TRILLIUM MORTGAGE

Private Home Loans for Building and Renovating in Toronto, the GTA, and All of Ontario

ALL CREDIT SCORES ACCEPTED

Mortgage Broker License #M08007466

Broker License #11396

Level 2

PRIVATE Home Construction/ RENOVATION MORTGAGE

SERVICE In Ontario

We offer Private Construction and Renovation Loans to help Ontario residents move forward with new builds and property expansions.

Secure up to 75% of your property’s value within the GTA or 65% loan-to-value (LTV) outside the GTA, with progressive funding that supports each phase of your project.

  • FAST APPROVALS:

    Access up to 75% of property value in the GTA and 65% outside THE GTA enabling ample funding.

  • Staged Financing:

    Initial funds cover up to 65% of the property’s value, with additional financing released based on the updated property value.

  • Available to All Credit Types:

    Our network of 300+ private lenders allows us to secure private construction and renovation financing even for clients with weak income, bad credit, or previous arrears.

Private Renovation Funding for Ontario Homeowners & Contractors

For Homeowners

  • Equity-based financing up to 80% LTV for big or small (MINIMUM $20,000) improvements

  • Lower payments during the renovation period with interest-only options

For Contractors

  • Funding programs for renovation projects valued at $20,000 or more

  • Empowers clients to move ahead without bank restrictions or delays


Non-provable income, self employed, bad credit, income tax arrears, property tax arrears & mortgage arrears applicants welcomed !

Since 1989 we’ve helped those across Ontario with bad credit, unprovable income and those in power of sale, obtain first, second and third mortgages.


We specialize in hard to place private mortgages for residential, commercial and agricultural properties

Our Private Mortgage Options for Ontario Homeowners and Investors

  • New Home Construction Loans
    Build your dream home with private financing

  • Home Renovation Loans

    Upgrade your home with easy access to funds

  • Investment Property Loans

    Finance rental property construction or renovations

  • Bad Credit Construction Loans

    Get approved even with past credit issues

WHY CHOOSE TRILLIUM MORTGAGE ?

How We Help

  • Financing for bad credit borrowers

  • Solutions for those in power of sale or foreclosure

  • Mortgages for individuals with tax or mortgage arrears

  • Support for self-employed or non-provable income earners

  • Private funding for all property types in Ontario

Private mortgages offer creative solutions beyond traditional bank offerings.

We specialize in:

  • Equity-Based Mortgages

    Approved based on your property’s value, not just your credit score.

  • Interest-Only Payments

    Reduce monthly costs with interest-only financing options.

  • First Second & Third Mortgages

    Leverage your home equity for additional funding.

MEET THE BROKER AND OWNER OF TRILLIUM MORTGAGE

FRANK MANZO

Mortgage Broker License #M08007466

Broker License #11396

Level 2

Founded in 1989 by Frank Manzo, Trillium Mortgage has been a trusted provider of mortgage solutions across Ontario.

As a licensed Ontario Mortgage Broker, Frank established Trillium Mortgage to help clients rejected by traditional banks, offering a wide range of services including home loans, commercial mortgages, and agricultural financing.

OVER 35 YEARS OF EXPERIENCE

3 BILLION + IN MORTGAGES PROCESSED

300+ PRIVATE LENDERS

TRUSTED TRACK RECORD

SERVING ALL OF ONTARIO

For over 35 years we’ve been helping those in Ontario get equity based mortgages. If you have bad credit, unprovable or insufficient income or are in a difficult situation, we may be able to help.

OUR REVIEWS

Organic Body Shop

Great service. I got a bank rate better than td was offering through here. I referred them to a friend in financial trouble. She got a private mortgage and even though it cost a lot in fees. It prevented to foreclosure to allow my friend to sell on his own terms. All fees are upfront. Everything goes through lawyers.

Frank Mueller

Trillium was able to help place a difficult mortgage for me when other brokers turned me away. I know based on initial discussions with other brokers that I ended up paying less in brokerage fees than I would have through Trillium. All in all, I felt I was treated fairly and received transparent communication from Frank.

Justyna Marzec

Mr. Frank Manzo is and always has been straight forward. He did not hide any information or mislead me in anyway, everything was communicated in a way that made sense to me. He helped me acquire a mortgage on a property with very little time left in the clause, even asked for an extension for me. I have all the time in the world for Frank and do not ever hesitate recommending him to any one who is looking for a mortgage. Thank You for everything Frank.

Can I get a mortgage in Ontario with bad credit?

Yes. Even with poor credit or collections, you can qualify through private mortgage lenders who base approvals on your home equity, not your credit score. These lenders focus on property value and location instead of your credit history.
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Can I refinance my home if I have mortgage arrears or unpaid taxes?

Yes. A refinance or home equity take-out can pay off arrears, CRA debts, or property taxes and stop a power of sale before it progresses.
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What’s the difference between a private lender and a bank?

Banks rely on strict credit and income criteria. Private lenders use equity-based lending, focusing on property value, location, and loan-to-value ratio, allowing flexible approvals when banks say no.
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Can I get approved for a mortgage in Ontario with bad credit or self-employed income?

Yes. Private and alternative lenders use equity-based lending, meaning your approval depends on your property’s value and available equity rather than your credit score or income verification.
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What documents are needed for an equity-based mortgage?

You’ll typically need property details, recent mortgage statement, property tax bill, and valid ID. Income proof is optional — your property’s equity determines approval.
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How does a HELOC differ from a refinance?

A Home Equity Line of Credit (HELOC) gives you revolving access to funds, while a refinance provides a single lump-sum payment from your home’s equity.
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Can a private mortgage stop a power of sale?

Yes. A private refinance can immediately pay arrears and stop a power of sale or foreclosure, preserving your ownership before the process completes.
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How do private construction or renovation mortgages work?

These progress-draw loans release funds in stages as work is completed. Private lenders simplify approvals and financing for custom builds or major renovations.
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Can I get a commercial mortgage in Ontario with bad credit?

Yes. Trillium Mortgage regularly secures commercial mortgages for business owners and investors with bad credit or past financial challenges. We arrange financing for multi-unit, retail, office, and industrial properties even if banks have turned you away. Every deal is structured to rebuild your credit while keeping your business moving forward.
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