Commercial Mortgage Broker100+ Lenders, One Application

A commercial mortgage broker is a licensed finance professional who sources, compares, and arranges commercial property loans on behalf of buyers, investors, and developers, rather than working for a single lender. Unlike a bank’s commercial lending team, which can only offer their own products, a commercial mortgage broker searches a panel of lenders (typically 40–100+) including major banks, non-bank commercial lenders, and private credit providers to find the most competitive rate, LVR, and structure for the specific property and borrower. The broker also manages the application process, coordinating commercial property valuations, liaising with lenders and solicitors, and troubleshooting issues that arise during the approval process. The service is typically free to the borrower, the broker is paid a commission by the lender once the loan settles.

Most commercial mortgage brokers, including Intellect Finance, do not charge upfront fees to the borrower, the broker is paid a commission by the lender once the loan settles, similar to the residential mortgage broker model. The borrower’s cost is nil for the broker’s service. However, some specialist brokers who work on very complex or high-value transactions do charge application or advisory fees, this is more common in development finance or private credit arrangements where the transaction involves significant structuring work. Always confirm the broker’s fee model before engaging. At Intellect Finance, the service is free to you, lenders pay Joe’s commission, not you. Standard lender fees (application fees, valuation fees, legal fees for commercial title review) still apply and are charged by the lender, not the broker.

A commercial mortgage broker can arrange finance for most commercial property types, including: retail premises (shops, showrooms, strip retail centres); office buildings and suites; industrial and warehouse properties; medical and healthcare premises; childcare centres; mixed-use properties (retail or office plus residential); specialist properties (service stations, hospitality, self-storage); and vacant commercial land for development. Lender appetite and LVR limits vary significantly by property type and location, mainstream banks typically have more conservative policies on specialised or single-tenancy properties, while non-bank lenders may offer better terms for unconventional assets. A broker who tracks current lender policies by property type can identify the right lender before any application is submitted, saving time and avoiding unnecessary credit enquiries. See the full LVR breakdown by property type on our commercial property loan page.

Commercial property loan LVRs are typically lower than residential mortgages. Standard maximum LVRs by property type are: owner-occupier office and retail, up to 70–80% LVR; industrial and warehouse, up to 65–70%; specialist properties (hospitality, service stations), 50–65%; and development finance, typically 65–70% of on-completion value (GRV). Higher LVRs are generally available for owner-occupier loans than for investment loans on the same property. Non-bank and private credit lenders sometimes offer higher LVRs than the major banks, at higher rates. Existing residential equity can sometimes be used to supplement a commercial deposit and achieve a higher overall LVR, your broker can structure this if applicable. For the full LVR breakdown by property type, see our commercial property loan page.

Commercial property loan approvals typically take 4–8 weeks from complete application submission to formal approval, primarily because commercial valuations take 2–4 weeks and lender credit assessment for commercial loans is more thorough than residential. Development finance or complex commercial transactions can take 8–12 weeks or more. The most common causes of delay are: incomplete financial documentation at application; valuation delays (particularly for specialist or rural commercial properties); title or zoning issues requiring legal resolution; and lease documentation requiring lender review for investment properties. A broker who prepares a complete, well-packaged application from the start, with all documentation confirmed before submission, significantly reduces the risk of avoidable delays.

Major bank commercial lenders typically offer lower interest rates but have more conservative lending policies, stricter LVR limits, more restrictive property type acceptance, more detailed financial assessment, and longer approval timeframes. They are most competitive for standard property types (office, retail, industrial) in major urban areas, for borrowers with strong financial profiles and established trading history. Non-bank commercial lenders typically accept a wider range of property types, may offer higher LVRs, have faster approval processes, and are more flexible on borrower profiles, at higher interest rates. Private credit lenders are often used for short-term bridging finance, development finance, or transactions that mainstream banks won’t consider. A broker can match your property, borrower profile, and timeline to the most appropriate lender category, the lender panel breakdown table above shows how these three categories compare on rate, LVR, and speed.

Yes, commercial refinancing is one of the most common reasons business owners and investors engage a commercial mortgage broker. Reasons to refinance a commercial loan include: the current rate has become uncompetitive relative to the market; equity has built up and the borrower wants to release it for the next acquisition or business investment; the loan term is expiring and needs renewal; or the borrower wants to change the loan structure (interest-only to principal and interest, or vice versa). A broker assesses the refinance economics upfront, including break costs, new rate, establishment fees, and valuation costs, so the borrower knows whether refinancing is financially beneficial before proceeding. For investment properties, releasing equity through a commercial refinance can fund the deposit for a further acquisition without selling the existing property.

Commercial finance applications require personal and business financial documentation plus property-specific documents. Personal and business documents include: 2 years of personal tax returns and notices of assessment; 2 years of business financial statements prepared by a registered accountant; 6 months of business bank statements; a schedule of all existing assets and liabilities; and for companies, ASIC company details and company financials. Property documents include: the contract of sale or property details; for investment properties, current leases, rental schedules, and tenancy history; for development finance, development approvals, building plans, quantity surveyor reports, and project feasibility. The lender will also commission a commercial property valuation as part of the assessment process, the cost of the valuation (typically $1,500–$5,000) is paid by the borrower. Your broker confirms the exact documentation requirements for your chosen lender before submission. See our commercial property loan page for the detailed product and approval timeline breakdown.