Lease doc commercial loans: using the lease to support a commercial property loan

Last updated 6 November 2026 · Reviewed by 360 MMS Compliance

What is a lease doc commercial loan?

With most loans, you show you can repay from your own income. A lease doc loan works differently: the main evidence is the lease on the property and the rent the tenant pays under it. That makes it a natural fit for investors who own, or are buying, a commercial property with a tenant already in place, and for business owners whose own business or a related company leases the premises.

Lease doc doesn't mean the rest of your situation is ignored. Your broker will still ask about your finances, and the property, its value and its location all matter.

What does a lease doc loan look at?

The lease is at the centre of the application. In general terms, it's assessed on:

• The tenant: who is renting the property and what kind of business they run.
• The lease itself: how much of it is left to run.
• Who it's with: a lease to an unrelated tenant, or to your own business or a related company, can be considered, subject to the lender's criteria.
• What it covers: the lease has to be on the property you're borrowing against.

Your broker will tell you which lease and rental documents to provide, such as a copy of the signed lease.

Full doc, alt doc or lease doc: which fits?

Can you get a commercial loan without full financials?

Often, yes. There are two main routes when your financials aren't current or don't tell the full story:

• Alt doc: you sign a declaration of your income and back it with evidence such as BAS, business bank statements or a letter from your accountant.
• Lease doc: where the property is leased, including to your own business or a related company, the lease and the rent become the main evidence, subject to the lender's criteria.

Each has its own criteria. Your broker will assess your income and financial situation and explain which approach may suit the deal.

Can you finance a warehouse or industrial property?

Yes, warehouses and industrial premises are among the property types that can be considered, along with offices, shops and other retail property, for purchase or refinance. Where the property is and how it's used both matter, and the valuation plays a big part.

Some specialised property may be accepted with extra conditions, while other specialised property isn't accepted. Vacant land is considered only by exception. If your property is unusual, ask your broker to check it early, before you commit to a purchase.

What are the pros and cons of a lease doc loan?

Possible pros:

• The lease and the rent can support the application, rather than your own business financials alone.
• It can suit owners whose financials are behind but whose property has a lease in place.
• A lease to your own business or a related company can be considered, subject to the lender's criteria.

Possible cons:

• It needs a suitable lease on the property you're borrowing against.
• The tenant and how much of the lease is left both affect the assessment, so not every lease will fit.
• Some specialised property isn't accepted, and vacant land is considered only by exception.
• Your finances, the property and its valuation still matter.

How do I apply, step by step?

1. Talk to your broker or our team. Our credit team can talk through the scenario with your broker before lodgement, so you get an early view of whether the deal is likely to fit.
2. Gather your documents. The signed lease, the rental documents your broker asks for, the property details and a summary of your finances.
3. The assessment. Your broker will assess your income and financial situation, and the lease, the tenant, the property and its valuation are assessed against lending criteria.
4. The offer. If your application is approved, you receive a loan offer and loan documents to read and sign.
5. Settlement. The loan settles, and your regular repayments begin.

How can 360 MMS help?

360 MMS is a mortgage manager. Its home and commercial loans are funded by wholesale institutional funders and arranged through accredited mortgage brokers or directly. Mortgage managers are part of the non-bank lending market. For commercial property, we can help with:

• Three documentation types: full doc, alt doc and lease doc commercial loans.
• Leases to related parties: a lease to your own business or a related company can be considered, subject to the lender's criteria.
• Property types: offices, shops, warehouses and industrial property, for purchase or refinance.
• Company and trust borrowers: some of our commercial loans can lend to Pty Ltd companies and trusts.
• Scenario support: our credit team can talk through the deal with your broker before lodgement.
• Getting started: apply through an accredited broker, or contact our team directly.

FAQs

Sources and further reading:business.gov.au: Choose your business location (leasing or buying) · business.gov.au: Apply for a business loan · ATO: Business activity statements (BAS)

General information only. It doesn't take into account your objectives, financial situation or needs, and it isn't credit, tax or legal advice. All loans are subject to lending criteria, and fees and charges apply. Kuone Pty Ltd T/As 360 MMS (ABN 81 621 683 672), Australian Credit Licence 504193.