Refinance before the end date, with an indicative assessment in 2 business days.
- An indicative assessment within 2 business days, with settlement typically 2 to 8 weeks depending on the valuation
- Refinances from $250K to $10M
- Business owners, companies and investors with a facility nearing its expiry, review or interest-only end date
- Commercial property loans and business facilities secured against premises, including after a lower valuation
- Full-doc (tax returns), low-doc or alt-doc (BAS, bank statements or an accountant's letter instead) and no-doc options across bank and non-bank lenders
Your facility has an end date, and a refinance takes weeks to arrange. Most commercial facilities run for a fixed term or come up for periodic review. A new approval, a fresh valuation and current documents all need to be in place before that day. Some owners receive renewal terms that differ from the ones they had. Others reach the end of an interest-only period, or find that a new valuation has put a loan covenant (a condition in the facility, such as a maximum loan-to-value ratio) out of line. A commercial loan refinance moves the debt to a new lender, or resets it on new terms, before the date arrives. Joseph Farhat and his team can tell you early where you stand, while there is time to compare options.
Who we can help access finance
- ✓Owners of a warehouse, office or shop whose commercial loan reaches its expiry date in the next few months.
- ✓Business owners whose annual review has produced renewal terms they want to compare with other lenders.
- ✓Investors reaching the end of an interest-only period who want to see the repayments with principal included, and what else is available.
- ✓Borrowers whose latest valuation is lower than the last one, putting a loan-to-value covenant out of line.
- ✓Companies with a business loan secured against their premises that is up for review.
How Commercial Loan Refinance Works
A refinance repays the existing facility in full and puts a new one in its place. The incoming lender assesses the loan as if it were new: a fresh valuation, current financials or an alternative to them, and the terms of any leases. On settlement day it pays out the outgoing lender, which then releases its mortgage. From application, the process usually takes 2 to 8 weeks, and the valuation tends to set the pace. Starting several months before the end date leaves room for a second valuation or a second lender.
Joseph Farhat and his team review the facility letter, the end date and the valuation position, then compare what your current lender has offered with options across our 90+ bank, non-bank, and specialist panel. For unique scenarios, we can introduce you to private finance options. We are a finance broker, not an accountant or a lawyer. Where a facility letter, a covenant or a guarantee raises legal or tax questions, your solicitor and accountant are the right people to read it first.
When a facility reaches its end date
Lenders often write around 90 days before a facility ends, with renewal terms or a request for updated financials. The new terms may change the rate, the loan-to-value ratio (LVR), the loan as a share of the property's value, or the conditions. Lenders also adjust their appetite for property types and loan sizes over time, so a facility may not be renewed even where every repayment has been met. Either way, the loan is still due on its end date, and starting when the letter arrives keeps every option open.
When an interest-only period ends
Many commercial loans begin with an interest-only period. When it finishes, repayments usually rise because principal is added to each payment. Some lenders will consider a further interest-only period after a fresh assessment, and others move the loan to principal and interest.
When a lower valuation affects a covenant
Many commercial facilities carry covenants, such as a maximum LVR or a minimum interest cover (how many times the income covers the interest). If a new valuation comes in lower, the LVR rises, and the facility may fall outside its covenant even when repayments are up to date. How the current lender treats that is a matter for the lender under its facility. A refinance to a lender with a different LVR limit, extra security or a smaller loan may be options. Where the business may not be able to pay its debts as they fall due, speak to your accountant or a registered insolvency practitioner before looking at new finance.
What Lenders Assess for Commercial Loan Refinance
The current valuation
lenders lend against the value now, not the value at the original purchase, so a lower figure reduces the loan available.
LVR
the loan measured against the new lender's limit for that property type, which differs between lenders.
Lease and income
on an investment property, the tenants, the lease term remaining and whether the rent covers the repayment; on owner-occupied premises, the trading figures.
Conduct on the current loan
recent statements and a payout figure showing how the existing facility has been run.
Time to the end date
the incoming lender needs time for its valuation and documents, and a date only weeks away narrows the list.
Covenant position
if a covenant is out of line, the new lender wants to understand why and to see the new structure sit inside its own limits.
The Commercial Loan Refinance Process: What to Expect
- 1Send Joseph Farhat and his team the facility letter, the end or review date, any renewal terms offered and a recent statement. You will get an honest read on timing before anything is lodged.
- 2We gather what the incoming lender will need: financials or the low-doc alternatives, leases, rates notices and a payout figure from your current lender.
- 3The refinance goes to the lenders most likely to fund the property type and loan size, and you usually receive an indicative assessment within 2 business days. Each credit enquiry is recorded on your file, so we keep the list short.
- 4The lender orders its valuation and issues an approval covering the rate, term, LVR, covenants and conditions. We compare it line by line with any renewal terms you have been offered.
- 5At settlement the new lender repays the outgoing facility, the old mortgage is released and the new lender registers its own. If the date is at risk, short-term bridging finance may cover the gap while the refinance completes.
Indicative Finance Options
| Lender Type | Indicative Rate | Max LVR | Typical Loan Range | Loan Term | Speed to Funding |
|---|
| Bank | From ~6.75% p.a. | Up to 75% | $250K to $10M | 3 to 15 years | 4 to 8 weeks |
| Non-Bank Lenders | From ~8.5% p.a. | Up to 75% | $250K to $10M | 1 to 30 years | 2 to 4 weeks |
| Private Finance | From ~1.1% per month | Up to 70% | $250K to $10M | 3 to 24 months | Available for unique scenarios |
Indicative figures only. Actual rates and terms depend on your project, financial position, property location, and lender assessment at the time of application. Rates are subject to change.
Why borrowers choose Settled With Joe for commercial loan refinance
We represent you, not the lender
Joseph Farhat and his team act for you from the first look at the facility letter until the new loan settles.
We work back from the end date
the valuation, the approval and the settlement booking are timed to land before the facility expires.
Renewal terms compared side by side
if your current lender offers new terms, we set them beside other options so you can see the differences in rate, LVR and conditions.
We plan for the valuation
a lower figure changes the loan size and the covenants, so we consider the likely value before the application goes in.
One conversation, not several applications
each credit enquiry is recorded on your file, so we start with the lenders most likely to fit.
90+ lenders on one panel
bank, non-bank, and specialist, so a clean file with time can go to a bank at a sharper rate, and a tighter position still has options.
A plan if the dates slip
where a refinance will not settle by the end date, short-term bridging finance may cover the gap.
Private finance for unique scenarios
where bank and non-bank lenders are not the right fit, we can introduce you to private finance options.
Usually no direct cost to you
as a broker we are typically paid by the lender on settlement.
An honest answer early
if the end date falls this quarter, tell us early and we will tell you what is realistically achievable.
Frequently asked questions
What is a commercial loan refinance?
A commercial loan refinance replaces an existing commercial property loan or business facility with a new one, usually from a different lender. The new lender pays out the old facility at settlement and takes over the security. Owners use it when a facility reaches its end date or review, when an interest-only period finishes, or when a new valuation means the current structure no longer fits.
How early should I start a commercial loan refinance?
As early as you can, ideally several months before the end date. Settlement typically takes 2 to 8 weeks once an application goes in, and gathering financials, leases and a payout figure adds time before that. Lenders often write around 90 days before a facility ends, which is a useful prompt rather than a date to wait for.
What if the new valuation is lower?
A lower valuation reduces the amount a lender will advance, because the LVR is measured against the value now. The options usually include a smaller loan with a cash contribution, offering another property as extra security, or a lender with a higher LVR limit for that property type, generally at a higher rate. In some cases a second mortgage behind the main loan covers the difference. We will show you the numbers for each.
Can I refinance after a covenant breach?
In many cases, yes. The incoming lender will want to know what caused the breach and whether the new loan sits inside its own limits. A breach caused by a lower valuation, with repayments up to date, is generally easier to place than one tied to trading losses. Your current lender decides how it treats the breach in the meantime, so ask your solicitor to read the facility letter. Where the business may not be able to pay its debts as they fall due, speak to your accountant or a registered insolvency practitioner first.
What happens when an interest-only period ends?
Repayments usually rise, because principal starts to be repaid alongside interest. Your current lender may offer a further interest-only period after a fresh assessment, or move the loan to principal and interest. Other lenders may offer a new interest-only period, and a refinance lets you compare them. Each lender assesses your position at the time of application, so tell them about any planned changes in the business or the tenancy.
What if the refinance will not settle before the end date?
Tell us as soon as the timing looks tight. Some outgoing lenders will agree a short extension, usually at a cost. Where that is not available, a short-term bridging loan secured against the property may repay the facility on time while the longer-term refinance completes. Bridging has its own rate and fees, which we set out before anything is signed.
Can I refinance a commercial loan with low-doc or no-doc?
Often, yes. Several non-bank lenders on the panel offer low-doc or alt-doc refinances using BAS, bank statements or an accountant's letter, which helps when the latest financials are not finished. Some lenders assess a refinance on the lease where strong rent covers the repayment. No-doc options exist at a lower LVR. Each step down in paperwork usually means a higher rate or a smaller loan, and full financials open the sharpest pricing.
Do you work with borrowers with bad credit?
Yes, we do. A default, arrears or a judgment does not end a commercial refinance conversation, and there is nothing awkward about raising it with us. Listings usually come from a period nobody planned for, and say little about your property, the lease or how the current loan has been run. Several lenders on our panel weigh the security and the income more heavily than the credit file, and set a rate for the risk instead of declining. Telling us early means the first lender approached is a suitable one, with no unnecessary enquiries on your file. Joseph Farhat and his team will give you an honest view of what is achievable before anything is lodged.
Why work with Settled With Joe to arrange your commercial loan refinance?
You have one conversation and we approach the lenders, so the weeks before an end date are not spent on separate applications. Most people who call us about a refinance are business owners, company directors and investors facing a fixed point: an expiry date, an annual review, the end of an interest-only period, or a valuation that has moved. There is no judgement in that conversation. Lenders focus on the current value, the income behind the loan and the time to the end date. With 90+ bank, non-bank, and specialist lenders on the panel, a well-documented file with time on its side can go to a bank at a sharper rate, and a tighter scenario still has options. We are based in Sydney and work with owners Australia-wide. Joseph Farhat and his team will tell you early and honestly what can be done before your facility ends.
Do you give financial advice?
No. We do not guide you on your finances, nor give financial advice. We focus on outcomes and solutions of presenting your unique scenario to the right lender so you can access funding in a timely and compliant manner.
Do you help with commercial loan refinance outside Sydney?
Yes. Settled With Joe is based in Sydney and arranges commercial loan refinance Australia-wide, covering both metro and regional areas. We work with clients in Sydney, Melbourne, Brisbane, Perth, Adelaide, and Canberra, as well as regional areas including Newcastle, Wollongong, Geelong, Gold Coast, Sunshine Coast, and Toowoomba. Regional valuations can take longer to book, which matters when an end date is fixed. Joseph Farhat and his team will identify which lenders on the panel suit your property and your timeline.
