We work across all major commercial property categories, with lender relationships matched to each asset type.
Owner-occupied commercial
Business owners purchasing or refinancing the premises from which they operate — retail, office, professional, service, or light industrial.
Up to 85% LTV available
Industrial & warehouse
Manufacturing, distribution, logistics, and storage facilities. Strong lender appetite for well-located Ontario industrial assets.
Conventional & alternative financing
Mixed-use & retail
Retail plazas, strip malls, main street commercial, and mixed-use buildings combining commercial and residential components.
Multi-lender access
Office buildings
Professional office, medical buildings, and multi-tenanted office properties with stable occupancy — across suburban and urban Ontario markets.
Conventional & CMHC options
Multi-residential
5+ unit apartment buildings, purpose-built rentals, and residential investment portfolios. CMHC and conventional options available.
Up to 85% LTV with CMHC
Special purpose
Hotels, gas stations, car washes, medical facilities, faith buildings, and other special-purpose assets requiring specialist lender knowledge.
Case-by-case assessment
The process
From first call to funded deal.
1
Discovery call
We discuss your property, goals, financials, and timeline. No cost, no commitment.
2
File assessment
We review your documents and identify the optimal lender match and deal structure.
3
Term sheet
We present you with a clear term sheet within 5 business days — rate, LTV, terms, conditions.
4
Commitment
Lender commitment issued. We manage all conditions, appraisals, and legal coordination.
5
Funded
Deal closes. You receive funds. We stay available for questions post-close.
Why Arise
The Arise Capital advantage.
What separates a well-structured commercial mortgage from a bank decline is often presentation, lender selection, and timing. We specialize in all three.
01
Higher leverage than your bank offers
Major banks typically cap owner-occupied commercial mortgages at 65–70% LTV. Through our credit union, MIC, and alternative lender network, we regularly achieve 75–85% — meaning less equity required, more capital retained in your business.
02
Bank-side credit knowledge
Our principal spent over a decade inside TD Bank and BMO adjudicating commercial credit. We know exactly how lenders assess commercial files — and structure yours accordingly, before submission.
03
40+ lender relationships
We don't send your file to one institution and wait. We match your asset type, loan size, income profile, and timeline to the specific lender most likely to approve it — at the best available terms.
04
Complex files are our specialty
Self-employed income, holding companies, recent bank declines, time-sensitive closings, transitional assets — these are not problems we avoid. They are the situations we were built for.
Frequently asked
Common questions.
What's the difference between an owner-occupied and investment commercial mortgage?
An owner-occupied commercial mortgage applies when your business operates from the property you're financing — a dentist buying their clinic building, for example. An investment commercial mortgage applies when the property generates rental income from tenants. The distinction matters significantly: lenders assess them differently, LTV maximums differ, and the income verification approach is different. We assess your specific situation and identify which structure applies before approaching any lender.
My bank already declined me. Can you still help?
In many cases, yes. A bank decline doesn't mean the deal isn't financeable — it often means it doesn't fit that lender's credit box. We work with credit unions, MICs, trust companies, and private lenders who assess files differently. The first step is a conversation about why the bank declined and whether the file can be restructured or repositioned for an alternative lender.
How long does it take to get a commercial mortgage in Ontario?
For a conventional commercial mortgage with a prepared file, 30–60 days is typical from application to funding. Complex files, unusual assets, or tight timelines may warrant a bridge financing component to secure the property while permanent financing is arranged. We assess your timeline in the first conversation and set realistic expectations.
What documents do I need to provide?
A standard commercial mortgage file typically requires: 2–3 years of personal and business tax returns, recent financial statements, a current rent roll (if investment property), details on the subject property, and identification. We provide a complete document checklist after the initial assessment so you know exactly what's needed before we submit.
Do you charge a fee?
The initial consultation is always free. For funded mandates, we are compensated by the lender (finder's fee / brokerage commission), consistent with standard mortgage brokerage practice in Ontario. In some complex or private lending situations, a client-side advisory fee may apply — this would always be disclosed and agreed upon in writing before any work begins.
Get started
Bring us your file.
Whether you're acquiring, refinancing, or navigating a decline — the first conversation costs nothing.