Caveat loans · Second mortgages · Private first mortgages
Private business loans, decided on the property
When a deadline won't move and the bank can't keep up, private money secured by property can. We arrange caveat loans, second mortgages and private business loans from $20,000 to $5,000,000, for Australian businesses with equity and a clear way out.
- No credit check to enquire
- Same day possible to $250k
- Bank knock-backs welcome
No credit check to enquire
Asking what a private lender would do costs your credit file nothing. A credit check only comes up once you choose to proceed.
Kept private, not farmed out
Your file isn't fired off to a list of lenders. It goes to a person who reads it, then only to a funder who suits the deal.
Decided on the property
Private lenders look hardest at the security and the exit. A low score or a bank knock-back is a conversation, not a full stop.
Where the lender sits on title
Three ways private money secures a business loan
Every private deal comes down to where the lender sits on your property's title. That position drives the speed, the term and how much you can borrow.
Caveat loan
- Position
- An interest noted on title, behind any existing mortgage
- Best when
- Speed matters most and the term is short
- Typical term
- Usually a few weeks to about 12 months
Second mortgage
- Position
- A registered mortgage ranking behind your first lender
- Best when
- You want firmer security for a longer stretch
- Typical term
- Commonly 3 to 24 months
Private first mortgage
- Position
- The only, or first-ranking, mortgage on the property
- Best when
- The property is clear or you're refinancing the bank out
- Typical term
- Commonly 6 to 36 months
Not sure which fits? Start with private business loans explained, or compare caveat loans against second mortgages side by side.
How a private credit desk thinks
The three questions every private lender asks
Banks feed your file through a scorecard. A private lender reads it like an investor, and nearly every decision comes back to three questions.
- 1
What's the security?
The property's value, where it is, what's already owed on it and how easily it could be sold. Equity is the foundation of every private approval.
- 2
What's the way out?
Private loans are bridges, not homes. A sale, a refinance, a settlement, a tax refund or contract income: the lender wants to see how the loan gets repaid, and roughly when.
- 3
What's it for?
A genuine business purpose keeps the loan outside consumer credit rules and tells the lender the money will make a problem go away, not create a new one.
Quick equity check
How much room is left on your property?
Private lenders cap the total debt against a property, first mortgage and new loan combined. Enter three numbers to see your combined loan-to-value ratio.
- Works for caveat loans, second mortgages and first mortgages
- Nothing is stored or sent anywhere
- Full version with property types: second mortgage calculator
When the date is fixed
Urgent situations we fund every week
Most people find us with a date circled on the calendar. These are the deadlines private money is built for.
Urgent secured loans
Urgent business loans secured by property for owners with a hard deadline. What's possible same day, in 48 hours or within a week, and what speeds it up.
What to do →Urgent caveat loan
Need an urgent caveat loan? How same-day caveat funding works, what lenders need from you in the first hour, and how to avoid the delays that cost a day.
What to do →Urgent second mortgage
Urgent second mortgage for your business: borrow behind your existing home loan in days. How to handle first mortgagee consent, valuation and signing at speed.
What to do →ATO debt
Clear an ATO tax debt fast with a property-secured private loan. When it beats a payment plan, the deadlines to watch and how lenders view tax debt.
What to do →Director penalty notice
A director penalty notice gives you 21 days. How a property-secured private loan can pay the company's tax debt in time and protect directors' personal assets.
What to do →Statutory demand
A creditor's statutory demand gives your company 21 days to pay or apply to set it aside. How a property-secured private loan can clear it before winding up.
What to do →
Been to your bank?
Banks are brilliant. Until the file gets complicated.
For a long, cheap loan on a tidy file, a bank is hard to beat, and we'd tell you so. But bank credit is built for the average borrower on an average timeline. It struggles with:
- A settlement or tax deadline that's days away, not weeks
- A default, an ATO debt or a recent rough year on the books
- Financials that are late, messy or don't show the real picture
- Property in a company or trust, vacant land, or a rural holding
- A loan that only needs to last until a sale or refinance lands
If your bank has said no, or "not yet", you're in the right place. Private lenders are built for exactly these files. Here's what to do after a bank refusal.
Tell us about the deal →Security we can work with
Homes, warehouses, farms and blocks of land
Residential or commercial, owned personally or through a company or trust. If it's on an Australian title, there's usually a way to borrow against it.
Calculators
Run the numbers before you ring
Caveat loan calculator
Total cost, net funds in hand and the payout figure if you exit early.
Open calculator →Second mortgage calculator
Combined LVR and how much equity is left to borrow behind your first mortgage.
Open calculator →Exit plan checker
Stress-test the way you'll repay a short-term private loan before you sign.
Open calculator →From enquiry to settlement
What happens after you enquire
- 60 seconds
You tell us the deal
Amount, purpose, the property and the deadline. No credit check when you first enquire.
- Same day
A person calls you
Someone on our desk reads it, rings you and asks the questions a private lender will ask.
- Usually 24 hours
Indicative terms
If it stacks up, you get a plain-English outline: amount, term, costs and conditions.
- Days, not weeks
Valuation and documents
A valuation, ID, a title search and the loan documents, signed with a solicitor's advice.
- Settlement
Funds released
Paid to you, or straight to the ATO, the vendor or whoever is owed.
Brisbane desk
Based in Brisbane, lending Australia-wide
Our desk is on Eagle Street in Brisbane, and we fund property in every state and territory. Titles offices and caveat rules differ by state, so each location page explains what changes locally.
From the lending desk
Guides worth reading before you sign
The Three Questions Every Private Lender Asks
Security, purpose and exit: the three questions behind every private lending decision, what lenders are really checking and how to answer each one well.
Caveat, Second Mortgage or First Mortgage? How to Choose
A side-by-side guide to caveat loans, second mortgages and private first mortgages: speed, cost, paperwork, amounts and which suits your deadline and property.
Queensland Caveat Rules: A Guide for Business Borrowers
How caveats work in Queensland for business borrowers: the Land Title Act, your consent, how long a caveat lasts, removal on repayment and what to check first.
Questions owners ask first
What is a private business loan?
It's business finance from a private lender (an individual, a private fund or a non-bank) rather than a bank, usually secured by property. Because the lender is relying on the property and your plan to repay, it can approve faster and look past things a bank scorecard can't, such as a recent default, ATO debt or patchy financials.
How fast can a caveat loan or second mortgage settle?
It depends on the property, the title and how quickly documents come back. As a guide, $20k to $250k possible same day (property-secured); up to $5m possible within 24–48 hours. A clear title, a cooperative first mortgagee and quick signing make the biggest difference.
Do I need good credit?
No. Private lenders look hardest at the property, the equity and how you'll repay. Bad credit, a past default or a tax debt is considered case by case. What matters is a sensible amount against the property and a believable exit.
Can I borrow if I already have a mortgage?
Yes. That's exactly what caveat loans and second mortgages are for. The lender sits behind your existing mortgage, so the question becomes how much equity is left once the first loan is counted. Our second mortgage calculator works that out in seconds.
Is this for personal use, like a holiday or a car?
No. Every loan we arrange is for a business purpose: paying a tax bill, funding stock or a contract, settling a purchase, refinancing business debt and the like. You'll be asked to confirm the purpose in writing before anything is signed.
Does enquiring affect my credit file?
No. There's no credit check when you first enquire. We look at the deal first, and a credit check is only discussed once you decide to go ahead with a particular lender.
Who will see my details?
A person on our lending desk reads your enquiry. We don't spray it out to a panel of lenders. If a private funder suits your deal, we talk to you before your file goes anywhere.
Got a deadline? Let's look at the property.
Tell us the amount, the security and the date you're working to. A person on our Brisbane desk will call with a straight answer, and there's no credit check when you first enquire.
No credit check to enquire
Kept private, not farmed out
Decided on the property