional mortgage (FSRA).

On the rate itself there is a hard published number for private lending: mortgage investment entities charged an average interest rate of 9.6% on single-family lending in Q3 2025, down from 10.4% two years earlier (CMHC Residential Mortgage Industry Report, Spring 2026). B-lender pricing sits well below that, above A-lender rates by a margin that tracks your score, your equity and how provable your income is.

Run the arithmetic over the term you will actually hold the mortgage, not over 25 years. A one-point rate difference on a $600,000 mortgage is roughly $6,000 a year; a 2% fee on the same mortgage is $12,000 paid on day one. Over a two-year private term, the fee can outweigh the rate gap. Over a five-year hold it will not. The right comparison is total cost to your exit date — which is the number we put in writing before you sign anything.

06The Ontario picture: how normal this actually is

Borrowers routinely arrive convinced their situation is exotic. The provincial data disagrees. Ontario recorded 65,233 private residential mortgages worth $32.0 billion in 2024 — 15.8% of every mortgage registered in the province by count and 12.5% by dollar value, against a provincial total of 414,082 mortgages worth $256.0 billion (FSRA, Private Residential Mortgage Lending in Ontario report 2024). Roughly one Ontario mortgage in six last year was private.

In the GTA specifically, high property values mean a homeowner with a damaged score often already holds enough equity to sit comfortably inside a private lender's comfort zone — which is the single biggest determinant of both approval and price. It also means genuine competition among private lenders and MICs concentrated in the region, so a file that would be a take-it-or-leave-it offer in a thinner market can usually be shopped to two or three lenders.

The regulator's posture is worth knowing too. FSRA has kept private mortgage brokering as a supervisory priority precisely because borrowers in this tier are vulnerable (FSRA, Private Residential Mortgage Lending in Ontario report 2024), and CMHC's data shows private lending's 90+ day delinquency rate reaching 1.96% in Q3 2025 — the fastest-rising of any lender type (CMHC Residential Mortgage Industry Report, Spring 2026). Read that as a warning about duration, not about the product. A private mortgage held for eighteen months with a working exit is a tool. A private mortgage renewed three times because nobody planned the exit is how those delinquency numbers get made.

07Which one fits your file

One structural point that decides a lot of files: if you will need insured financing later, the insurer clock governs your timeline. Insurers require two years since bankruptcy discharge or proposal fulfilment, and two years of re-established credit (Sagen underwriting standards). With 20% or more equity you are in uninsured territory, where the lender sets its own credit rules and a strong file can move sooner. Knowing which of those two worlds you are in changes whether you should take a one-year or a two-year term today.

• Take the B-lender if your score is roughly 500+, you have 20% down or equity, and your income is documentable in some form — bank statements and notices of assessment count. This is the cheaper tier and most bruised files belong in it.
• Take the private if you need to close in days rather than weeks, if you are inside a bankruptcy or an active consumer proposal, if your income genuinely cannot be documented yet, or if the property itself is unusual enough that institutions decline it.
• Take the private as a second mortgage rather than replacing a good first, when you need equity but your existing first-mortgage rate is worth keeping. Breaking a low-rate first to access equity is often the more expensive move.
• Take neither yet if you are within a few months of qualifying at an A-lender and nothing is forcing your hand. Waiting a quarter to save a tier is frequently the best-value option on the table, and we will tell you when that is the case.

08The exit plan — the part that decides whether this worked

Both of these products are short-term by design: typically three months to three years at a B-lender, one to three years private. That term length is not a limitation to work around. It is the deadline that keeps the arrangement honest. Every alternative mortgage should be arranged alongside a written plan for what replaces it and when.

The mechanics are unglamorous and they work. Re-establish two clean tradelines — a secured card and a small installment loan are the standard pair — reported on time every month. Keep credit utilization under 30% of your total limit, which is the level FCAC advises; lenders read heavy utilization as risk even when you pay the balance in full each month. Twelve to eighteen months of that moves most scores materially.

Then step up a tier. Private to B-lender is often possible inside a year, because the B-lender is underwriting your current income and a recovering score rather than the event that caused the problem. B-lender to A-lender typically lands in the 12 to 24 month range on our files, and the savings on that refinance frequently exceed everything paid in premium over the bridge.

The failure mode to avoid is passive renewal. A private mortgage that renews on autopilot is the most expensive form of inertia in Canadian personal finance, and it is what the rising delinquency figures reflect (CMHC Residential Mortgage Industry Report, Spring 2026). Diarize the exit at the same moment you sign the commitment. If you would like us to monitor the file and act the moment you qualify, that is how we run these — start with a free review, or read the bad credit mortgage hub for the full recovery path.