Financing underwritten on the asset and the income.
Commercial mortgages are a different discipline from residential — lenders underwrite the property income, the debt-service coverage, and your covenant. We structure the debt against the asset and your plan, across retail, office, industrial, and mixed-use.
- Licensed FSRA brokerage
- DSCR-based structuring
- Retail · office · industrial · mixed-use
Commercial property we finance.
Retail & storefront owners
You are buying or refinancing retail space — single-tenant or strip — where lease income drives the underwriting.
Office investors
You hold or are acquiring office property and need financing structured around tenancy, lease terms, and vacancy risk.
Industrial & warehouse
Industrial assets often finance well on strong covenants and long leases. We structure to the tenancy.
Mixed-use owners
Residential-over-commercial properties have blended underwriting. We structure across both income types.
DSCR, covenant, and the asset — that is the file.
Commercial lending starts with the property income, not your personal income.
The central metric is the debt-service coverage ratio (DSCR) — the property net operating income divided by the debt payments. Lenders want a comfortable cushion, commonly 1.20 or higher. Loan-to-value is typically lower than residential (often 65-75%), and the strength of the tenants and leases materially shapes the terms.
Every commercial file is bespoke. We package the rent roll, leases, financials, and your covenant into a submission that speaks the lender language, and we take it to the lenders whose appetite matches your asset class and deal size.
How commercial underwriting works.
A commercial mortgage is underwritten on the property’s income and your covenant — not primarily your personal salary. The central metric is the debt-service coverage ratio (DSCR): the property’s net operating income divided by its debt payments.
Lenders want a cushion, commonly a DSCR of 1.20 or higher, so the property comfortably covers the financing. Loan-to-value is typically lower than residential — often 65—75% — and the strength of the tenants and leases materially shapes the terms.
Every file is bespoke. We package the rent roll, leases, financials, and your covenant into a submission lenders can act on, and take it to the lenders whose appetite matches your asset class and deal size.
Run your numbers in the calculatorYou’re buying or refinancing income property
Retail, office, industrial, or mixed-use where lease income drives the underwriting.
You have the income story documented
A rent roll, leases, and a few years of property financials are the backbone of the file.
You have 25—35% down or equity
Commercial loan-to-value typically lands at 65—75%, so equity is the entry point.
- It’s your own home you live in — that’s a residential purchase or refinance.
- The asset has no income or lease history yet — there’s little for a commercial lender to underwrite against.
- The deal is small enough that residential financing fits — commercial mechanics add cost and complexity that may not pay off.
From asset to structured debt.
We underwrite the income, package the file, and place it with the right lender.
Intake
Property type, rent roll, leases, financials, and your goal.
Underwrite
We model DSCR, loan-to-value, and the covenant to define a fundable structure.
Package
A lender-ready submission built around the asset and its income.
Placement
Taken to lenders matched to your asset class and deal size, through to funding.
What you need now, and what comes later
You only need the first group to start. We request the rest as your file progresses — and we tell you exactly when.
Get the full document checklist
See exactly what we’ll ask for — grouped by when you need it, with what’s required vs. situational clearly marked. We’ll email you a branded PDF you can keep and work from.
Commercial files need rent rolls, leases, property financials, and often environmental and appraisal reports. The set scales with deal complexity — we map it at intake.
How long it takes
- 01
Intake to term sheet: 1-3 weeks
Commercial underwriting is deeper than residential. Time depends on asset complexity and document availability.
- 02
Term sheet to commitment: 2-4 weeks
Appraisal, environmental review, and lender due diligence drive this stage.
- 03
Commitment to funding: 2-6 weeks
Legal, conditions, and registration complete the deal. Larger or complex assets take longer.
Questions buyers ask
How is a commercial mortgage different from residential?
It is underwritten primarily on the property income and debt-service coverage rather than your personal income, loan-to-value is generally lower, terms and amortizations differ, and tenant and lease quality strongly influence pricing. Every file is structured individually.
What's DSCR and why does it matter?
Debt-service coverage ratio is the property net operating income divided by its debt payments. Lenders want a cushion — commonly 1.20 or higher — so the property comfortably covers the financing. It is the single most important metric in commercial underwriting.
How much down payment do I need?
Commercial loan-to-value is typically 65-75%, meaning 25-35% down or equity, depending on asset class, tenancy strength, and lender. Stronger covenants and leases improve the terms.
What documents are required up front?
A current rent roll, the leases, two to three years of property financials, and your financial profile. Many files also need an appraisal and an environmental assessment. We define the exact list at intake based on the asset.
How long does a commercial deal take?
Longer than residential — typically four to twelve weeks from intake to funding, driven by underwriting depth, appraisal and environmental timelines, and legal work. Complex or larger assets sit at the longer end.
Structure financing for your commercial asset.
Start your commercial application. About 15-17 minutes.
Start a commercial application