TRILLIUM MORTGAGE

Private Commercial Financing

Since 1989

Mortgage Broker License #M08007466

Broker License #11396

Level 2

Private Commercial Mortgage Solutions for Ontario Businesses

  • 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

Access to 300+ private lenders for Ontario commercial mortgages without bank restrictions and all credit scores accepted.

Business owners and investors can secure private commercial mortgage solutions for retail, office, industrial, hospitality, and mixed-use properties when traditional banks are not an option. These private lending options support acquisitions, refinancing, equity takeouts, and complex transactions across Ontario.

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.


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

Private Lending Solutions for Commercial Property Types

Across Ontario

Office Buildings

We arrange private commercial mortgages for office buildings across Ontario, supporting purchases, refinancing, and equity access for low-rise, mid-rise, and high-rise properties.

Retail Properties

Retail storefronts, plazas, and shopping centres often require flexible mortgage structures. We help secure private commercial solutions when bank criteria limit options.

Industrial Properties

Warehouses and industrial facilities frequently rely on private commercial mortgages where zoning, property condition, or transaction timelines restrict traditional lending.

Multi-Family Residential

Apartment buildings and multi-unit residential properties can use private commercial mortgages to support acquisitions, refinancing, renovations, or strategic equity access.

Motels and Hotels

Hospitality properties often fall outside standard bank models. We structure private commercial mortgages to support purchases, refinancing, and property improvements.

Mixed-Use Buildings

Mixed-use properties combining residential and commercial space are well suited for private mortgage solutions when conventional underwriting lacks flexibility.

Commercial Condos

Commercial condominium units often require careful structuring due to ownership rules, use restrictions, and lender preferences. We provide private commercial mortgages that fit the unit, the borrower, and the intended use.

Medical and Healthcare Facilities

Clinics, medical offices, and healthcare facilities often require specialized financing. We help arrange private commercial mortgages outside traditional bank frameworks.

Special Purpose Properties

Assets such as gas stations and car washes may qualify for private commercial mortgages when property-specific or operational factors limit bank financing.

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

Trillium Mortgage is an established Ontario mortgage brokerage, operating since 1989, providing private and equity-based financing solutions for residential, commercial, construction, and land development projects across the province.

Founded in 1989 by Frank Manzo, Trillium Mortgage was established to support clients who do not fit traditional bank lending models. As a licensed Ontario Mortgage Broker, Frank built the firm around flexible underwriting, equity-based solutions, and practical financing options for homeowners, business owners, and property investors.

Over more than three decades, Trillium Mortgage has arranged financing for residential purchases, commercial properties, agricultural assets, construction projects, and land development initiatives throughout Ontario.

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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