Business second mortgages · $20k – $5m
Keep your bank loan. Borrow behind it, fast.
A second mortgage turns equity in your home or commercial property into business funds without refinancing the loan you already have. We explain every moving part, then move quickly.
- No credit check to enquire
- $20k – $250k possible same day
- Business purposes only
No credit check to enquire
Asking what your equity can do leaves your credit file untouched. A credit check only comes up once you choose to proceed.
One specialist, not a lead auction
Your enquiry isn't sold or sprayed to a list of lenders. It goes to one person who works the numbers on your property and your plan.
A real person reads every file
A second-mortgage specialist calls you back. Accurate answers on the form mean the first structure we discuss is the right one.
The mechanics, in one screen
One property. Two loans. A clear order of payment.
Most confusion about second mortgages disappears once you see the stack. Your first lender stays first. We arrange a loan that sits directly behind it, sized so a healthy slice of equity stays on top.
First mortgage stays put
No refinance, no break costs, no new application with your bank. Its repayments and features carry on unchanged.
How first-lender consent works →Second mortgage behind it
Registered on title in second place. Sized on combined LVR: both loans together, divided by the property's value.
How combined LVR is worked out →A buffer you keep
The equity left above both loans protects you and the lender against costs, interest and market movement.
Why the buffer matters →- $20k – $250k
- possible same day, property-secured
- Up to $5m
- possible within 24–48 hours
- 60 seconds
- to enquire, no credit check
- Home or commercial
- residential and commercial security
Quick LVR check
What would a second mortgage do to your LVR?
Three numbers, instant answer. The full equity and LVR calculator adds property type, redraw, an exit-plan selector and a second mortgage vs refinance vs caveat comparison.
Planning bands only (residential): comfortable to 65%, workable to 75%, stretch to 80%. Every lender sets its own limits.
Explain-everything library
Every question about business second mortgages, answered in order
Four sections, each written by people who structure these loans every day. No rates, no fluff, just how it works.
The mechanics
How second mortgages work
Ranking, consent, LVR, buffers, valuations, costs, exits and paperwork: every moving part of a business second mortgage, laid out in order.
- Second mortgage business loans
- Urgent second mortgages
- First mortgagee consent
- Priority and registration
- Combined LVR
Tax debt, working capital, bridging, growth and cleaning up expensive short-term debt, plus how bad credit and light paperwork change the picture.
All uses pages →Security
Property you can borrow against
Your home, commercial premises, an investment property, property in a trust or company, or two properties together: how each works as second-ranking security.
All property pages →Refinance, caveat, bank top-up or unsecured: side-by-side comparisons of speed, cost drivers, paperwork and what each does to your existing loan.
All compare pages →How a fast file moves
From enquiry to funds, step by step
Speed isn't a slogan; it's the result of doing the slow steps in parallel. This is how a clean second mortgage file runs.
- Minute 1
You enquire
Property, estimated value, what's owed, amount and purpose. About 60 seconds, no credit check.
- Hour 1–2
A specialist calls
We confirm the numbers, sketch the structure and flag anything on title or with the first lender that needs early attention.
- Same day
Valuation, title and first-loan check
Run side by side, not one after another. Consent is requested straight away if your loan terms need it.
- Day 1–2
Sign and settle
Documents signed, mortgage lodged electronically, funds paid to you or directly to the ATO, a supplier or a lender.
Pick the right pathway
Second mortgage, refinance or caveat loan?
Answer two questions and we'll highlight the usual best fit. The full comparison lives in the calculator and our compare section.
Best fit
Second mortgage
First loan untouched. Days, not weeks. Suits months-long needs with a clear exit.
vs refinance →Best fit
Refinance
Replaces your first loan with one bigger loan. Slower and paperwork-heavy, often cheaper for long-term needs.
Compare →Best fit
Caveat loan
Secured by a caveat instead of a registered mortgage. Marginally faster, lighter security, very short terms.
vs caveat →Straight answers
Five things owners get wrong about second mortgages
"I'd have to refinance my home loan."
No. The whole point is that your first loan stays exactly as it is. How it works
"I can borrow all my equity."
Lenders leave a buffer. Paper equity and usable equity are different numbers. Work out yours
"ATO debt rules me out."
Tax debt is one of the most common reasons owners use a second mortgage. Clearing ATO debt
"Banks do these."
Rarely for business. Most come from private and specialist lenders. What to check
"Asking will hurt my credit score."
Not here. There's no credit check when you first enquire. Enquire in 60 seconds
Guides
Before you borrow against property, read these
Title Search Before Borrowing: What It Shows, How to Order
A ten-minute title search can save days on a property-secured loan. Here's what it shows and how to read it.
Home Loan Statement Explained Before You Borrow Again
The one document every property-secured lender asks for first, and the six figures on it that decide how much you can borrow.
Usable Equity vs Paper Equity: What You Can Really Borrow
The equity you think you have and the equity a lender will fund are different numbers. Here's how to calculate the real one.
Co-Owned Property as Loan Security: Who Must Sign
When a property has more than one owner, every one of them is part of a property-secured loan. Here's what that means in practice.
Paying Out a Second Mortgage: Payout Figures and Discharge
The end of a second mortgage deserves as much planning as the start. Here's how payout and discharge work, step by step.
Sell or Borrow Against Property? A Business Owner's Guide
When the business needs money and you own property, there are two big levers. Here's how to choose between them, or combine them.
FAQ
Second mortgage questions, answered
What is a second mortgage business loan?
It's a loan for business purposes secured by a mortgage that ranks behind your existing first mortgage. Your current loan stays exactly as it is, and the second lender lends against the equity above it, from $20,000 to $5,000,000 over residential or commercial property.
How fast can a second mortgage settle?
For property-secured amounts from $20,000 to $250,000, same-day funding is possible when the valuation, title and signing all line up. Up to $5,000,000 is possible within 24 to 48 hours. The biggest time-saver is having your first mortgage statement ready.
Does my bank have to agree?
Many first mortgages restrict further mortgages without the lender's consent, so a consent request is often part of the process. It doesn't change your first loan. If consent will be slow, a short caveat loan can bridge the gap.
How much can I borrow?
Multiply the property value by a comfortable combined LVR for the property type, then subtract what's owed on the first mortgage. Our calculator does the arithmetic and shows your equity buffer.
Can I get a second mortgage with ATO debt or bad credit?
Yes, both are considered case by case. A second mortgage is assessed mainly on equity, purpose and exit, so tax debt or past credit issues more often shape the structure than rule a loan out.
Will enquiring affect my credit score?
No. There's no credit check when you first enquire. A credit check only happens once you've seen the options and decided to go ahead.
Will my details be sent to lots of lenders?
No. Your enquiry goes to one second-mortgage specialist who works on your file personally. We don't sell or spray enquiries across the market.
Can the money be used for anything?
It must be for business purposes: tax debt, working capital, stock, equipment, bridging, growth or refinancing business debt. Personal and household spending isn't eligible.
Find out what your equity can do, today
Tell us the property, what's owed and what the business needs. One specialist runs the numbers and calls you back. No credit check when you first enquire, and your details go nowhere else.
No credit check to enquire
One specialist, not a lead auction
A real person reads every file