Caveat loans for Australian businesses
Property equity, lodged fast.
Borrow against the equity in residential or commercial property — even with a bank mortgage already on it — without refinancing or waiting on a registered mortgage. Built for deadlines, with the exit planned from day one.
- $20k – $5m
- No credit check to enquire
- Business purposes only
Encumbrances
- 1Mortgage Your existing lender · stays in place
- 2Caveat Claim as equitable mortgagee · business loanLodged
No credit check to enquire
Telling us about your property and what you need leaves your credit file untouched. A credit check only comes up once you choose to proceed.
Not sprayed to a lender list
Your enquiry isn't auctioned off or copied to a dozen funders. One team reads it and works out the right structure.
A real person on your file
A lending specialist calls you, asks about the property and the exit, and explains what's realistic. Accurate form answers make that first call count.
How it works on title
Two documents, one clear exit
A caveat loan is simpler than it sounds. The loan agreement creates the lender's interest in your property. A caveat puts that interest on the title register. When the loan is repaid, the caveat is withdrawn and your title looks exactly as it did before.
1. Loan agreement
You sign a business loan that charges a property you (or a guarantor) own. Your existing mortgage isn't touched.
2. Caveat on title
The lender lodges a caveat electronically with the state land registry. Nothing can be sold or refinanced behind it.
3. Exit and withdrawal
A sale, refinance or incoming payment repays the loan. The lender withdraws the caveat and the title is clear.
On the clock
From enquiry to funds: the fast track
A caveat loan skips the slow parts of property lending — no refinance, no registered mortgage, no queue at your bank. Here's how a ready file moves.
- Hour 0
Enquire
About 60 seconds. Property, what's owing, amount, deadline and exit. No credit check.
- Next
A real person calls
A specialist tests the equity and the exit, and flags anything that could slow you down.
- Then
Terms in dollars
Amount, term and the total dollar cost of finance — no rate tables, no guesswork.
- Checks
Title, ID, valuation
Run side by side, not one after another. Your prep here is what sets the pace.
- Sign
Documents e-signed
Every owner, director and guarantor signs and verifies ID, usually electronically.
- Funded
Caveat lodged, funds paid
Lodged electronically; funds go to you or straight to the ATO, supplier or settlement.
$20k – $250k
possible same day on property-secured loans
Up to $5m
possible within 24–48 hours
60 sec
to enquire, with no credit check
Explore by question
Everything about caveat loans, in four places
The mechanics, the clock, the property and the reason. Pick the one that matches the question on your mind.
- What is a caveat loan?
- What a caveat on title does
- Caveat vs second mortgage
- Caveat loan alternatives
- Caveat loan costs
- Urgent caveat loans
- 24-hour caveat loans
- Short-term caveat loans
- Caveat bridging finance
- Documents you'll need
Choosing the structure
Caveat, second mortgage or first mortgage?
All three are secured by property. They differ in what goes on the title, how long they run and how quickly they can be set up.
| Caveat loan | Second mortgage | First mortgage | |
|---|---|---|---|
| On title | Caveat recording the lender's claim | Registered mortgage behind the first | Registered mortgage in first place |
| Existing mortgage | Stays in place | Stays in place | Usually refinanced, or none |
| Typical term | Weeks to months | Months to a few years | Years |
| Set-up | Lightest and usually fastest | More documents, often first-lender involvement | Full assessment |
| Best when | Deadline plus a clear, near-term exit | Longer runway behind a bank loan | Clear title, larger or longer borrowing |
Caveat loan vs second mortgage in detail → · All the alternatives →
Straight answers
Four things people get wrong about caveat loans
"A caveat means the lender owns part of my house."
No. Ownership doesn't change. The caveat records the lender's claim so the property can't be sold or refinanced without it being repaid.
"My bank has to approve it."
The bank doesn't approve a caveat loan and your mortgage stays put — but read your mortgage terms, because many restrict further security.
"Bad credit means no."
Not automatically. Equity and a clear exit carry more weight than the credit file, and history is considered case by case.
"Fast means expensive and risky."
Speed comes from preparation, not from cutting corners. The real risks are a stretched LVR and a vague exit — both avoidable.
Guides
Read before you borrow
Titles, tax, settlements and equity — practical guides written for Australian business owners with property.
How to Read a Property Title Search Before You Borrow
A line-by-line guide to your own title search — owners, mortgages, caveats, easements and notices — and the five checks that matter before you borrow.
Read the guide → Property titleSelling a Property With a Caveat on Title: Settlement Guide
Selling the property that secures your caveat loan? How the payout, the caveat withdrawal and settlement fit together, and how to avoid a shortfall.
Read the guide → ATO and taxATO Tax Debt Disclosure: The $100k Rule and Your Credit
The ATO can report business tax debts of $100k+ overdue 90+ days to credit bureaus. Who's affected, how to stop it and what it means when you need to borrow.
Read the guide → GrowthBuying Your Business Premises: Deposit, Duty and Timing
Buying the premises you lease, or new ones? How deposits, transfer duty and settlement timing work — and where a caveat loan can hold the deal together.
Read the guide → Property titleStrata Property as Loan Security: Units, Offices, Warehouses
Units, strata offices and industrial strata can all secure a business loan. What lenders check on a strata lot and which properties get tricky.
Read the guide → PlanningThe 30-Minute Equity Check Every Business Owner Should Do
A half-hour routine to work out how much property equity your business could use — and when a bank top-up or a caveat loan is the better path.
Read the guide →FAQ
Caveat loan questions, answered
What is a caveat loan?
A caveat loan is a short-term business loan secured against property equity. The loan agreement gives the lender an interest in the property, and a caveat lodged on the title records that interest, so the property can't be sold or refinanced without the lender being paid. No registered mortgage is needed, which helps it move quickly.
How fast can a caveat loan be funded?
On property-secured loans, $20k to $250k is possible the same day, and up to $5m is possible within 24–48 hours, when the equity is clear, every owner can sign promptly and the exit is documented. We'll tell you on the first call whether your file looks like a fast one.
Can I get a caveat loan if my property already has a mortgage?
Yes. Most caveat loans sit behind an existing mortgage, which stays exactly as it is. The lender looks at the equity left over after every secured debt. Check your mortgage contract for clauses restricting further security before you sign.
Can I use a caveat loan to pay ATO debt?
Yes. Clearing tax debt is one of the most common uses, and funds can be paid directly to the ATO. Tax debt and past credit issues are considered case by case; the equity and the exit matter most.
Does enquiring affect my credit score?
No. There's no credit check when you first enquire. A credit check is only discussed if you decide to go ahead.
Will my details be sent to lots of lenders?
No. Your enquiry is read by one team. We don't auction it or forward it to a list of funders, so your phone won't ring off the hook.
Do you publish interest rates?
No. Every caveat loan is priced on the property, the equity, the term and the exit. You'll see the total dollar cost of the loan before you commit to anything.
Can the loan be used for personal purposes?
No. Caveat loans arranged through Fast Caveat Loans are for business purposes only — tax debt, stock, settlements, buying a business, cash-flow gaps and similar.
Got a deadline and a property with equity?
Tell us what's due, what the property is worth and how you'll repay. A real person reads it, works out the structure and calls you — no credit check to enquire, and your details stay with us.
No credit check to enquire
Not sprayed to a lender list
A real person on your file