Lending that keeps you moving forward.
overview
When the banks aren’t an option, we’re here to help.
Alternative mortgages can be easy when you have a partner who understands the industry and respects a borrower’s need for common sense, speed and flexibility.
As experts in 1st and 2nd residential and commercial mortgages in BC & AB, Pacifica Mortgage Investment Corporation has provided lending solutions since 1994. Working together with mortgage brokers, we offer application turnarounds in hours, funding in days, open mortgage terms, and a human approach to real estate lending.
lending guidelines
Check out Pacifica Mortgage Investment Corporation Lending Guidelines.
| Category | Details |
|---|---|
| Loan Types | Owner Occupied & Rental Purchase, Refinance, Interalia, Bridge Financing, Multi Advance First and Second Mortgages |
| LTV | Up to 75% LTV (*LTV may vary based on lending area) |
| Loan Amount | Minimum $100K & Up, Jumbo Loans Available |
| GDS / TDS | N/A |
| Amortization | N/A (Interest Only) |
| Term | 1 Year Open |
| Appraisal | See Approved Appraiser list |
| Beacon Score | No Minimum Beacon. No major credit events (Bankruptcy, Consumer Proposal, Credit Counselling, or Orderly Repayment of Debt) |
| Down Payment | Confirmation funds are in the Borrowers Account |
| Lending Areas | Lower Mainland: Metro Vancouver, Fraser Valley Sea to Sky: Squamish, Whistler, Pemberton, Sunshine Coast Vancouver Island: Comox, Duncan, Langford, Mill Bay, Nanaimo, Parksville, Saanich, Salt Spring Island, Sidney, Tofino, Victoria Okanagan: Kelowna, Osoyoos, Peachland, Penticton, Summerland, Vernon *Other locations will be considered on a case-by-case basis. |
| Payment Frequency | Monthly, On the 1st of every month |
| Title Insurance | All properties must be Title Insured |
| Property Type | Single Family Detached, Semi-Detached (up to fiveplex), Condo (Min. 500 Sq. Ft.) Leasehold properties in SFU, UBC, North Vancouver, City of Vancouver and Tsawwassen considered on a case-by-case basis |
| Title Registration | Personal Name(s) or Holding Company |
| Consideration given to | Non Resident Applicants & Power of Attorney |
| Submissions | Filogix, Velocity, Finmo |
| Notes | All applications are subject to credit approval and the properties meeting Pacifica’s credit criteria. |
| Category | Details |
|---|---|
| Loan Types | Owner Occupied & Rental Purchase, Refinance, Interalia, Bridge Financing First and Second Mortgages |
| LTV | Up to 70% LTV (*LTV may vary based on lending area) |
| Loan Amount | Minimum $100K & Up |
| GDS / TDS | N/A |
| Amortization | N/A (Interest Only) |
| Term | 1 Year Open |
| Appraisal | See Approved Appraiser list |
| Beacon Score | No Minimum Beacon. No major credit events (Bankruptcy, Consumer Proposal, Credit Counselling, or Orderly Repayment of Debt) |
| Down Payment | Confirmation funds are in the Borrowers Account |
| Lending Areas | Calgary: Metro Calgary, Airdrie, Cochrane, Okotoks, Chestermere, Canmore, Strathmore, High River Edmonton: Metro Edmonton, St. Albert, Sherwood Park, Spruce Grove, Leduc, Fort Saskatchewan, Beaumont, Stony Plain, Morinville |
| Payment Frequency | Monthly, On the 1st of every month |
| Title Insurance | All properties must be Title Insured |
| Property Type | Single Family Detached, Semi-Detached (up to fiveplex), Condo (Min. 500 Sq. Ft.) |
| Title Registration | Personal Name(s) or Holding Company |
| Consideration given to | Non Resident Applicants & Power of Attorney |
| Submissions | Filogix, Velocity, Finmo |
| Notes | All applications are subject to credit approval and the properties meeting Pacifica’s credit criteria. |
approved appraisers
Check out Pacifica Mortgage Investment Corporation Approved Appraiser List.
| Appraisal Firms | Location | Phone | |
|---|---|---|---|
| Adlaw Appraisals Ltd. | Vancouver | 604-809-8506 | info@adlawappraisals.com |
| Coast Appraisals | Victoria | 250-388-9151 | appraisals@coastappraisals.com |
| Coast Wide Appraisals Ltd. | Gibsons | 604-886-9831 | coastwide@dccnet.com |
| Garnett Wilson Realty Advisors | Vancouver | 604-876-1500 | info@garnettwilson.ca |
| Hossack Newby Graham & Smith Real Estate Appraisals | Vancouver | 604-738-0109 | hossack.newby@telus.net |
| Lawrenson Walker Realty Advisors | Vancouver | 604-535-1494 | info@lawrensonwalker.com |
| Leemore & Associates Real Estate Appraisers & Consultants Ltd. | Coquitlam | 604-944-7005 | info@leemore.com |
| Macintosh Appraisals Ltd. | New Westminster | 604-522-3900 | info@macintoshappraisals.com |
| Okanagan Appraisals | Kelowna | 250-763-0346 | office@okanaganappraisals.com |
| Vancouver Island Appraisals Ltd. | Nanaimo | 250-753-4022 | vanisle@island.net |
| Walton Appraisals Ltd. | Squamish | 604-892-2311 | info@waltonappraisals.com |
| Westech Appraisal Services Ltd. | North Vancouver | 604-986-2722 | mail@westechappraisal.com |
| Appraisal Firms | Location | Phone | |
|---|---|---|---|
| Atkinson & Associates | Calgary | 403-212-1103 | info@atkinsonappraisals.com |
| Sage Appraisals | Calgary | 403-282-3322 | admin@sageappraisals.com |
| Lawrenson Walker Appraisals Ltd. | Calgary | 866-535-1494 | info@lawrensonwalker.com |
| Cartwright Appraisals | Edmonton | 780-802-8540 | info@cartwright-appraisals.com |
| Frost Valuations Inc. | Edmonton | 780-462-1782 | info@frostvaluations.com |
| Hagan Appraisal Services Ltd. | Edmonton | 780-451-0022 | tracie@haganappraisal.ca |
rates & fees
Check out Pacifica Mortgage Investment Corporation’s current lending rates and fees.
| LTV | First Mortgages (Starting at) | Second Mortgages (Starting at) |
|---|---|---|
| Up to 60% | 6.20% Open | 8.70% Open |
| Up to 65% | 6.70% Open | 8.70% Open |
| Up to 70% | 7.20% Open | 9.45% Open |
| Up to 75%* | 7.70% Open | N/A |
| Term | Lender Fee |
|---|---|
| 6 Month Term* | 0.60% |
| 12 Month Term | 1.00% |
| 18 Month Term | 1.20% |
| 24 Month Term | 1.50% |
| Category | Commercial | Land |
|---|---|---|
| Starting Rate | 8.20% | 9.20% |
| Max LTV | 65% | 60% |
| Fee | 1.00% | 1.00% |
special programs
Check out Pacifica Mortgage Investment Corporation’s special lending programs.
| Category | Details |
|---|---|
| Loan Types | Owner Occupied & Rental Purchase, Refinance First Mortgages only |
| Loan Amount | $250K – $1.5M |
| LTV | Up to 75% LTV (*LTV may vary based on lending area) |
| Term | 1 Year Fully Open |
| Advances | Minimum Advance of $250K Maximum of 3 Advances $250 Draw Fee per Advance |
| Amortization | N/A (Interest Only, charged on advanced funds) |
| Beacon Score | No Minimum Beacon. No major credit events (Bankruptcy, Consumer Proposal, Credit Counselling, or Orderly Repayment of Debt) |
| Lending Areas | Lower Mainland: Metro Vancouver, Fraser Valley Sea to Sky: Squamish, Whistler, Pemberton, Sunshine Coast Vancouver Island: Comox, Duncan, Langford, Mill Bay, Nanaimo, Parksville, Saanich, Salt Spring Island, Sidney, Tofino, Victoria Okanagan: Kelowna, Osoyoos, Peachland, Penticton, Summerland, Vernon |
| Consideration given to | Non Resident Applicants & Power of Attorney |
| Notes | Available in British Columbia only. The Multi Advance product may not be combined with any other product. |
Have a deal to discuss?
Reach out to our sales team.
Christine Perkins
Vice-President, Western Sales & Origination
778-870-1026
christine@pacificamortgage.ca
Cassius Felicella
Business Development Manager
604-961-4197
cas@pacificamortgage.ca
how it works
Lending Process
our management partner
Capital West Mortgage Inc.
Capital West Mortgage Inc. is an integrated real estate finance company that provides commercial mortgage brokerage services, direct lending solutions and investment management services across Canada.
FAQs
Have any questions? We’re here to help.
If you have a question that is not listed, please feel free to drop us a line at apply@pacificamortgage.ca and a member of our team will be more than happy to help.
Do you lend in other provinces?
Yes. We currently lend in British Columbia and Alberta, and beginning in early 2027 our core lending services will also be available in Ontario.
Do you provide construction lending?
Pacifica Mortgage Investment Corporation does not currently offer construction financing. We focus our lending secured by existing residential and commercial real estate.
Who manages Pacifica Mortgage Investment Corporation?
Pacifica is managed by Capital West Mortgage Inc. The management team draws upon years of expertise and experience and has successfully managed Pacifica Mortgage Investment Corporation since its inception in 2001. The website for Capital West is www.capitalwest.ca
lending locations
Strategic lending across markets we know and trust.
| Location Name | Address | Phone | |
|---|---|---|---|
| Richmond, BC | Richmond, BC, Canada | apply@pacificamortgage.ca | |
| Burnaby, BC | Burnaby, BC, Canada | apply@pacificamortgage.ca | |
| Vancouver, BC | Vancouver, BC, Canada | apply@pacificamortgage.ca | |
| Delta, BC | Delta, BC, Canada | apply@pacificamortgage.ca | |
| Port Moody, BC | Port Moody, BC, Canada | apply@pacificamortgage.ca | |
| Surrey, BC | Surrey, BC, Canada | apply@pacificamortgage.ca | |
| Whistler, BC | Whistler, BC, Canada | apply@pacificamortgage.ca | |
| Kelowna, BC | Kelowna, BC, Canada | apply@pacificamortgage.ca | |
| North Vancouver, BC | North Vancouver, BC, Canada | apply@pacificamortgage.ca | |
| Nanoose Bay, BC | Nanoose Bay, BC, Canada | apply@pacificamortgage.ca | |
| West Kelowna BC | West Kelowna, BC, Canada | apply@pacificamortgage.ca | |
| Coquitlam, BC | Coquitlam, BC, Canada | apply@pacificamortgage.ca | |
| Sun Peaks, BC | Sun Peaks, BC, Canada | apply@pacificamortgage.ca | |
| Nanaimo, BC | Nanaimo, BC, Canada | apply@pacificamortgage.ca | |
| Langley, BC | Langley, BC, Canada | apply@pacificamortgage.ca | |
| Britannia Beach, BC | Britannia Beach, BC, Canada | apply@pacificamortgage.ca | |
| South Vancouver, BC | South Vancouver, Vancouver, BC, Canada | apply@pacificamortgage.ca | |
| Kamloops, BC | Kamloops, BC, Canada | apply@pacificamortgage.ca | |
| New Westminster, BC | New Westminster, BC, Canada | apply@pacificamortgage.ca | |
| Maple Ridge BC | Maple Ridge, BC, Canada | apply@pacificamortgage.ca | |
| Abbotsford, BC | Abbotsford, BC, Canada | apply@pacificamortgage.ca | |
| Pemberton, BC | Pemberton, BC, Canada | apply@pacificamortgage.ca | |
| Bowen Island, BC | Bowen Island, BC, Canada | apply@pacificamortgage.ca | |
| Duncan, BC | Duncan, BC, Garden Street, Duncan, BC, Canada | apply@pacificamortgage.ca | |
| Oliver, BC | Oliver, BC, Canada | apply@pacificamortgage.ca | |
| Qualicum Beach, BC | Qualicum Beach, BC, Canada | apply@pacificamortgage.ca | |
| Naramata, BC | Naramata, BC, Canada | apply@pacificamortgage.ca | |
| Squamish, BC | Squamish, BC, Canada | apply@pacificamortgage.ca | |
| Sunshine Coast, BC | Sechelt, BC, Canada | apply@pacificamortgage.ca | |
| Comox, BC | Comox, BC, Canada | apply@pacificamortgage.ca | |
| Langford, BC | Langford, BC, Canada | apply@pacificamortgage.ca | |
| Mill Bay, BC | Mill Bay, BC, Canada | apply@pacificamortgage.ca | |
| Parksville, BC | Parksville, BC, Canada | apply@pacificamortgage.ca | |
| Saanich, BC | Saanich Core, BC, Canada | apply@pacificamortgage.ca | |
| Salt Spring Island, BC | Salt Spring Island, Capital Regional District, BC, Canada | apply@pacificamortgage.ca | |
| Sidney, BC | Sidney, BC, Canada | apply@pacificamortgage.ca | |
| Tofino, BC | Tofino, BC V0R 2Z0, Canada | apply@pacificamortgage.ca | |
| Victoria, BC | Victoria, BC, Canada | apply@pacificamortgage.ca | |
| Osoyoos, BC | Osoyoos, BC, Canada | apply@pacificamortgage.ca | |
| Peachland, BC | Peachland, BC, Canada | apply@pacificamortgage.ca | |
| Penticton, BC | Penticton, BC, Canada | apply@pacificamortgage.ca | |
| Summerland, BC | Summerland, BC, Canada | apply@pacificamortgage.ca | |
| Vernon, BC | Vernon, BC, Canada | apply@pacificamortgage.ca | |
| Metro Calgary, AB | Calgary, AB, Canada | apply@pacificamortgage.ca | |
| Airdrie, AB | Airdrie, AB, Canada | apply@pacificamortgage.ca | |
| Cochrane, AB | Cochrane, AB, Canada | apply@pacificamortgage.ca | |
| Okotoks, AB | Okotoks, AB, Canada | apply@pacificamortgage.ca | |
| Chestermere, AB | Chestermere, AB, Canada | apply@pacificamortgage.ca | |
| Canmore, AB | Canmore, AB, Canada | apply@pacificamortgage.ca | |
| Strathmore, AB | Strathmore, AB, Canada | apply@pacificamortgage.ca | |
| High River, AB | High River, AB, Canada | apply@pacificamortgage.ca | |
| Metro Edmonton, AB | Edmonton, AB, Canada | apply@pacificamortgage.ca | |
| St. Albert, AB | St. Albert, AB, Canada | apply@pacificamortgage.ca | |
| Sherwood Park, AB | Sherwood Park, AB, Canada | apply@pacificamortgage.ca | |
| Spruce Grove, AB | Spruce Grove, AB, Canada | apply@pacificamortgage.ca | |
| Leduc, AB | Leduc, AB, Canada | apply@pacificamortgage.ca | |
| Fort Saskatchewan, AB | Fort Saskatchewan, AB, Canada | apply@pacificamortgage.ca | |
| Beaumont, AB | Beaumont, AB, Canada | apply@pacificamortgage.ca | |
| Stony Plain, AB | Stony Plain, AB, Canada | apply@pacificamortgage.ca | |
| Morinville, AB | Morinville, AB, Canada | apply@pacificamortgage.ca |