Special Situations Capital

Program parameters

Special situations lists transactions of $5M+, an initial read in 24–48 hours and a typical close in 2–4 weeks. Blanket facilities, stalled construction, lender exits and receivership processes require a file-specific leverage decision. The published program does not provide a universal LTV or LTC range for all these situations.

Reading leverage and loan sizes

Loan-to-value compares the advance with the accepted property valuation. Loan-to-cost compares financing with the eligible project budget. These measures are not interchangeable, and a total capital stack can include layers with different security, repayment priority and pricing. The published amounts and leverage parameters are a starting point for discussion, not an offer, approval or guarantee of funding. The final structure depends on the asset, sponsor resources, documentation and capital partner requirements.

Markets, timing and preparation

We advise sponsors, developers, investors, owner-operators and referring mortgage brokers across Canada and the United States. Ontario markets include Toronto, Mississauga, Brampton, Oakville, Vaughan, Markham, Hamilton, Ottawa and the GTA. The site also covers British Columbia, Alberta and California, with US placements in US dollars through licensed capital partners. A market listing does not mean every lender finances every asset there: we curate the audience around the specific business plan.

Our team reviews inquiries within 24 hours. This response target is different from underwriting, commitment, closing, construction duration or loan maturity. Where a program does not publish a specific closing timetable, we establish it after reviewing the documents and outstanding conditions rather than applying another program’s fast-close estimate. Tell us the purchase deadline, existing maturity, permit status, required first advance and proposed exit so the financing sequence can reflect the real transaction.

A five-step financing process

The engagement follows a defined sequence from first review to funding. Each stage addresses the information required for the next decision, with terms remaining indicative until the capital partner completes its review.

1. 01 — Intake and feasibility

   Share the asset location, requested amount, ownership structure, use of funds and timing. We review the sponsor’s experience, liquidity and proposed repayment path alongside the property or operating business. Referring brokers can supply the existing financing summary and flag the reason a new structure is needed. This first read establishes the questions to resolve before the opportunity is presented.

2. 02 — Underwriting and capital design

   We assemble the available budget, valuation support, rent roll or revenue information and relevant approvals. The review separates existing debt, sponsor equity and new capital, identifying where senior financing is sufficient and where mezzanine, preferred equity or a joint venture may be appropriate. Missing reports and assumptions are identified rather than treated as confirmed inputs in the financing presentation.

3. 03 — We curate investors

   We tailor the presentation to the right audience among the site’s 700+ sources of financing and investment. Asset type, location, loan size, sponsor profile and execution needs guide the selection of banks, institutions, private funds, family offices or specialist partners. The objective is a relevant capital discussion, not an indiscriminate distribution of a confidential file to the whole market.

4. 04 — Terms, diligence and commitment

   We assess the proposed rate, fees, leverage, reserves, guarantees, covenants and repayment flexibility together. We identify appraisal, environmental, engineering, legal and other conditions relevant to the asset, and coordinate the information needed by the capital partner. An indicative term sheet is a discussion tool: it is not an unconditional commitment, and final terms depend on the completed underwriting and documentation.

5. 05 — Documentation, funding and exit

   We coordinate with the capital partner and professional advisers through documentation and the initial advance. For construction, the focus includes draw conditions and cost-to-complete requirements; for transitional capital, it includes the planned repayment or permanent takeout. Equity arrangements require agreed governance and distribution terms. Closing is conditional on satisfied requirements, and the financing should remain aligned with the project’s next stage.