Short answer: Instant Business Finance funds urgent property-secured business loans with no valuation: no valuer booked, no valuation report to wait for and no valuation fee before approval. There are no financials or bank statements to supply either. Loans run from $20,000 to $5m, bad credit is OK and funds can land in as little as 24 hours.
What “no valuation” actually means
It means exactly what it says. When you borrow against property with us, nobody is sent out to inspect it, nobody issues a valuation report, and approval does not wait on one. There is no valuation invoice in your costs either, because there is no valuation.
That matters most when the money is urgent. A deadline from the ATO, a settlement date or a payroll run does not move because a valuer’s diary is full. Taking the valuation out of the process removes the single step in secured lending that most often turns a two-day file into a two-week one.
The same applies to paperwork. A property-secured loan with us needs no tax returns, no BAS, no accountant’s statements and no business bank statements. Those documents describe how the business trades; a property-secured loan is not decided on how the business trades.
Why a valuation slows urgent money down
Most secured lenders, banks included, order a valuation before they will approve. Here is what that step usually adds, set against how we work.
| Step | With a valuation | With Instant Business Finance |
|---|---|---|
| Booking | The valuer is instructed, then a time is found to inspect | Nothing to book |
| Waiting | Commonly several days, and a week or more is not unusual | No wait on a report |
| Cost | Usually paid by the borrower, whether or not the loan proceeds | No valuation fee |
| Outcome | Valuers often come in conservative, which can shrink the loan late in the process | The amount discussed on day one is the amount we work to |
| Funds | Settlement is booked after the report lands | In as little as 24 hours |
The conservative-figure problem is the one people underestimate. A valuation that comes in under expectations can cut the loan amount after you have planned around it, and an urgent file rarely has time to argue. Removing the valuation removes that late surprise as well.
So how do you decide without a valuation?
Skipping a valuation is not the same as skipping the thinking. Every loan is assessed on four things, and none of them needs a valuer to see:
- The property. What it is, where it is, who owns it and what type of property it is: home, investment, commercial, industrial or land.
- The equity. What is owing against it now, and how much room sits behind that debt.
- The purpose. What the money is for and why the timing matters.
- The exit. How the loan gets repaid: a sale, a refinance, a contract payment, or the business itself.
Those four answers are usually clear within the first phone call. That is why a decision can come the same day and why the file never sits waiting on an outside report.
No valuation on a caveat, second mortgage or first mortgage
The no-valuation approach is the same whichever form of security your loan settles on. Which form that is depends mostly on where the property is and whether it already has a mortgage.
| Situation | How the loan settles | Valuation needed? |
|---|---|---|
| Property in Victoria, with an existing mortgage | Caveat loan, with a second mortgage registered behind it | No |
| Property in any other state or territory, with an existing mortgage | Registered second mortgage | No |
| Property with nothing owing on it | First mortgage | No |
Caveat loans are written in Victoria only. Everywhere else the same urgent loan goes straight onto a registered second mortgage, which settles just as quickly. If you are unsure which applies to you, the first call sorts it out in a minute.
No financials and no bank statements: the property lane only
It is worth being exact about where this applies. The no-valuation, no-financials, no-bank-statements combination belongs to property-secured business loans. That lane suits businesses whose paperwork is behind, whose trading is seasonal or lumpy, or whose credit file has marks on it, because none of that is what the loan is decided on.
If you do not own property, the picture changes. Loans without property security are assessed on cash-flow records and need at least six months of trading, because the business bank account is the only thing a lender can look at. Our unsecured business loans page covers that lane properly.
There is no minimum trading period on the property lane. A business that started last month can borrow against property just as an established one can.
When a no-valuation loan is the right call, and when it is not
It earns its place when the deadline is real and close. Typical examples: a garnishee notice or director penalty notice from the ATO, a settlement that is about to fall over, wages due on Thursday, a supplier that wants cash before it releases stock, or an opportunity that goes to whoever can pay first. Each has a date that a valuer’s timetable does not respect.
It is the wrong call when there is no deadline at all. If the money is for a long-term purpose and a bank will lend it in six weeks, the bank is the better answer and we will say so. Urgent, short-term secured money is priced on your individual circumstances, and we aim for the sharpest rate available for your situation, but it is built for speed, not for sitting on the books for years.
What to have ready if the money is needed this week
- Do the 60-second checkSix questions online. No credit enquiry, so it won’t affect your credit score, and no cost to apply.
- Have the property address handyPlus who owns it and roughly what is owing on it now.
- Know the purpose and the dateWhat the money is for, and the day it has to land.
- Know your exitHow the loan will be repaid, even in rough terms.
- Have photo ID for every ownerEach borrower and guarantor needs to be identified before documents go out.
That is the whole list. No valuation to commission, no accountant to chase and no bank statements to download. See if you qualify in 60 seconds, or read how emergency business loans and no-financials business loans fit around a tight deadline.
Frequently asked questions
Do you really lend against property without a valuation?
Yes. On property-secured business loans there is no valuer, no valuation report and no valuation fee before approval. We assess the property, the equity, what the money is for and how it will be repaid.
Why don’t you need a valuation when a bank does?
Because the loan is short term, assessed on equity and a clear exit, and decided in-house. A bank’s process is built around long-term lending and an outside report; ours is built around getting urgent money to you.
Can I get a second mortgage with no valuation?
Yes. Outside Victoria, our property-secured loans settle as a registered second mortgage, and no valuation is needed. In Victoria the same loan usually settles as a caveat loan first.
Do I need bank statements or tax returns?
Not on a property-secured loan. Those are only needed for loans without property, which require cash-flow records and six months or more of trading.
Is bad credit a problem on a no-valuation loan?
No. Bad credit is OK on property-secured loans, because the equity carries far more weight than the credit file.
How much can I borrow with no valuation?
From $20,000 to $5m, depending on the equity in the property and what is already owing on it.
Does it cost anything to apply?
No. There's no cost to apply or check your eligibility. All costs are set out in writing in your loan offer before you sign anything.
Will checking my eligibility affect my credit score?
No. Our 60-second eligibility check doesn't make a credit enquiry. A credit check is only done later, with your consent, if you decide to proceed.
