# HomeSec Business Finance

> Australian private business lender since 2004. Property-secured business loans
> from $20,000 to $5,000,000, generally settled within 24 hours. Funds its own
> loans from its own balance sheet. Business and investment purposes only.

Key facts: maximum LVR 80% on residential security, 70% on commercial. Interest
capitalised for up to six months. Open term — no minimum, no maximum, no penalty
for early repayment and no fee to extend. No sworn valuation, financial
statements or trading history required. Lends in every Australian state and
territory, metropolitan and regional. ABN 50 150 013 513.

How decisions are made: every application is read by a credit manager and every
credit decision is signed off by a person. HomeSec does not use artificial
intelligence to assess, approve, decline or price a loan, and applies no credit
score threshold. This is stated as an automated decision-making disclosure in
the privacy statement, not only as a marketing claim.

## Products
- [Caveat loans](https://www.homesec.com.au/caveat-loans-for-business/): secured by a caveat over property already owned; no first mortgagee consent required; settles in 24 hours.
- [Second mortgage business loans](https://www.homesec.com.au/second-mortgages/): registered behind an existing first mortgage; the existing loan is untouched; 24–72 hours.
- [Fast second mortgages](https://www.homesec.com.au/fast-second-mortgages/): why a second mortgage usually funds sooner than a private first mortgage over a property that is already mortgaged - the first mortgage has to be discharged before a new first lender can be paid out, and Paul Stone's experience is that some banks take up to 21 days, while a second mortgage registers behind the existing loan and leaves it where it is; why that does not move the second lender ahead of the bank (section 56A of the Real Property Act 1900 (NSW): ranking between two registered mortgages changes only by a registered memorandum of postponement); when a second mortgage is not the fast instrument - a first mortgagee slow to consent points to a caveat, and a property with nothing owing points to a first mortgage; and the sequence brokers use, a fast second mortgage first and a longer-term refinance after. Section 56A read on AustLII and the video's public details checked on 6 October 2026.
- [First mortgage business loans](https://www.homesec.com.au/first-mortgage-business-loans/): first position on the title, over an unencumbered property or by paying out the existing lender; no consent required; settles in 24 hours.
- [Commercial loans](https://www.homesec.com.au/commercial-loans/): a loan to a business, or a loan secured by commercial property — HomeSec writes both; commercial security to 70% LVR, residential to 80%; no valuation, no financials; as little as 24 hours.
- [Fast business loans](https://www.homesec.com.au/fast-business-loans/): what makes a property-secured loan fund in as little as 24 hours — no valuation, no financials, no committee — and the five things that slow a file down.
- [Private lenders in Australia](https://www.homesec.com.au/private-lenders-australia/): what a private lender is, who regulates private lending, the four kinds of business lender, and seven questions that tell them apart. HomeSec lends its own money.
- [Business finance in Australia](https://www.homesec.com.au/business-finance/): the seven kinds of business finance, what each is for, four questions to choose between them, and which one HomeSec offers.
- [Start-up business loans](https://www.homesec.com.au/start-up-business-loans/): no trading history, turnover or financials required; assessed on property equity and a genuine business purpose; companies, trusts and sole traders.
- [Business debt consolidation](https://www.homesec.com.au/business-debt-consolidation/): ATO debt, cashflow loans and creditors into one property-secured loan with no repayments for six months; which debts to clear first; what consolidation does and does not fix.
- [No doc business loans](https://www.homesec.com.au/no-doc-business-loans/): assessed without tax returns, BAS, management accounts or a valuation; decided on property security and the exit, by a person; $20,000 to $5,000,000.
- [Business bridging loans](https://www.homesec.com.au/business-bridging-loans/): covers a gap between a committed payment and a dated, documented receipt.
- [Tax debt loans](https://www.homesec.com.au/tax-debt-solutions/): a business loan to pay an overdue ATO debt in full, paid direct to the Australian Taxation Office, with no repayments for up to six months. Release of a tax debt is only available to individuals; companies, trusts and partnerships cannot apply.
- [Short term business loans](https://www.homesec.com.au/short-term-business-loans/): the market's phrase for this borrowing; HomeSec does not fix the term.
- [Lending against property](https://www.homesec.com.au/secured-lending/): what security buys — no serviceability test, and an amount set by equity rather than turnover.
- [Small business loans](https://www.homesec.com.au/small-business-loans/): why small operators are declined for reasons unrelated to repayment, and what changes with entity type.
- [Fast private mortgages](https://www.homesec.com.au/business-loans-fast-private-mortgages/): first and second mortgages for business purposes, no sworn valuation.
- [Business loans for builders](https://www.homesec.com.au/business-loans-for-builders/): funded against the property, not against the project or the contract.

## ATO and tax debt
- [Clearing an ATO tax debt](https://www.homesec.com.au/tax-debt-solutions/): the hub. Paid direct to the Tax Office.
- [ATO payment plan defaulted](https://www.homesec.com.au/ato-payment-plan-defaulted/): default reinstates the whole balance and ends "effectively engaging", which is the gateway to credit reporting.
- [Director Penalty Notice funding](https://www.homesec.com.au/director-penalty-notice-funding/): the 21 days runs from posting, not receipt; an ATO payment plan is not one of the four ways to remit the penalty.
- [ATO garnishee notice](https://www.homesec.com.au/ato-garnishee-notice/): issued under s 260-5 of Schedule 1 to the Taxation Administration Act 1953; no court order required.
- [Unpaid superannuation guarantee](https://www.homesec.com.au/unpaid-superannuation-guarantee/): recoverable from directors personally; payday super applies from 1 July 2026.
- [Tax returns not lodged](https://www.homesec.com.au/tax-returns-not-lodged/): returns, BAS and financials are not required for assessment.

## Declined elsewhere, and credit history
- [Declined for a business loan](https://www.homesec.com.au/declined-for-a-business-loan/): most declines are policy outcomes rather than judgments; every application leaves a credit enquiry for five years.
- [Bad credit business loans](https://www.homesec.com.au/bad-credit-business-loans/): no score threshold. Defaults stay five years paid or not; serious credit infringements seven; judgments five.
- [Declined by a cash flow lender](https://www.homesec.com.au/declined-by-a-cash-flow-lender/): why cash flow lenders decline or cap the amount at what the account shows, and the property-secured alternative with no credit score minimum.
- [Business in receivership](https://www.homesec.com.au/business-in-receivership/): a receiver steps aside once the secured debt and the receiver's costs are paid in full; HomeSec can pay them direct at settlement from equity in real estate.
- [Unsecured business loans](https://www.homesec.com.au/unsecured-business-loans/): five things to check before signing, and why a property-secured loan is generally priced well below one. HomeSec does not make unsecured loans.
- [Cash flow loans](https://www.homesec.com.au/cash-flow-loans/): how cash flow loans are sized and repaid, and the secured alternative with up to six months of no repayments.

## Settlement and refinance timing
- [Settlement shortfall](https://www.homesec.com.au/settlement-shortfall-funding/): penalty interest, a notice to complete and deposit forfeiture are the escalation; funds are advanced to the solicitor's trust account.
- [Refinance stalled in credit](https://www.homesec.com.au/refinance-stalled-in-credit/): unconditional approval is not settlement. Bridged behind the existing first mortgage, which is left untouched; the incoming facility is the exit.
- [Bridging a property settlement](https://www.homesec.com.au/business-bridging-loans-for-property-settlements/): what a bridging loan can and cannot fund when finance has fallen over days out.

## Construction and unpaid claims
- [Certified progress claim not paid](https://www.homesec.com.au/unpaid-progress-claim/): use the state security of payment process first — faster than court, though not free. Funding bridges the gap while it runs, with the claim as the exit.

## Deadlines
- [Statutory demand served](https://www.homesec.com.au/statutory-demand-funding/): 21 days from service under s 459E of the Corporations Act. The set-aside deadline cannot be extended; the compliance period sometimes can; a creditor accepting an arrangement is itself compliance.
- [Urgent business funding](https://www.homesec.com.au/urgent-business-funding/): what actually determines whether funds arrive in 24 hours, and what slows a file down.
- [Situations we fund](https://www.homesec.com.au/situations/): grouped by what has gone wrong rather than by which instrument solves it.

## How it works
- [Our procedures](https://www.homesec.com.au/our-procedures/): the seven steps from application to funds, what is asked for and what is never asked for.
- [Frequently asked questions](https://www.homesec.com.au/faqs/): fifteen questions with direct answers — amount, speed, requirements, what happens if an exit is late, and who decides.
- [Apply](https://www.homesec.com.au/apply/): one form. No credit check to apply and no financial statements.

## Cost and comparison
- [What it costs](https://www.homesec.com.au/what-it-costs/): why no headline rate is published, the seven variables that move pricing, and every fee that exists in private lending.
- [Compare private business lenders](https://www.homesec.com.au/compare/): comparison on process and requirements rather than advertised rates.
- [Loan cost calculator](https://www.homesec.com.au/loan-calculator/): converts any lender's quoted rate and fees into dollars, for comparison.
- [Broker calculator](https://www.homesec.com.au/broker-calculator/): the same calculation with brokerage added to the loan.
- [Run a broker scenario](https://www.homesec.com.au/broker-scenario/): the three-step scenario form — scenario, deal, broker — that goes straight to the credit desk.

- [Equity release business loan](https://www.homesec.com.au/equity-release-business-loan/): drawing on equity in property already owned, without refinancing the existing mortgage.
- [Working capital loans](https://www.homesec.com.au/working-capital-loans/): the working capital cycle as arithmetic, and secured against property versus unsecured against turnover.
- [Business loans against your home](https://www.homesec.com.au/business-loans-against-your-home/): whether business credit secured by a home is regulated, who must sign, and the risk stated plainly.
- [Loan to buy a business](https://www.homesec.com.au/loan-to-buy-a-business/): acquisitions and partner buyouts funded against property, because goodwill is not security.
- [Refinance a business loan](https://www.homesec.com.au/refinance-a-business-loan/): paying out daily-debit facilities, called bank loans and private lenders with fixed end dates.
- [Funding a business expansion](https://www.homesec.com.au/funding-business-expansion/): why growth consumes cash before it produces any, and lending that is not based on projections.
- [Franchise finance](https://www.homesec.com.au/franchise-finance/): funding a franchise purchase against property; the Code's 14-day consideration and cooling-off periods.
- [Fit-out finance](https://www.homesec.com.au/fit-out-finance/): why a fit-out cannot be security, landlord contributions, and make-good obligations.
- [Buying equipment outright](https://www.homesec.com.au/equipment-purchase-loans/): 100% of the purchase price funded against property with no deposit, no credit score threshold and no limit on asset age or type — including specialised medical and manufacturing plant.

## When a business is in trouble
Each of these is a different problem with its own clock, its own consequence
and its own right answer — several of which are not a loan. Deadlines and
thresholds checked against ASIC and the ATO on 16 September 2026.
- [Business cash flow crisis: where to start](https://www.homesec.com.au/business-cash-flow-crisis/): triage — which problem you have, which deadlines are fixed, and when borrowing is the wrong answer.
- [Cannot pay staff](https://www.homesec.com.au/cant-pay-my-staff/): what a missed payroll triggers across wages, PAYG withholding and superannuation.
- [Cannot pay the BAS](https://www.homesec.com.au/cant-pay-my-bas/): why to lodge anyway, failure-to-lodge penalties, and the three ways out.
- [ATO intent to disclose a tax debt](https://www.homesec.com.au/ato-intent-to-disclose-tax-debt/): the 28-day notice, the $100,000 / 90-day criteria, and the four ways to stop disclosure.
- [Served with a winding up application](https://www.homesec.com.au/served-with-a-winding-up-application/): the three-month presumption window, advertisement, and why disposing of company property stops being an option.
- [Small business restructuring](https://www.homesec.com.au/small-business-restructuring/): the $1m threshold, the 20/15 business-day timetable, and when restructuring beats borrowing.
- [A supplier has stopped supply](https://www.homesec.com.au/supplier-stopped-supply/): reinstating a trade account, and the real cost of switching suppliers.
- [The bank has called the facility](https://www.homesec.com.au/bank-called-in-my-business-loan/): why banks exit good borrowers and what to ask for in writing.
- [A customer has gone into administration](https://www.homesec.com.au/customer-went-into-administration/): creditor priorities, the PPSR, and funding the hole against property rather than the claim.

## Guides
Written to answer a business owner's question completely before any mention of
lending. Facts checked against the source registers on 16 September 2026.
- [Guides index](https://www.homesec.com.au/guides/)
- [How to find your director ID](https://www.homesec.com.au/how-to-find-my-director-id/): retrieving a director identification number through ABRS online or by phone; who must have one and when.
- [How to find your ABN or ACN](https://www.homesec.com.au/how-to-find-my-abn/): ABN Lookup by name or number; ABN vs ACN vs TFN; what a cancelled ABN means.
- [How to find your company's TFN](https://www.homesec.com.au/how-to-find-my-company-tfn/): why there is no public lookup, where the number is, and how to get it from the ATO.
- [How to set up an ATO payment plan](https://www.homesec.com.au/how-to-set-up-an-ato-payment-plan/): self-service thresholds, why interest is no longer deductible, and why most plans fail.
- [What is a caveat on a property](https://www.homesec.com.au/what-is-a-caveat-on-a-property/): what it stops, who may lodge one, and the three ways it is removed.
- [What is a caveat loan](https://www.homesec.com.au/what-is-a-caveat-loan/): what a caveat actually secures, what s 74F requires a lender to lodge, and how caveat finance differs from a registered second mortgage.
- [What is LVR](https://www.homesec.com.au/what-is-lvr/): the calculation on total debt, worked examples, and why ceilings track liquidity.
- [How to get a council rates notice](https://www.homesec.com.au/how-to-get-a-council-rates-notice/): where to get one, what each figure means, and why statutory value is not market value.
- [How to get a mortgage payout figure](https://www.homesec.com.au/how-to-get-a-mortgage-payout-figure/): the discharge authority, timing, and why a payout is not a balance.
- [How to find your ATO payment reference number](https://www.homesec.com.au/how-to-find-my-ato-payment-reference-number/): where the PRN is, why there is one per account, and what a wrong one causes.
- [What happens if your ABN is cancelled](https://www.homesec.com.au/what-happens-if-my-abn-is-cancelled/): GST, withholding at the top rate, and reinstating the same number.
- [Business loan eligibility](https://www.homesec.com.au/business-loan-eligibility/): the four tests, what is not assessed at all, and the four situations that are not a fit.
- [Do I need financials for a business loan](https://www.homesec.com.au/do-i-need-financials-for-a-business-loan/): what each lender type asks for, and what low doc and no doc really mean.
- [How long does a business loan take](https://www.homesec.com.au/how-long-does-a-business-loan-take/): timeframes by lender type and where a bank's weeks actually go.
- [Secured vs unsecured business loans](https://www.homesec.com.au/secured-vs-unsecured-business-loans/): "unsecured" means no property mortgage, not no security — most are supported by a general security agreement over the company plus a director's guarantee, so a receiver can be appointed to the business.
- [Cash flow lenders compared](https://www.homesec.com.au/cash-flow-lenders-compared/): twelve Australian unsecured and cash flow lenders side by side on amounts, repayments, what each requires and what security it takes — several stop being unsecured above a threshold, taking a charge over assets, a caveat over land, or requiring property ownership outright. Read off each lender's own site on 26 September 2026.
- [Second mortgage lenders compared](https://www.homesec.com.au/second-mortgage-lenders-australia/): six Australian second mortgage lenders side by side on the smallest loan each will write, the combined LVR ceiling, the term, whether a valuation is required and where each will take security — the gates that decide more files than pricing does. Minimums run from $50,000 to $250,000, LVR ceilings from 70% to 90%, and some lenders take metropolitan security only. Read off each lender's own site on 29 September 2026.
- [Check your borrowing power](https://www.homesec.com.au/borrowing-power-calculator/): a calculator that answers whether a property will support the loan wanted — property type, value, what is owing and the term give a borrowing power figure and an LVR, with the prepaid interest already set aside. Shows no rate, no fee and no cost breakdown.
- [Private business loan calculator](https://www.homesec.com.au/calculator/): the same borrowing power tool for someone searching for a second mortgage, first mortgage or caveat loan calculator. Gives one number — what could be borrowed against the property — and no rate, fee or cost breakdown of any kind.
- [Business loans with no credit check](https://www.homesec.com.au/business-loans-no-credit-check/): correcting the premise — an indicative answer needs no check; no legitimate lender never looks.
- [How to check if a company is in liquidation](https://www.homesec.com.au/how-to-check-if-a-company-is-in-liquidation/): the free registers, what each appointment means, and the signs that come first.
- [What is my business worth](https://www.homesec.com.au/what-is-my-business-worth/): adjusted earnings, what moves the multiple, and when a formal valuation is worth it.
- [Director penalty notice: what to do](https://www.homesec.com.au/director-penalty-notice-what-to-do/): what the 21 days mean, what lifts the penalty and what does not, and when paying it out is the right answer.
- [Behind on commercial rent](https://www.homesec.com.au/behind-on-commercial-rent/): why the statutory notice rules do not cover unpaid rent, what a retail lease adds, and which office to ring in each state.
- [A default notice on a mortgage](https://www.homesec.com.au/default-notice-on-a-mortgage/): why the 30 days is not yours if the loan is for business purposes, what the mortgagee still owes you, and farm debt mediation.
- [Served with a statutory demand](https://www.homesec.com.au/served-with-a-statutory-demand/): what the document is, when the 21 days start, the four grounds to set one aside, and the presumption of insolvency on day 22.
- [Can the ATO take money from my bank account](https://www.homesec.com.au/can-the-ato-take-money-from-my-bank-account/): garnishee notices under section 260-5 — who receives one, what it reaches, and what gets it withdrawn or varied.
- [A personal guarantee has been called in](https://www.homesec.com.au/personal-guarantee-called-in/): finding the cap, what a subscribing bank must enforce first, which Banking Code protections a sole director keeps, and where an unanswered demand leads.
- [The ATO rejected or cancelled my payment plan](https://www.homesec.com.au/ato-rejected-my-payment-plan/): why plans are refused or default, the arrears letter that precedes it, and the interest-free and secured plans few people ask for.
- [How much money do you need to start a business](https://www.homesec.com.au/how-much-money-do-i-need-to-start-a-business/): sizing the set-up costs, the running costs and the buffer; what ASIC's insolvency statistics do and do not say about under-capitalisation; why paying on time is what keeps the next loan possible; and where the money comes from when a business has no trading history.
- [A winding up application was filed against my company](https://www.homesec.com.au/winding-up-application-what-to-do/): what the application asks the court to do, the presumption of insolvency it arrives with, the service, advertising and liquidator-consent deadlines the applicant must meet, what can still stop an order, and why the winding up is taken to begin on the day of the order rather than the day of filing. Checked against the Corporations Act 2001, the Federal Court's Corporations Information Sheet 1 and ASIC's insolvency guidance on 28 September 2026.
- [The bank will not refinance and the facility is due](https://www.homesec.com.au/bank-wont-refinance-my-business-loan/): the difference between an expiry date, an annual review date and a facility repayable on demand; the notice a subscribing bank owes a small business before it declines to extend, and the Banking Code clauses that carry it; how long a replacement facility actually takes counted backwards from the due date; what happens once the date passes, including farm debt mediation; and the four ways it ends. Checked against the 2025 Banking Code of Practice and the Farm Debt Mediation Act 1994 (NSW) on 29 September 2026.
- [What happens if you cannot settle on time](https://www.homesec.com.au/cant-settle-on-time/): why missing a settlement date is a breach and not an ending; default interest, the notice to complete and the fresh essential date; termination, the deposit and the deficiency on a resale; the court's discretion to order a deposit repaid; why cooling off is long gone by settlement; and the three situations where borrowing the gap is the wrong answer. Checked against the Conveyancing Act 1919 (NSW), the Conveyancing (Sale of Land) Regulation 2022 (NSW), the Penalty Interest Rates Act 1983 (Vic) and the High Court's case record in Tanwar Enterprises v Cauchi on 30 September 2026.
- [What a supplier can do if you cannot pay](https://www.homesec.com.au/what-a-supplier-can-do-if-you-cant-pay/): why stopping supply is a credit control step rather than a decision about you; the three clauses in a trade credit application nobody remembers signing — retention of title, a right to register on the PPSR, and a personal guarantee; the registration timing that decides whether a supplier has priority or only a contractual claim; what seizing goods requires and which enforcement notices a commercial contract can remove; the statutory demand a supplier can serve; the unfair preference risk in choosing which creditor to pay; and the three situations where borrowing to clear the account is the wrong answer. Checked against the Registrar's PPSR guidance, ASIC's liquidation guide for creditors and the Small Business and Family Enterprise Ombudsman's dispute support guidance on 1 October 2026.
- [Bad credit caveat loans: what a caveat lender checks](https://www.homesec.com.au/bad-credit-caveat-loans/): why the decisive search on a caveat loan is a title search rather than a credit check; the six things a caveat lender checks and the order they get checked in; the four things that actually stop a file — a writ recorded against the title, a current bankruptcy, a registered proprietor who will not sign, and no real equity once payout figures rather than statement balances are used; how a judgment becomes a recorded writ and what the six-month protected period does to a new dealing; why a current bankruptcy cannot be structured around; and the long list of things a caveat lender does not weigh, including the credit score itself. Checked against sections 105 and 105A of the Real Property Act 1900 (NSW), the Bankruptcy Act 1966 and AFSA's own guidance on 2 October 2026.
- [Who will lend when everyone else has said no](https://www.homesec.com.au/who-will-lend-when-everyone-says-no/): why four declines are usually one test run four times rather than four judgements; what is realistically available keyed on what the borrower actually has rather than on how lenders are classified; why the easiest loan to get is rarely the one to want, and the near-mechanical relationship between how little a lender checks and how fast it wants repaying; the two kinds of “yes” to be careful of — the advance-fee loan scam ASIC and Scamwatch describe, and the structure where the lender’s exit is the borrower’s property rather than the borrower’s recovery; and what actually helps when there is no property, including free independent financial counselling on the Small Business Debt Helpline. Checked against ASIC media release 15-323MR, Scamwatch’s personal loan scam alert, and the Small Business Debt Helpline’s own published description on 2 October 2026.
- [Private lenders Melbourne](https://www.homesec.com.au/private-lenders-melbourne/): the first of the city pages, and built on what genuinely differs about a Victorian security rather than on the city's name — Land Use Victoria holds the register; caveats sit under the Transfer of Land Act 1958; an application to lapse someone else's caveat must carry a certificate signed by a legal practitioner in Victoria, which no other state requires; the Registrar cannot specify a lapsing day less than 30 days after service, against 21 days from service in New South Wales; and a caveator may substantiate a claim at VCAT. Also what is in the Knoxfield office — the credit team and the decision — and what is not, which is a CBD address. Checked against s 89A of the Transfer of Land Act 1958 (Vic) on 2 October 2026.
- [A second mortgage with bad credit](https://www.homesec.com.au/second-mortgage-bad-credit/): why the lender holding the first mortgage declines an increase even where the equity is obvious - an increase is assessed as a new loan across the whole facility, at a buffer of at least 3 per cent over the loan's rate applied to existing debt as well as new, with overrides to policy expected to be strictly contained; why priority runs by the order of registration rather than the dates on the documents; why the first mortgagee's consent is a contract question now that certificates of title have been abolished in New South Wales rather than a question of who holds the paper; which credit events are context and which are structural; why refinancing everything is usually the wrong move when the credit file is the problem; and the four situations where a second mortgage is not the answer. Checked against APRA's prudential practice guide APG 223 and its 2023 letter on serviceability exceptions, section 36 of the Real Property Act 1900 (NSW) and the NSW Registrar General's cessation-day notice on 2 October 2026.
- [Private lenders Sydney](https://www.homesec.com.au/private-lenders-sydney/): the second city page, built on what genuinely differs about a New South Wales security rather than on the city's name — the Registrar-General holds the register through NSW Land Registry Services; caveats sit under the Real Property Act 1900; a caveator must both obtain a Supreme Court order extending the caveat and lodge it with the Registrar-General inside 21 days of service, which is two acts on one deadline; no certificate from a legal practitioner is required of the applicant, unlike Victoria; the applicant must itself lodge evidence of service within four weeks or the Registrar-General may go no further; and the caveat lapses when the recording is made rather than on a calendar date. Also what a recorded writ does to a New South Wales title — the six-month protected period, the prior-encumbrance rule, the consent route under section 113(6)(b) of the Civil Procedure Act 2005, and the exemption for a first mortgagee recorded before the writ. States plainly that there is no Sydney office and that the Sydney number reaches the credit team in Melbourne. Checked against s 74J of the Real Property Act 1900 (NSW) on 3 October 2026.
- [Private lenders Brisbane](https://www.homesec.com.au/private-lenders-brisbane/): the third city page, built on what genuinely differs about a Queensland security rather than on the city's name — caveats sit under the Land Title Act 1994, and the Queensland design is not a variation on the other states but the reverse of them. A Queensland caveat lapses on its own three months after lodgement unless the caveator both starts a proceeding in a court of competent jurisdiction and notifies the registrar of it by depositing an instrument; the period shortens to 14 days once the registered owner serves a notice requiring the proceeding to be started, and that notice comes from the owner rather than from the registry as it does in New South Wales; the owner must itself deposit an instrument notifying the registrar of service within 14 days; a caveat lodged with the registered owner's consent deposited in the appropriate form is outside the lapsing section altogether; a further caveat by the same caveator on the same or substantially the same grounds can never be lodged without the leave of a court; and a caveat does not prevent registration of an instrument executed by a mortgagee registered before it. Also what a registered writ of execution does to a Queensland title — it binds nothing until registered, and once registered binds only if executed and put in force within six months of lodgement or the further time a court allows, which is a different design from the New South Wales protected period. States plainly that there is no Brisbane office and that the Brisbane number reaches the credit team in Melbourne. Checked against ss 117, 124, 126 and 129 of the Land Title Act 1994 (Qld), reprint current from 1 August 2025, and against Titles Queensland's own site, on 4 October 2026.
- [Help with an ATO debt](https://www.homesec.com.au/help-with-an-ato-debt/): what the ATO's own help actually consists of - more time to lodge or pay, a payment plan, remission of the general interest charge, remission of a penalty, priority processing and Dispute Assist - and why none of it reduces the primary tax; why release from a tax debt is unavailable to a company at all, the ATO's wording being that companies, trusts and partnerships cannot apply, and why even an individual cannot have GST, PAYG withholding, the super guarantee charge or a director penalty released; how remission, waiver under section 63 of the PGPA Act and write-off differ; why a debt on hold is not forgiveness, since it remains due and legally payable and is offset against future refunds; and the three situations where borrowing to clear it is the wrong answer. Checked against the ATO's tax support, release from your tax debt, debts on hold and payment plans guidance, the Department of Finance's PGPA write-off and waiver material, and business.gov.au's Small Business Debt Helpline listing on 3 October 2026.
- [Cost of business loan delays](https://www.homesec.com.au/cost-of-business-loan-delays/): for a business owner holding a lower-cost quote that will take weeks to fund - from a bank, a lender that has to book a valuation, or a broker who cannot yet name a lender and a date - a 60-second check that multiplies the monthly profit the money would earn by the months of waiting (up to four) and compares it with the total cost of the finance on their own quote; where the weeks typically go in a bank or valuation-led process; why a lower quote has a second price, the cost of waiting; and why a direct lender deciding on property equity can fund in as little as 24 hours. Uses the reader's own figures; no HomeSec rates or fees.
- [Cost of waiting calculator](https://www.homesec.com.au/cost-of-business-loan-delays/calculator/): the full version - lost profit and the monthly cost of making do, a price rise on what the money would buy, other one-off losses such as a lapsed discount, lost contract or penalty, against the total cost of the finance on the reader's quote; shows the week the running cost of waiting overtakes the cost of the loan, the ratio of the two, and a breakdown. Runs in the browser; nothing entered is sent.
- [Why do I owe the ATO money?](https://www.homesec.com.au/why-do-i-owe-the-ato-money/): where a business tax balance actually comes from - that the ATO keeps separate accounts, the integrated client account (also called the activity statement account or client activity centre) being the one that carries GST, PAYG withholding, PAYG instalments and fuel tax credits while income tax and the super guarantee charge sit on their own; that it is a running balance account under Part IIB of the Taxation Administration Act 1953, so many obligations and periods net into one position, and general interest charge on an end-of-day deficit is added to the balance itself, which is how it compounds; the five things that create the number - PAYG instalments calculated from the most recent lodged return and the 85% test on varying them, GST accounted for on an invoice issued rather than paid unless the business elects the cash basis under $10 million aggregated turnover, GST and PAYG withholding spent after being collected on someone else's behalf, shortfall interest charge on an amended assessment rather than general interest charge, and interest and penalties on an aged balance; why a BAS refund does not arrive - offsetting, no nominated bank account, an unlodged statement, or verification which the ATO must notify within 30 days for statements lodged on or after 1 July 2025 and 14 days before that or release the refund; and how to transfer a credit stranded on one account. Checked against Part IIB of the Taxation Administration Act 1953, the ATO's tax accounts, online services for business accounts and payments, BAS refund, starting and varying PAYG instalments, GST accounting method and shortfall interest charge guidance on 4 October 2026.
- [ATO hardship, for a business](https://www.homesec.com.au/ato-hardship/): what the word hardship means when the taxpayer is a company - that the ATO's own test is about a person's living costs, naming food, accommodation, clothing, medical treatment, education or other basic necessities, so it has no company equivalent and a release is unavailable to a company; that the support a business can actually get is administrative and touches timing and interest only - extra time to lodge or pay, a payment plan, remission of the general interest charge, remission or cancellation of a penalty, priority processing of a return and Dispute Assist; how to ask, the ATO's instruction to make contact before the due date rather than after it, its request for the specific difficulty with detail, its published example of a five-week deferral of lodgment and payment, and its advice that a plan finalising the debt in the shortest period reduces the general interest charge paid; the one concrete protection engagement buys, the ATO's statement that debts will not be reported to credit reporting bureaus where the taxpayer has already engaged to manage them, set against the firmer actions it lists - garnishee notice, director penalty notice, disclosure to credit reporting bureaus, a direction to pay the super guarantee charge, departure prohibition orders, freezing orders, security and legal action; and the three hardship regimes people conflate - ATO hardship, early access to super where no compassionate ground covers a business debt and severe financial hardship is administered by the fund rather than the ATO, and the hardship notice process that belongs to regulated consumer credit under the NCCP Act and so does not reach a business-purpose loan. Checked against the ATO's personal crisis or financial hardship, tax support, BAS lodge and pay, firmer action, early access to super and compassionate grounds guidance on 5 October 2026.
- [A personal loan for a tax debt?](https://www.homesec.com.au/personal-loan-to-pay-a-tax-debt/): whether a personal loan can fund a business tax debt, and why the answer turns on purpose rather than amount - that regulated consumer credit means credit provided wholly or predominantly for personal, domestic or household purposes, or to a natural person to buy, renovate or improve residential investment property, so clearing a business tax balance is a business purpose and the loan being described is a business-purpose loan whatever it is called; that a business purpose declaration records a purpose rather than creating one and is ineffective where the lender knew or had reason to believe the stated purpose was not the real one; whose debt it is - a company's until a director penalty notice moves it, a sole trader's outright, a trust's or partnership's where the borrower and the taxpayer are separate questions; the deductibility change, the ATO's general interest charge and shortfall interest charge no longer being deductible for income years starting on or after 1 July 2025 while the ATO's position is that a taxpayer carrying on a business may be able to deduct interest on borrowings used to pay a tax related liability where it is necessarily incurred in carrying on the business, an individual not carrying on a business cannot and nor can an individual partner, and that losing the deduction will not on its own support a remission; what an ordinary personal loan actually does here, being assessed on the borrower's credit score, income, expenses and savings, amortising over one to seven years from the first month, and secured if at all against a car the lender can take and sell; where a personal loan or an ATO payment plan is the better road, including below HomeSec's $20,000 floor; and the ATO's own advice to discuss with an accountant or finance provider whether there are alternative methods of funding payment of tax debts at a lower interest rate, and to take the tax implications of third party financing to a registered tax agent. Checked against the ATO's denying deductions for ATO interest guidance, its reminder on the interest deductibility change, and ASIC's Moneysmart personal loans material on 6 October 2026.
- [Borrowing with an ATO judgment](https://www.homesec.com.au/business-loan-with-an-ato-judgment/): what a judgment changes for a business trying to borrow, which is a different question from what the judgment does - that a judgment creates no new debt but converts a balance into something enforceable through the court, the ATO's own framing of legal action as a response to disengagement rather than to non-payment alone, and its statement that interest a court imposes on a judgment debt is not tax deductible; what follows, separately for a person and for a company - a bankruptcy notice giving 21 days to pay or to make a payment plan, then a creditor's petition to the Federal Court for a sequestration order where an act of bankruptcy occurred within the preceding 6 months, against a statutory demand and then a winding-up application for a company; the two sentences in the ATO's guidance that matter most, that it will not seek to bankrupt somebody where it is clear they can pay the debt in a reasonable time and that the court will not issue a sequestration order where the debtor can demonstrate ability to pay all debts immediately; whether a judgment belongs on a credit file, where every Part IIIA definition is framed around an individual so a company's record sits outside it, a credit reporting body may hold a judgment only as court proceedings information restricted to judgments relating to credit, the CR Code separately excludes judgments unrelated to credit from publicly available information, and the Privacy Act's credit requires a contract, arrangement or understanding involving a positive, voluntary act - while an ATO payment plan may itself be credit and a judgment that does belong there stays five years; what a judgment changes for the borrowing - the payout figure rather than the balance, funds going to the Tax Office at settlement as the evidence of ability to pay the ATO asks for, and a timetable set by somebody else's 21 days; and where borrowing is the wrong answer, including a disputed amount, a business losing money every month, no equity, and a balance below $20,000. Checked against the ATO's legal action guidance and the OAIC's guidance on publicly available information and court proceedings information on 7 October 2026.
- [A receiver has been appointed](https://www.homesec.com.au/receiver-appointed-first-7-days/): what actually happens in the first week of a receivership and what the directors still have the power to do - that a receiver is appointed by a secured creditor under a security interest, or by a court, and reaches only the assets that security covers, so a receivership is not a winding up; that the receiver's principal duty is to the secured creditor and control of the secured assets, which often includes the business itself, is taken away from the directors, while the directors continue to hold office and may retain residual control over whatever sits outside the security; the week's actual sequence - the receiver taking control, notice of the appointment lodged with ASIC within 7 days by the party that appointed the receiver and within 14 days by the receiver, so the appointment is public almost at once; that the appointment does not automatically terminate anybody's employment and ongoing employees must be paid for services provided after the appointment date as an expense of the receivership; the report on company activities and property, due within 10 business days in a receivership and lodged by the receiver within a month of receiving it; and the payout figure, which grows every week the receivership runs; what the directors can still do - ASIC's own statement that even if a receiver is appointed they can appoint a voluntary administrator or liquidator to deal with any assets not subject to a security interest, that directors must not obstruct a receiver, that a registered liquidator can conduct a solvency review, and that a personal guarantee or a director penalty is a separate exposure the appointment does not pause; how a receivership ends, by sale under a duty to take reasonable care to sell for not less than market value or by the secured debt and the receiver's costs simply being paid, with the receiver's costs, then priority claims including employee entitlements, then the secured creditor paid out of circulating assets; and where borrowing is the wrong answer, including ASIC's instruction to a director of an insolvent company not to incur further debt, a payout figure the equity cannot support, a winding-up application already filed, and a figure below $20,000. Checked against ASIC's receivership guidance for creditors, employees and directors and its receiver and manager lodgement flowchart on 8 October 2026.
- [The bank is threatening receivers](https://www.homesec.com.au/bank-threatening-receivers/): what a letter of demand, a default notice and an appointment of receivers each are, and how long the letter actually buys - that a sentence reserving the right to appoint receivers and managers is a warning rather than a step, and that ASIC's own description is that a receiver can only be appointed by a secured creditor or a court; that credit for business purposes sits outside the NCCP Act, so a business borrower's rights come from the contract and from the Banking Code of Practice where the lender subscribes to it, whose rules ASIC says are binding on Australian Banking Association members and form part of the contracts between banks and their customers; the Code's own heading asking how much notice it will give a small business before enforcing a loan for non-payment, and paragraph 82's answer of no less than 30 days' notice of the payment failure before a demand for full repayment or enforcement proceedings - which the Code defines, for a small business, to include appointing receivers or receivers and managers, so under the Code appointing a receiver is enforcement and enforcement waits for the notice; paragraph 83, that paying the overdue amount inside the notice period removes the non-payment default the bank is relying on, including a further payment failure paid inside the same period, though it does not cure a separate non-payment default; the three limits - paragraph 84's shorter notice or none where there is insolvency, bankruptcy, lost legal capacity or a material and immediate risk, paragraph 85's overdrafts and on-demand facilities that may carry no notice at all unless the failure cross-defaults another loan, and the small business test itself: turnover under $10 million, fewer than 100 full-time equivalent employees and less than $5 million total debt to all credit providers, counting undrawn limits and the loan applied for; non-payment defaults under paragraphs 87, 88, 90 and 92 - a closed list of grounds, written grounds and no less than 30 days to remedy where remediable, a materiality test, and no unspecified material adverse change clause in a standard form small business loan; the investigating accountant as the real warning sign, and the Code's commitments on qualified practitioners, conflicts of interest and additional internal oversight where an investigating accountant is appointed as receiver; and where borrowing is the wrong answer, including ASIC's instruction to a director of an insolvent company not to incur further debt, a payout figure the equity cannot support, a remediable non-monetary breach, and a figure below $20,000. Checked against the Australian Banking Association's published 2025 Banking Code of Practice, ASIC media release 24-136MR and ASIC's insolvency guidance for directors on 9 October 2026.
- [Getting out of a merchant cash advance](https://www.homesec.com.au/getting-out-of-a-merchant-cash-advance/): how a business already inside a merchant cash advance or a daily-debit facility gets out of it - that the two products are different, a merchant cash advance usually being documented as a purchase of a share of future card receipts at a discount, collected from card settlements rather than from the bank account, with the cost set at the outset as a factor or cents in the dollar so trading harder ends it sooner rather than cheaper, while a daily or weekly debit facility is a loan with a term and a fixed debit whichever way the week went; what cancelling the debit does and does not do - that under the 2025 Banking Code of Practice a subscribing bank will promptly process a request to cancel a direct debit request and will provide a list of direct debits and recurring payments for up to the previous 13 months on request, while a recurring card payment must be cancelled with the merchant and a card-settlement split never reaches the account to be cancelled, and that stopping the money is an event of default in nearly all of these contracts; what unsecured turned out to mean - the AFIA Finance Industry Code's description of a general security agreement creating a security interest in present and future assets and requiring registration on the Personal Property Securities Register, a personal guarantee that may be required even for an unsecured loan, and a $2.00 self-service organisation grantor search by ACN that shows who is registered and in what order but not the value; which code of practice applies - the AFIA Finance Industry Code of Practice published 16 September 2025 and effective from 1 October 2026, applying to products entered into on or after that date while existing products keep their existing terms, and the Online Small Business Lenders Code continuing during the transition but binding only its Code Compliant Members, of which AFIA currently lists two; the older code's standard pricing comparison and its items, including the annual percentage rate which the newer code's term-loan disclosure list does not include; that neither code requires a reduction in the total payable for early repayment, only disclosure of whether one applies; that fees charged after disbursement including direct debit dishonour fees must be reasonable; and the unfair contract terms regime since 9 November 2023 - fewer than 100 employees or turnover under $10 million, an upfront price of $5 million or less for a financial product, standard form presumed where alleged, the three-part test, and a term declared unfair being void and treated as if it had never existed. Says where borrowing is the wrong answer, including ASIC's instruction to a director of an insolvent company not to incur further debt, payout figures the equity cannot support, a fixed cost that early payout does not reduce, and a total below $20,000. Checked against the published texts of both AFIA codes, the Australian Banking Association's 2025 Banking Code of Practice, ASIC's unfair contract terms guidance and the PPSR's own instructions on 10 October 2026.
- [Two or three cash flow loans at once (loan stacking)](https://www.homesec.com.au/loan-stacking/): what changes when a business holds several cash flow loans at the same time - the term itself, from the Australian Small Business and Family Enterprise Ombudsman's 2018 report on fintech lending, which also found more than three in five surveyed lenders would lend to a business a competitor had already lent to and that most ran a cash flow analysis taking in payments to other finance providers, so later facilities were sized against an account already carrying the first; how the facilities rank against each other, using the PPSR's own rule that priority between perfected interests runs from the earliest registration date to the latest, with a purchase money security interest as the named exception, and the AFIA Finance Industry Code's description of a general security agreement over present and future assets; what a default on one does to the others - each agreement's own events of default, which can reach other finance, with the Banking Code of Practice's paragraph 87 listing another creditor's enforcement among the grounds a subscribing bank may act on; the ASBFEO's finding that lenders sometimes require a competitor's debt bought out and that lock-in or termination provisions can stop it; unwinding a stack in order - the bank's 13-month list of debits, the register in date order, the events-of-default clauses read together, written payout figures for one date, one settlement, and removing every registration afterwards, including the PPSR's amendment demand process: at least five business days, then free assistance from AFSA or a court order. Says where borrowing is the wrong answer, including ASIC's instruction to a director of an insolvent company not to incur further debt, payouts the equity cannot cover, a facility nearly finished that costs less to run off, and a total below $20,000. Checked against the ASBFEO report, the PPSR's priority and dispute guidance, the AFIA Finance Industry Code and the Banking Code of Practice on 11 October 2026.
- [What a cash flow lender's decline actually means](https://www.homesec.com.au/what-a-cash-flow-lender-decline-means/): what a credit decline from a cash flow lender is, who is obliged to explain it and what the application left behind - that a loan predominantly for business or commercial purposes is not regulated under the NCCP Act, so any obligation to give reasons comes from a code of practice rather than from the law; that a bank subscribing to the 2025 Banking Code of Practice commits at paragraph 81, under the heading where we decide not to approve your Loan, to tell a small business the general reason why unless it is reasonable not to, alongside paragraph 76 on how to apply and how long a decision takes, paragraph 77's diligent and prudent banker and paragraph 78's assessment on the circumstances reasonably known to the bank, which also states it will not ask a third party such as your accountant to certify that you can repay; that the AFIA Finance Industry Code of Practice, effective 1 October 2026 and covering non-bank lenders that are not Banking Code or Customer Owned Banking Code signatories, commits a lender to decide on information provided or collected and to lend only where it believes you meet its requirements but carries no commitment to give reasons for a decline, its disclosure obligations attaching to a product that a declined application never becomes; that the Online Small Business Lenders Code, current version effective 12 September 2024, binds only the members AFIA has approved as Code Compliant Members and that AFIA's own two pages for it named different sets of lenders on the check date, so the published list is to be read rather than assumed; what the application leaves on a credit report, the OAIC's table giving a credit enquiry five years alongside court judgments and defaults at five, repayment history at two, financial hardship information at one and a serious credit infringement at seven, with an application outcome not among the nine categories listed; and the correction rights that make the data readable - a free copy of the report, a request to the credit provider or to any credit reporting body at no charge, correction within 30 days or a longer period agreed, written notice to the applicant and to anyone the information was disclosed to, and a written explanation with reasons where a correction is refused. Says where borrowing is the wrong answer, including three declines that all turned on serviceability, ASIC's instruction to a director of an insolvent company not to incur further debt, a gap with no end date, no equity in real property and a figure below $20,000. Checked against the Australian Banking Association's 2025 Banking Code of Practice, the AFIA Finance Industry Code of Practice, AFIA's Online Small Business Lenders Code pages and the OAIC's credit reporting guidance on 12 October 2026.

## Industries
Every industry is funded on the same four tests — an active ABN, a business
purpose, Australian real property with equity, and a credible exit. These pages
differ because the CASH CYCLE differs, not the credit policy.
- [Industries we fund](https://www.homesec.com.au/industries/): why the assessment is identical across industries and the cash cycle is not.
- [Builders and developers](https://www.homesec.com.au/business-loans-for-builders/)
- [Tradies and contractors](https://www.homesec.com.au/business-loans-for-tradies/): wages weekly against invoices at 60 days; funding a certified claim.
- [Cafés, restaurants and pubs](https://www.homesec.com.au/business-loans-for-hospitality/): leasehold venues borrowing against a director's property.
- [Transport and logistics](https://www.homesec.com.au/business-loans-for-transport-operators/): fleet already under chattel mortgage; funding a major repair.
- [Retail](https://www.homesec.com.au/business-loans-for-retail-businesses/): stock bought a season ahead of the trade that pays for it.
- [Manufacturing](https://www.homesec.com.au/business-loans-for-manufacturers/): raw material to invoice across a full production cycle.
- [Agriculture and farming](https://www.homesec.com.au/business-loans-for-farmers/): annual income against continuous costs; lower LVRs on large acreage.
- [Professional services](https://www.homesec.com.au/business-loans-for-professional-services/): WIP and debtors that cannot be security; partner buy-ins.
- [Medical and health practices](https://www.homesec.com.au/business-loans-for-medical-practices/): buy-ins with fixed completion dates; goodwill is not security.
- [Automotive](https://www.homesec.com.au/business-loans-for-automotive-businesses/): parts accounts against insurer payment cycles.
- [Childcare and early learning](https://www.homesec.com.au/business-loans-for-childcare-centres/): wages fixed by staffing ratios; regulator-directed works.
- [Beauty, fitness and wellness](https://www.homesec.com.au/business-loans-for-beauty-and-fitness/): fit-out sunk into leased premises; sharp seasonality.
- [Cleaning and facility services](https://www.homesec.com.au/business-loans-for-cleaning-businesses/): six to ten weeks of payroll carried permanently.
- [Mining and resources contractors](https://www.homesec.com.au/business-loans-for-mining-services/): mobilisation before the first claim; 60-day terms after it.
- [Wholesale and distribution](https://www.homesec.com.au/business-loans-for-wholesalers/): supplier deposits months before customers pay.

## Company
- [About HomeSec](https://www.homesec.com.au/about-us/): entity, ABN, address, named credit team, regulatory position.
- [Editorial policy](https://www.homesec.com.au/editorial-policy/): how content is produced (largely by AI, published automatically, not every page read by a person first), what the author and reviewer named on a page do and do not mean, and how corrections are made.
- [Entity overview](https://www.homesec.com.au/ai/): HomeSec Business Finance in plain statements - legal entity, ABN and ACN (checked on ABN Lookup 13 October 2026), address, what it lends against and what it does not do, that a person decides every loan, and how to verify the company against public registers.
- [Contact](https://www.homesec.com.au/contact-us/): one office, direct numbers, and the hours a person answers.
- [Client stories](https://www.homesec.com.au/reviews/): settled files with amounts, timelines and exits. Independent rating on Trustpilot.
- [For brokers](https://www.homesec.com.au/brokers/): scenarios, what is needed to quote, and what HomeSec does not ask a broker's client for.
- [Unsecured cash flow loans, declined deals for brokers](https://www.homesec.com.au/brokers/unsecured-cash-flow-loans/): the deal a client's bank or cash flow lender declined, or offered too little on - why the first lender said no, a side-by-side of a typical cash flow lender and HomeSec, up to six months with no scheduled repayments against repayments that often start almost straight away, and four example files with the details changed.
- [Product matrix for brokers](https://www.homesec.com.au/homesec-product-matrix/): the HomeSec lending matrix as a downloadable PDF - loan amounts, LVRs, security, the open term, the Simple Seven, where HomeSec lends and where a scenario fits.
- [Brokers and referral partners](https://www.homesec.com.au/partners/)
- [Partner with us](https://www.homesec.com.au/partner-with-us/): the three partner programmes — Broker Partner, Referral Partner and Affiliate Partner — who each suits and how they are paid.
- [Partner application form](https://www.homesec.com.au/partner-application-form/): where an accredited partner lodges a client's application, through the partner portal.
- [Where we lend](https://www.homesec.com.au/locations/)
- [Privacy and collection statement](https://www.homesec.com.au/privacy-statement-consent/): what is collected and why, and the automated decision-making disclosure.

## Regulatory
HomeSec provides credit wholly and exclusively for business and investment
purposes. Credit provided for those purposes is not regulated by the National
Credit Code, and the protections available to consumer borrowers do not apply.
HomeSec does not hold and is not required to hold an Australian Credit Licence
for that lending, and is not a member of an external dispute resolution scheme.