No valuation business loans: secured against property, settled fast, no financials

Most secured lenders won’t move until a valuer has been through your property and written a report. We don’t book one. For a quick business loan of $20,000 to $50,000 against a home, an investment property or commercial premises, Company Cash skips the valuation entirely, and skips the financials and bank statements too. Here’s why that’s possible, what we look at instead, and what it means for how fast the money can land.

Why a valuation slows everything down

On a normal secured loan, the valuation is the step everyone waits on. The lender instructs a valuer from its panel, the valuer books a time, inspects or researches the property, writes it up and sends it back. Then the lender reads it. That cycle typically adds days to a week or more, longer if access is awkward, the property is unusual or it’s a busy month.

It also costs you. The borrower usually pays for the report, whether the loan goes ahead or not.

And the number often disappoints. A valuer’s job is to say what the property is reliably worth as security, so the figure tends to come in more conservative than an agent’s appraisal or what the house down the street just sold for. A low figure can shrink the loan or send the file back for a rethink, which means more days.

For a big, long loan, that process makes sense. For a small, short one where the equity is obvious, it’s mostly delay.

How we assess a loan without a valuer

We still look hard at the security. We just don’t outsource it to a report. Four things carry the decision:

• The property. Where it is, what type it is, who owns it and what’s registered on the title.
• The equity. What it’s realistically worth against what’s already owed. We lend up to 80% of residential value or 70% of commercial value, across all the debt on it, so there has to be genuine room.
• The purpose. What the money is for: a tax bill, a supplier, wages, a contract that needs materials up front.
• The exit. How it gets repaid: from incoming cash flow, or by refinancing the property or another business asset.

When a $40,000 loan sits against a property with plenty of unused equity, those four answers tell us what we need to know. A valuation report would mostly confirm it, a week later.

No financials, no bank statements: what that covers

The “no doc” part applies to property-secured loans. You don’t need:

• Financial statements or a profit and loss from your accountant
• Tax returns or BAS lodgements
• Business bank statements proving the repayments

That’s the gap between us and a cash flow lender. A cash flow lender has to read your statements because the statements are the security. With property behind the loan, we don’t. So a quiet quarter, a run of dishonours or a missed lodgement doesn’t decide the answer. Bad credit, defaults and ATO debt are considered too. Our page on lending with no cash flow records covers that side in more depth.

You’ll still need ID, the property details and a straight answer on purpose and exit. That’s it.

First mortgage, second mortgage or caveat: all without a valuation

Second mortgage. The most common setup. Your home loan stays exactly where it is and our loan sits behind it. No valuation for the second mortgage. See second mortgage business loans.

First mortgage. If the property is clear of debt, we can take first position. Same rules, no valuer. See first mortgage business loans.

Caveat loan. We write caveat loans on Victorian property only, where they can be the quickest route of all. Elsewhere, we settle on a second mortgage instead. See caveat loans.

Want a rough number before you call? The property equity and LVR calculator shows how much room your property has.

A worked example

A plumbing company on the Sunshine Coast needs $35,000 by Friday for a hot water stock order and a fortnight of wages while two builders pay late. One director owns a home worth somewhere around $900,000 with about $450,000 left on the mortgage.

On a standard secured loan, the company would wait for a valuer and pay for the report. With us, there’s no valuer to book. The equity is plainly there, the purpose is clear and the exit is the builders’ payments landing over the next few months. The loan can be approved on that basis and funding can happen in as little as 24 hours once approved, while the original home loan stays untouched. The figures here are illustrative, not an offer.

When a no valuation loan isn’t the right fit

We’d rather tell you upfront:

• You need well over $50,000. Our lane is $20,000 to $50,000. Bigger, longer loans are a different conversation.
• There’s barely any equity. If the property is already borrowed close to the limit, skipping the valuer doesn’t create room that isn’t there.
• There’s no realistic exit. Fast, short money only works when you know how it gets repaid.

How the loan runs

Up to three months of interest can be prepaid, so there’s breathing room at the start. After that, repayments are weekly. We don’t publish rates: every loan is priced on your individual circumstances, at the sharpest rate available for your situation, with the full cost in writing before you sign. See prepaid interest and weekly repayments for how that works.

Skip the valuer and find out today

If you’ve got equity in property and a short gap to fill, tell us about it in 60 seconds. There’s no credit check when you first enquire, so asking costs your credit file nothing. We’re the lender, so your details don’t get fired off to a pile of other lenders. A real person reads what you send and calls you. Fill it in accurately, especially the property value and what’s owed, and we can give you a straight answer first time. See if you qualify →