TRILLIUM MORTGAGE

Mortgage Broker License #M08007466

Broker License #11396

Level 2

Ontario Private Commercial Financing

Since 1989

Private Commercial Mortgage Solutions for Ontario Businesses

We provide private commercial financing for clients who need rapid

approvals and custom lending options.

From mixed-use buildings to industrial units, our commercial programs help business owners and investors access the capital they need without bank restrictions.

  • Restaurants, cafes, and food services

  • Gas stations and automotive centers

  • Motels, hotels, and resorts

  • Commercial condos and office spaces

  • Retail plazas and shopping centers

  • Medical and Healthcare Facilities

  • Industrial properties and warehouses

  • Mixed Use Buildings

Funding Is Much Faster Than Banks

While banks can take 30–90 days, private commercial deals typically fund in
5–10 business days if documents and appraisal are ready.

Ideal for Properties Banks Avoid

Private lenders finance commercial assets that are considered

“non-conforming,” including:


gas stations, motels, automotive, older buildings, mixed-use, rural commercial, or underperforming assets.


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

Private commercial mortgages are ideal for a variety of business purposes, including:

  • Commercial Real Estate Purchases

    Whether it’s a retail store, office space, or industrial property, we can help you secure financing.

  • Refinancing Commercial Properties

    If you have an existing commercial property and want to access additional equity, a private mortgage can offer better terms and faster processing than traditional banks.

  • Renovation or Construction Loans

    Unlock funds for improvements, expansions, or new construction on your commercial properties.

  • Debt Consolidation

    Use private commercial mortgages to consolidate business debts and streamline your financial obligations.

Office Buildings

Trillium Mortgage provides commercial financing for office buildings in Ontario, including skyscrapers, mid-rise, and low-rise offices. Whether you're expanding or investing in new office space, we offer mortgage solutions for all credit types. APPLY NOW

Retail Properties

We specialize in financing retail properties like shopping plazas, standalone stores, and commercial condos across Ontario. We offer private commercial mortgage solutions for businesses of all sizes, including those with bad credit. APPLY NOW

Industrial Properties

Trillium Mortgage offers private mortgages for industrial properties in Ontario, including warehouses, distribution centers, and manufacturing facilities. We work with businesses facing bad credit or income challenges to secure the right mortgage solution. Our industrial market knowledge ensures your business has the capital it needs for growth and expansion. APPLY NOW

Multi-Family Residential Buildings

Trillium Mortgage offers private commercial mortgages for multi-family residential properties in Ontario, from apartment complexes to large rental units. Our mortgage services cater to investors seeking to grow their real estate portfolios. We work with all credit backgrounds to ensure smooth financing, allowing you to generate rental income and build long-term wealth. APPLY NOW

Motels And Hotels

For those in the hospitality industry, Trillium Mortgage provides private commercial mortgage solutions tailored to hotels, motels, and resorts. Whether you're expanding, renovating, or acquiring a new property, we offer financing that supports your business goals. Even with credit challenges, we help hospitality businesses secure funding across Ontario’s growing tourism market. APPLY NOW

Mixed-Use Buildings

Mixed-use developments are a growing trend, and Trillium Mortgage offers competitive financing for properties that combine residential, retail, or office spaces. Our private mortgage solutions cater to investors and businesses looking to capitalize on Ontario's booming real estate market. We support a range of credit profiles to ensure your mixed-use project has the necessary funding. APPLY NOW

Commercial Condos

Trillium Mortgage provides private commercial mortgages for purchasing or refinancing commercial condos in Ontario. Whether your business is expanding or relocating, we offer financing solutions for retail or office spaces within condo developments. We work with all credit types to deliver the right mortgage terms for your business property. APPLY NOW

Medical and Healthcare Facilities

Securing financing for healthcare properties has never been easier with Trillium Mortgage. We provide private mortgage solutions for clinics, hospitals, and other healthcare facilities. Whether you're expanding your practice or investing in a new healthcare space, we offer customized financing options for Ontario-based healthcare providers, no matter your credit history. APPLY NOW

Special Purpose Properties ( Gas Stations and Car Washes )

Trillium Mortgage offers specialized commercial mortgage solutions for unique property types, including gas stations, car washes, and entertainment venues. We understand the nuances of financing special purpose properties and provide customized options to meet the needs of businesses with various credit backgrounds. APPLY NOW

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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