Multi-residentialMarkham, ON
162-unit purpose-built rental
Loan
$48M · 70% LTC
Product
Construction + permanent take-out
Commercial mortgages · $5M to $200MBuilt for
Built for
builders.
Foundation underwrites commercial real estate loans for developers, syndicators, and owner-operators across Canada. Construction draws, permanent take-outs, mezzanine — twenty-six years on the desk, $14B deployed.
$14B
Career deployed since 1999
$87M
Median deal size · 2025
26 yrs
On the desk together
Closed Q4 2025
King St West, Toronto
$148M permanent take-out · 22-storey class-A office.
Indicative bid
BoC + 3.25%
Class-A · 5-yr fixed · stabilized DSCR ≥ 1.30
Construction draws
$5M – $80M · 12-30 mo
Permanent take-out
$10M – $200M · 5-10 yr
Mezzanine
$2M – $30M · 75-85 LTV blended
Owner-operator refi
$5M – $60M · cash-out OK
Recently funded · last 12 months
Four deals.
$240M total.
Sponsor names redacted at the borrower’s request. Loan amounts, rates, and timelines are real. Closing dates verified by counsel.
Multi-residential
IndustrialBrampton, ON
Distribution + light-industrial portfolio
Loan
$92M · 65% LTV
Product
Permanent · 7-yr non-recourse
ConstructionVaughan, ON
Mixed-use podium + 11-storey condo
Loan
$72M · 75% LTC
Product
Construction draws + mezz
Owner-operatorMississauga, ON
Class-B office refinance + cash-out
Loan
$28M · 65% LTV
Product
5-yr permanent refinance
Principal · Originations
Marcus Aldridge
Speak to the principal
No analyst stack between
you and the credit decision.
Every deal that comes in lands on a principal’s desk first. We’ll review your package within 24 hours, surface anything that won’t fly, and send a written term sheet. No analyst pyramid, no “we’ll get back to you next week.”
- Years originating21
- Deals closed$2.4B
- Median response< 6 hrs
- Repeat sponsors68%
▸ Deal sizer
Drop in size + type.
Get an indicative bid.
Not pre-approval; not a quote. An indicative spread, structure, and LTV envelope so you can size your equity stack before you lawyer up.
Deal size$35M
$5M$200M
Indicative spread
+3.25%
over BoC posted
Envelope
65% LTV stabilized
Size your deal · 90 seconds
Tell us the deal. We'll size it.
Eight short questions, no commitment. We size the loan amount, term, and likely rate range based on your asset, sponsorship, and exit. A senior originator follows up within 24 hours with a written term sheet.
- $5M — $200M deal sizes · multifamily, industrial, mixed-use
- Term sheet within 24 hours · indicative pricing the same day
- Direct line to the principal — no junior associate handoff
Step 1 of 813%
Get started
What are you looking to do?
Tell us why you're exploring a mortgage — we'll tailor the rest to your situation.
We don't run a credit check. Nothing is shared with any lender unless you ask us to connect you.
▸ Track record · 2025
Five recent.
$340M deployed.
FilePropertySizePricingStructureDays
TR-2025-09King St West class-A office$148MBoC + 3.10%Permanent · 7-yr fixed21 days
TR-2025-08Brampton 248-unit purpose-built rental$72MBoC + 4.25%Construction · 24-mo18 days
TR-2025-07Mississauga industrial flex park$38MBoC + 3.40%Permanent · 10-yr fixed11 days
TR-2025-06North York medical office tower$54MBoC + 3.55%Permanent · 5-yr fixed14 days
TR-2025-05Hamilton mixed-use redevelopment$28MBoC + 4.00%Construction · 30-mo16 days
▸ How we underwrite
Walk the site.
Run the math.
Write the cheque.
- 01
Site walk before term sheet
Every deal — no exceptions. We’re on site within five business days, even on out-of-market files.
- 02
Stabilized NOI math, not trailing
We underwrite the after-stabilization revenue, not the trailing-12. The bank can’t do this; we do it on every value-add file.
- 03
DSCR + sponsor + market overlay
Three lenses: the property, the principal, and the submarket. Files clear when all three line up — and we tell you fast when one doesn’t.
Construction draw · in progress
Brampton 248-unit · draw 4 of 7
▸ Side by side
The Foundation way
vs the bank way.
The Foundation way
What you receive
Going to the bank
What you settle for
+Site walked before every term sheet
—Underwriting from the desk, photos only
+Stabilized NOI / after-cost-to-stabilize math
—Trailing-12 only, conforming files
+Term sheet inside 5 business days
—30–60 days for a written commitment
+Construction draws administered in-house
—Disbursement agent at extra cost
+Compensation disclosed line-by-line
—Bundled spread, never broken out
+Three named partners review every deal
—Junior analyst tier first
▸ A note from the desk
“Commercial real estate doesn’t reward optimism — it rewards arithmetic. Foundation hires desk-level analysts who can underwrite in their head and partners who walk every site. The combination is what we charge for.”
$14B
Career deployed
248
Closed deals to date
100%
Closing rate · signed term sheet
Robert Eichholtz
Senior Managing Partner · Founder, 1999
Send the deck.
We’ll write the cheque.
One PDF, three exhibits, one phone number. Indicative bid in five days, written term sheet in ten, funded inside thirty for stabilized files.
