The deal your cash-flow lender just declined
When serviceability is the problem and the equity is not, we can usually help. HomeSec funds its own loans, so the person who assesses your scenario is the person who can say yes to it — and the term is open, so your client is not signed up to a date they may not be able to meet.
Or send it straight to the desk — [email protected], or 1300 93 83 87, Mon–Fri, 8:30am – 5:30pm Melbourne time.
When the cash-flow lenders cannot help
Irregular income, a seasonal business, a year that looks wrong on paper, a tax debt still being worked through — each of those is enough for a serviceability-based lender to decline, and none of them tells you whether the loan will be repaid. We look at the equity in real property and at whether the purpose and the exit hold up. That is a different question, and it has a different answer more often than brokers expect.
A person decides every loan. Every application is read by a Lending Manager and every credit decision is signed off by a person. We do not use artificial intelligence to assess, approve, decline or price a loan. An algorithm cannot see why the last two years look the way they do. A person can, and that is the whole reason files we write are ones a scorecard would have rejected.
Where a HomeSec scenario fits
A quick screen for the deals that land well. If it looks close, call it through — the edge cases are usually the ones worth a conversation.
The bank said no. The ATO said now.
Tax or creditor pressure, and equity sitting in your home or an investment property that the bank will not let you reach in time.
The page to send a client → OpportunityStock, plant or a site at a price
A window that closes in days, not in the six weeks a bank needs to reach an answer. The deal is good; the timing is the problem.
The page to send a client → BridgeA settlement or refinance that moved
The exit is already in sight — a sale, a refinance, money that is coming — just not yet. You need to get from here to there.
The page to send a client → Start-upNo trading history at all
New entity, new ABN, no financials to show anyone. Equity in property and a clear purpose carry the case.
The page to send a client → Credit-impairedDefaults, arrears, a thin file
A credit score that rules you out everywhere else does not rule you out here. We lend against the property and the exit.
The page to send a client → RegionalOutside the metro postcodes
A country town, a rural holding, vacant land — security that a capital-city lender will not look at.
The page to send a client →Straight answers, fast. No real-estate security to offer, a loan that would sit third behind two existing mortgages, or money for personal or domestic purposes — those are not HomeSec loans, and we will tell you inside the first phone call rather than three weeks in.
The Simple Seven
Call or email your BDM with these seven details and we will usually come back with an indicative yes or no in minutes. None of them is a document.
- 1What the security property is roughly worthYour own estimate is fine — we assess value ourselves, so there is no valuation to arrange.
- 2The property's addressWe run the title search. You don't need to supply anything.
- 3What is owing on it, and to whomThis is what decides whether we sit first or second, and how much equity is available.
- 4How much you want to borrowAnywhere from $20,000 to $5,000,000.
- 5How long you want it forFrom one month. There is no maximum, and you can extend or repay early.
- 6How many people are on the titleEveryone on title signs, so we need to know who is involved from the start.
- 7What the money is forThe business purpose. It is the one thing that has to be there.
From the scenario to the brokerage
Tell us the deal
Amount, purpose, timing, security and the exit — that is the brief. Call or email your BDM with the Simple Seven and you will usually have an indicative yes or no in minutes.
Minutes
Conditional approval
Lodge in the HomeSec portal, or send it to the desk and we will lodge it for you. Photo ID, a rates notice and the most recent mortgage statements. About fifteen minutes.
About 15 minutes
Funds released
As little as 24 hours from a clean, complete scenario — and your brokerage paid the same day, without an invoice.
As little as 24 hours
Accredited partners lodge and track files in the HomeSec portal. Not accredited? Email the scenario to [email protected] and we lodge it for you.
A term that works around the business
This is the part most worth explaining to a client, because it is where fixed-term private lending hurts people. Your client chooses how long to hold the facility and when to reduce it.
- 01
Start with breathing room
Interest for the first 6 months can be prepaid and capitalised, so there are no scheduled repayments in that period.
- 02
Continue month to month
After the initial period the client keeps the facility for as long as they need it, on monthly interest-only payments.
- 03
Pay it down their way
Ad hoc lump-sum reductions from $10,000, whenever there is cash in the business. No penalty and no renegotiation.
- 04
Exit when ready
Repay in full at any time. Unused prepaid interest may be rebated on an early payout, subject to the loan documents.
One month or open term, with no daily or weekly repayment squeeze. Loan terms, extensions, pricing and any prepaid interest rebate are subject to approval and the loan documents.
Lending criteria, in one table
| Borrower type | Companies, trusts and sole traders — including start-ups. |
|---|---|
| Loan amount | $20,000 to $5,000,000. |
| Security | Residential, commercial, rural or vacant land. First or second-ranking mortgage. Cross-collateralisation across multiple properties. Your home can be the security. |
| Maximum LVR | Up to 80% on residential and 70% on commercial. Lower on large acreage, and LVRs may reduce on properties worth less than $800,000. |
| Loan term | Open-term from one month, chosen by the borrower. None — no rollover fees, legal fees or rewriting the loan to extend. |
| Repayments | Interest-only, or interest capitalised for up to 6 months. No daily or weekly direct debits. |
| Income verification | None. No cashflow records, no sworn valuation, no financial records, no minimum trading period. No serviceability test. |
| Credit history | Considered, and never disqualifying on its own — defaults, arrears and thin files do not rule you out. |
| Geography | Almost anywhere in Australia — metro, regional and rural. Towns of 3,000 or more people as a guide; smaller populations on merit. |
| Time to funding | As little as 24 hours from a clean, complete scenario. |
| Who funds it | HomeSec, from its own capital. No bank, fund or outside investor signs off on the deal. |
What makes a scenario move fast
- A named exit with a date. A contract of sale, a refinance already in progress, a trade debtor with terms. An intention is not an exit, and it is the single most common reason a file sits still.
- The rates notice and recent mortgage statements. Both are usually a login away, and almost every file that stalls in the first hour stalls on one of them.
- An honest number for what is already owed. We are working to 80% of value on residential security, inclusive of existing debt. A surprise on the title costs a day.
- Telling us the deadline. If there is a settlement date or a notice running, say so on the first call. We cannot make a lawyer answer the phone, but we can make sure nothing is waiting on us.
Your brokerage, plainly
Enter it as a percentage or a dollar amount and it is added to the loan, so your client receives what they asked for and the facility is larger by your fee. The broker calculator shows the advance, the facility and the total repayable side by side — which is exactly the question a client asks when they read the loan documents. There is a client version without any brokerage field, safe to send on.
You do not need to be to send a scenario. If you want the trail, the co-branded tools and the portal, the partner programme covers accreditation, commissions and the scenario desk, and the application takes a few minutes.
What your client pays
Set per scenario, priced against the loan amount and the security. The one upfront amount is a small commitment fee, payable only once your loan is conditionally approved. Valuation fee: none — we don't use valuers. Monthly or line fees: none — no monthly, line or account-keeping fees. Fee to extend: none — no rollover fees, legal fees or rewriting the loan to extend. Early exit: none — repay early and save the interest. The client-facing version, with every fee in the market and the question to ask about each.
Indicative and informational only — not a loan offer, approval, quote or financial product advice. Final pricing, ranking and conditions are confirmed by HomeSec credit on each scenario. Lending matrix issued September 2026.
Questions brokers ask
Do I need to be accredited to send a scenario?
How and when is brokerage paid?
Is there a clawback if the client repays early?
Who do I actually deal with?
What is the fastest way to get a yes or a no?
Does the client's credit score matter?
Can the security be the director's home?
What will you not fund?
Can the client extend or top up?
Where do you lend?
Reviewed by Paul Stone, Joint Chief Executive