Frequently Asked Questions

For convenience, bellow is a brief list of some of the most common types of questions that Borrowers ask us. If you have any other questions, feel free to contact us from the "Home" page.

About us
What does Aligned Financing In do?
​What we do → Secure financing for commercial real estate:
Aligned Financing Inc. specializes in securing capital for Borrowers involved in commercial real estate. We work with Borrowers to understand their objectives and ensure that the numbers make sense. The time we take to understand a property an/or a project at the beginning allows us to create a loan proposal that properly highlights the various strengths which will assist us during the negotiations with lenders and ultimately secure a loan that is aligned with the Borrower's requirement.

How we do it → We crunch the numbers AND tell the story:
The purpose of a loan proposal is to analyze a property or a project and ensure that the numbers line up. In addition to this, the Loan Proposal includes an analysis of various factors that are important to Lenders. The goal of this document is to ensure Lenders understand the capital requirement and more importantly DO NOT over-estimate the riskiness of the deal. The Loan Proposal aims to highlight the strengths of a deal as well as address any shortcomings and how they will be addressed. While the Loan Proposal takes time up front, it pays back at the end with competitive offers from lenders. Loans are more than just about numbers. They are also about the story behind the numbers. Trust us, we have done this before.

Why we do it → Because we can:
We secure better deals for Borrowers.
How do you select lenders?
​We maintain close relationships with a variety of lenders that are interested in reviewing opportunities to deploy their capital. Lenders can include banks, credit unions, life insurance companies, pension funds and other institutional lenders. While not all financing requirements will be appropriate for all lenders, we begin our search by contacting those we believe will be the most competitive.
I have more questions. How can I contact you?
Contact us using the form at the bottom of this page to discuss how we work with Borrowers and how we approach lenders. Remember to start the process early.
Who is the founder
​Steve Giagkou, the founder and president of Aligned Financing Inc., has an extensive background in the capital markets, banking and real estate industry. Having had the rare opportunity to work in each of these sectors, Steve has gained a first hand understanding of how these sectors influence one another.

During his time in the capital markets, Steve worked on a trading desk where he was the primary contact for a group of clients that included publicly listed companies, mutual fund companies, insurance companies, pension funds and many others. His role during this time was to provide his clients with timely information about the capital markets as well as provide them with guidance on how they can reduce their exposure to the daily market fluctuations. 

Commercial banking is where Steve learned the intricacies of credit structuring and the various factors that lenders look at when adjudicating a deal. At the same time, he was able to leverage his experience from the capital markets to provide sound advice to his clients. During this time, Steve worked on over 100 different deals with amounts ranging between $1,000,000 and $125,000,000.

Today, after spending over 15 years in the above two roles, Steve specializes in arranging financing for commercial real estate. Prior to establishing Aligned Financing Inc., Steve worked on the debt capital markets division of a global real estate brokerage and then at a boutique commercial mortgage brokerage. The reader will find Steve's deal stats below which provides an overview of the number and size of deal that Steve has worked on in his careers.

Steve holds an MBA from the Schulich School of Business and is a CFA charter holder.

Career Deal Stats:
Vertical Divider
​Number of deals worked on:
100 +

Total value of deals worked on and completed:
$500,000,000 +

Largest deal:
$125,000,000 syndicated credit with a local utility

Deal - FAQ
What kind of properties will Aligned financing inc. help arrange financing for?
Aligned financing Inc. will help where it can but specializes in arranging financing on commercial real estate. This includes, but is not limited to the following:
  • Construction projects
  • Owner occupied properties
  • Investment properties
  • Multi unit residential
  • Retirement homes
  • Student housing
What is your geographical focus?
  • Ontario... for the moment
What size deals will you work on?
  • The minimum commercial loan amount is $2 million.
How long does it take to complete a deal?
Every deal is unique and the Borrower has only one opportunity to make a good first impression on a Lender. Because of this, We recommend that Borrowers begin examining their capital requirements and mortgage maturities a minimum of three months in advance. Starting early will ensure that negotiations with Lenders take place from a position of strength.

The actual time required to complete a deal depends on how quickly a Borrower can provide the necessary documents and the complexity of the deal. With this in mind, if the necessary documents are on hand, it would take between 45 and 60 days to complete a deal but this can vary when lawyers are introduced to the deal.

​We work with the Borrower to move the deal forward until it closes.

​Borrower - FAQ
What types of Borrowers does aligned financing Inc. work with?
Aligned Financing Inc. works with two types of Borrowers:
  • Owners of commercial real estate for investment purposes
  • Owners of businesses' that require commercial real estate (e.g., warehouse)
  • Entities that are purchasing commercial real estate for the purposes of extracting a profit in a short period of time.
How does aligned financing inc. work with borrowers?
Aligned Financing inc. works with Borrowers when:
  • They own a commercial property and need to renew a maturing loan
  • They are purchasing a property and require financing
In both cases, we work with Borrowers to understand their financing requirement, generate a loan proposal, approach multiple lenders, negotiate terms and conditions and actively manage the process until the deal closes.

Borrowers need to remember that Aligned Financing Inc. only arranges financing and we help Borrowers save time and money.

Call us to discuss why you should work with us and avoid approaching lenders directly or accept simple introductions from third parties.
What else should the borrower be aware of?
Aligned Financing Inc. only works with Borrowers that understand the value of an advisor and an intermediary. This means that working relationships are on an exclusive basis.
  • Borrowers that have offers from their current lenders and want to discuss their options are welcomed and encouraged to call Aligned Financing for a no obligation discussion.
  • Borrowers that have an offer from their current lenders and simply want to see what other lenders will offer are not a good fit for Aligned Financing Inc.
Does the borrower have to sign a contact with Aligned financing Inc.?
Yes. All Borrowers have to sign an agreement that explains the working relationship between the Borrower and Aligned Financing Inc.
  • Borrowers that have an upcoming financing requirement can view a summary of a typical agreement in the "Borrower" section which is password protected.
  • To gain access, Borrowers can arrange to have a call with Aligned Financing Inc. and if there is a fit, they will be provided with the password.
  • The "Borrower" section provides an overview of the main sections that the agreement will focus on.
I am purchasing a commercial property and my realtor is introducing me directly to a lender. Why should I contact aligned financing Inc.?
Realtors are valuable intermediaries in an acquisition and can play a crucial role between the buyer and the vendor because they are focused in completing the deal and do not get emotional (i.e., the definition of a professional). Mortgage brokers also play a crucial role but it is between Buyers and the lenders.

Realtors that introduce their buyers directly to a lender appear to be forgetting the value of intermediaries or do not understand what is required in preparing a loan proposal. Keep in mind that a realtor can only suggest a path and it is ultimately the Buyer's decision on how financing will be arranged.

Realtor - FAQ
I am a realtor and i have experience introducing my buyers with lenders. why work with Aligned Financing InC.?
Realtors work with us for two reasons:
  1. They want to avoid last minute surprises or things being forgotten that risk delaying a deal. We work with lenders to reduce surprises and get to the finish line faster.
  2. Realtors are intermediaries that provide a valuable service. They also choose to work with us because they understand the benefit of the intermediary.
We do not introduce Borrowers to Lenders. We present Lenders the opportunity to invest their capital in properties and projects that we have been able to analyze and have accepted to work on (i.e., they make sense). If a realtor simply wants to secure financing for a Buyer, they can continue making introductions and hope there are no surprises.

​Lender - FAQ
Which lenders does Aligned financing Inc. work with?
  • ​We have established relationships with numerous lenders across the country that are prepared to deploy capital on a variety of projects.
How many lenders will see my Loan Proposal?
  • Because every deal is different, we only invite the Lenders that we believe will present us with a competitive offer.
  • Deals are not sent to lenders unless we have had a preliminary discussion with them.
Will you approach our current Lender?
  • Approaching the current Lender is determined on a case by case basis.
  • The Borrower needs to provide us with details on why the current lenders should not be approached.
  • After understanding the Borrower's reasons, we determine the best course of action with the Borrower.
​Does Aligned Financing Inc. act as a lender on commercial real estate deals?
  • No, we do not act as a Lender on commercial real estate deals.
Why work with you if i already have a great relationship with my current lender?
If Lenders were in the business of making their best offers to Borrowers, we would not be in business. Remember, just like most of us, Lenders are in the business of making profits and keeping their capital safe.  Think about this: your relationship with your current bank / lender is good because you are a profitable account.

We should also note that every single one of our clients had a relationship with one or more financial institutions. Clients work with us NOT because they do not know Lenders but BECAUSE they want to ensure that they receive competitive offers and ultimately a better deal.

Call us. We are happy to explain our process.

Working with Aligned Financing Inc. - FAQ
What criteria does aligned financing inc. use to accept a deal?
The Borrower will have to agree to the following: 
  • The Borrower may not approach lenders independently.
  • The Borrower must agree to work exclusively with us. This means that the Borrower may not use other representatives (e.g., mortgage brokers) to attempt to secure financing at the same time. Doing this places the deal in jeopardy and makes everyone look disorganized.
  • If lenders were approached prior to contacting us, they must be disclosed in advance to ensure proper representation.
  • Offers received by Aligned Financing Inc. for the Borrower may not be used by the Borrower to negotiate a similar deal with their current lender.
If the Borrower is not prepared to accept the above points, a positive relationship cannot be established and there is a risk of misrepresentation. In such a situation, we will not be able to assist with the Borrower's quest for financing.

If the Borrower is willing to accepts the above points, a meeting is set with the purpose of understanding the property/project as well as the Borrower requirement and experience.
What are your fees?
We cannot provide a quote about our fee until we understand the project and the financing requirement. Because we understand that fees are important to the Borrower, the following are general guidelines.
  • Our fees are inversely related to the size of the loan but directly related to the complexity of the deal.
  • Once the financing requirement is explained and the relevant documents are collected, we will be in a position to establish the fee up front and in writing.
  • Fees are usually based on the mortgage amount and range between 0.75% and 2.00% with most being at the lower end of this range.
  • Fees can also be customized in situations where the Borrower has substantial real estate holdings that will require financing or refinancing within a calendar year. 
When do I have to pay your fees?
  • Payment process is discussed at the beginning of every deal.
  • In the majority of the cases, our fees are paid at the time of closing.
What is your experience in arranging financing?
The founder has been active in the financial markets since 1996 and has gained a unique perspective of interest rates and loan structuring thanks to his different roles within the banking industry.
How do I submit a deal that I need to finance?
From the home page, fill out the contact form and provide relevant details including:
  • Property location (main intersection is sufficient, for now)
  • Property type (apartment building, retail, office...)
  • Estimated value of the property
  • Loan requirement
  • Purchase or refinancing
  • Timeline (when do you require the money)

We will review the information and contact you for an initial consultation by phone.
I approached my lender directly and i am not happy with their offer. will you work with me now?
We can consider working with you only after we have had the opportunity to review the current offer and understand what it is you want to improve. Please note that we do not work with Borrowers that are trying to obtain a better offer so that they can use it with their existing lender to secure a better deal.

Call us. We are happy to review your current offer and provide you with a no-obligation consultation.