For brokers
You keep the home lending. Refer the business lending.
Your client's business loan is not worth losing your client over. Commercial credit is a different trade, and you have two doors: refer it to a specialist who will never touch the home loans, or keep the deal and we build the file underneath it.
The problem, told straight
Commercial is a different trade, not an easier one
Commercial is a different trade.
Different policy, different packaging, different lenders, different failure modes. A brilliant resi broker, ex-banker included, takes on a business file and finds that structuring a deal as a broker is nothing like approving one inside a bank. No credit team down the hall, no single policy to lean on. It took Nick years on this side of the desk, after banking, to master it.
The file work does not scale.
Rebuilding a vendor P&L, evidencing add-backs and testing covenants takes days you do not have. Every hour you spend building a financial model is an hour you are not settling home loans, at the rates you actually write.
A decline burns your client.
A commercial deal presented the resi way gets declined on presentation, not merit. Every knock-back costs time, standing with a credit team you rarely deal with, and sometimes the client you did not want to risk in the first place.
Two doors
Refer the deal, or keep it. Either way you win.
Both doors keep you in front of the client. Pick the one that fits the deal in front of you.
Door 1: Refer the deal
Refer the business lending. Keep the home lending, forever, in writing.
We run the business and commercial lending as a specialist. You refer the deal, and the terms of that referral are stated plainly in writing at engagement. We do not compete for a referred client’s home lending, now or later. It is written into the referrer agreement and it holds: a broker-introduced client stays with their broker.
You stay the broker who introduced them, you keep the home loan that is your bread and butter, and the business deal is handled by someone who does commercial credit all day. Your resi book is safe for a better reason than a promise: we arrange commercial finance only and offer no consumer credit at all, home loans included, so there is nothing here to take it with.
Door 2: Keep the deal, we build the file
You lodge it. We build the numbers underneath.
Want to write the commercial deal yourself? Keep it. We build the file behind it at standard pricing: the serviceability model, submission packs, information memorandums and Submission Rescue for a decline. Pick one piece or several, and combining multiple services on the same matter attracts a bundle discount. Your name on the submission, our workings under it. The file work that would cost you days of resi time takes us a fraction of it, because this is what we do all day.
You keep the lodgement and you keep the revenue. On Door 2 we do not take the lodgement, and that is written into the engagement rather than promised here.
Why this comes from the credit side
Built by someone who has sat on your side of the file.
This is not a writing service. Nick has spent 8+ years in commercial and acquisition finance and arranged $200M+ across development, construction and private lending, after years inside a bank before that. The models and submissions here are built by someone who knows exactly what makes an assessor say yes, ask questions, or decline.
On a deal you send us that experience is the product, not the competition. Clients who arrive through you stay yours, and it is in the engagement rather than on this page.
For resi-first brokers, this is an edge that did not exist before. Write the commercial deal, keep the client and keep the revenue on the lodgement, with a Commercial Broker of the Year finalist building the finance documents behind it. The file work that would cost you days of resi time takes us a fraction of it, because this is what we do all day. Make your money in residential, make money in commercial, and never trade one for the other.
$200M+
Arranged across development, construction and private lending
8+ years
In commercial and acquisition finance
Top 10
Broker recognition
Gold Club Elite 2025 · Commercial Broker of the Year finalist 2025 · Multiple MFAA award nominations
Figures relate to finance arranged by Nicholas Clunes through his broking businesses, Andorra Private and The Lending Lab.
Four ways brokers use us
Workhorse, rescue, pre-check, or referral
The complex-deal workhorse
You lodge the deal; we build the model and the documents behind it. Earnings rebuilt from source documents, debt structured, capacity demonstrated the way an assessor reads it. Your name on the submission, our workings underneath it.
The decline rescue
A deal knocked back on presentation is not a dead deal. We work out why it failed, rebuild the earnings case from source documents and restructure the presentation for the next lender. You re-lodge. If the deal genuinely does not service, we tell you before you burn another lender. $950, 3 business days.
The capacity pre-check
A client wants a new facility for the business they already run, and you want to know what the numbers support before you pick a lender. We model the proposed debt into their actual financials at the test rate, from $100k upwards. Fixed fee, client-owned workbook, and the lodgement stays with you. $1,850, 5 business days.
The due diligence referral
Your client is buying a business and the vendor's numbers are doing the heavy lifting in your serviceability case. If those numbers are wrong, your deal is wrong. Refer the client for buyer-side due diligence and the verified earnings figure feeds straight into your submission. One set of numbers, source to settlement.
How it plays out
A broker sent us clients buying a carwash alongside the business they already ran. The path of least resistance was an expensive second mortgage repayable within 12 months. Our worksheet built the combined servicing case instead, and it passed every covenant with roughly $140,000 of surplus. The broker lodged the rebuilt file, and a major bank approved a facility just under $1m at a sharp rate over 15 years. The clients stayed with their broker. The full case study
And when the answer is no, it is a fast no. Another broker sent us a multi-entity family group; our consolidated workbook, family tree included, showed no servicing evident. The broker had the verdict within days, in a document they could put in front of the client, with the exact changes needed before the deal could get over the line. No lodgement burned, no weeks lost.
Details anonymised and figures materially altered. Outcomes depend on individual circumstances and lender criteria.
Proof
Every one of these deals had been to other brokers before it got to us
Not a comment on anyone. Commercial is a different trade, and these are what it looks like when the file is built for it. Both were financed and structured by Nick and his team after they had already been elsewhere and been knocked back.
Case Study A: industrial value-add
Declined twice. Then $1.5m of equity in nine months.
A run-down metro Brisbane industrial property, bought off private treaty. It had been to other brokers and been knocked back before it reached us. We rebuilt the financial story, structured the debt for the condition and the value-add plan, and got it approved. Nine months on it carried over $1.5m of new equity, sitting outside the client’s business.
Case Study B: CBD retail centre
The bank said no. The asset shows a projected 55% IRR.
A freehold multi-tenant CBD retail centre in Brisbane. It too had been to other brokers and been knocked back before it reached us. We structured the leverage that made the deal work and kept the client’s business balance sheet out of it, so they could buy a multi-million-dollar asset without touching the business that funds their life.
Real figures, anonymised. Projections labelled as projections. Outcomes depend on individual circumstances and lender criteria.
How it works
Send us the scenario, and the client stays yours
1
Send us the scenario
Bring a live deal or a recent decline before you send it anywhere else. Email the financials or book a call with Nick. The first scenario gets a no-cost read on whether we can add anything, and which door fits.
2
We scope it
Your client gets a fixed fee in writing within two business days, straight off the standard schedule on our pricing page. The schedule is the same number for everyone.
3
Your client engages us
The engagement and the terms sit with your client. With their consent, you see everything we see.
4
You lodge
On Door 2, documents are delivered with a walkthrough call so you can defend every number in the file. Then 30 days of follow-up support, including help responding to credit's questions after lodgement.
Products and fees
Door 2: one schedule, on the site, the same for everyone
Standard pricing, the same whether you refer the deal or lodge it yourself. There is no referral rate and no channel rate, so nothing your client is quoted depends on how they arrived.
What a broker-referred client typically buys
| Product | Fee | Turnaround |
|---|---|---|
| The Model: serviceability model (lender worksheet) | $1,850 | 5 business days |
| Debt Capacity Assessment, for new debt in an existing business | $1,850 | 5 business days |
| Information memorandum, for larger or more complex facilities | $3,500 | 10 business days |
| Submission Rescue, for declined files | $950 | 3 business days |
The Model: serviceability model (lender worksheet)
- Fee
- $1,850
- Turnaround
- 5 business days
Debt Capacity Assessment, for new debt in an existing business
- Fee
- $1,850
- Turnaround
- 5 business days
Information memorandum, for larger or more complex facilities
- Fee
- $3,500
- Turnaround
- 10 business days
Submission Rescue, for declined files
- Fee
- $950
- Turnaround
- 3 business days
Fees assume the standard information request is met.
You will not find the funding request here. The written submission is your job, so we only write the funding request and lender summary when The Lending Lab is arranging the finance. When you are lodging, the case is yours; we build the numbers underneath it.
The consolidated fee schedule, including due diligence, is on the pricing page.
The one you cannot do yourself
A second set of eyes, on a deal you keep.
Whoever is arranging the finance is on one side of the transaction. That is not a criticism, it is the structure, and it applies to us on our own deals exactly as it applies to you on yours. It is why our fee for testing the earnings is fixed and payable whichever way the numbers land, and why we say so on every page that sells the work.
On a deal you are arranging, we are not the ones arranging it. The buyer engages us directly, the fee comes from them, and the conclusion is whatever the evidence supports. You are not handing over work you could have done, you are adding a set of eyes that is not yours or the vendor’s. The submission stays yours, the lodgement stays yours, and the client is better protected than if nobody had tested the numbers at all.
The documents are a different question, and the honest answer there is that plenty of brokers build their own. That one is about time and capacity, which is what the section below is for.
Wholesale, for brokers who build their own
You could do this. The question is whether it fits the week you are already having.
Some brokers would rather buy the modelling than refer the client, and put their own name on what goes to credit. That is a different arrangement from a referral: you are the client, not the referrer. You scope the matter, you hold the relationship, and the work comes back to you to lodge.
It works because you supply complete records, which is most of what makes a file quick. Trade rates are confirmed in writing rather than set out here, which is the one exception on this site to every fee being on the page, and it exists because the rate depends on volume and on how much of the scoping you do yourself.
Finance documents only. Not due diligence.
Wholesale covers the modelling and the submission documents. It never covers due diligence, because the value of that product is that the buyer engages us directly and the fee is theirs, payable whichever way the analysis lands. Sold to you at trade rates it becomes something you commissioned, on a deal you are arranging, and it stops being worth what your client is paying for it. Due diligence stays a referral, at the standard fees, which are the same for everyone.
The conflict question, answered up front
We are a brokerage. Here is exactly where that leaves you.
We are not going to bury this. Andorra is a commercial finance brokerage and takes its own direct clients, so on the open market we are a competitor. Any page that told you otherwise would be selling you something. What matters to you is what happens to a deal you send us, and that is a narrower question with a firm answer.
On broker-referred work, your client is your client. We do not pitch, cross-sell or accept finance mandates on a deal referred by a partner broker, and on Door 2 we do not take the lodgement. That is not a promise made on a marketing page, it is in the engagement you sign and in our terms. The incentives point the same way: we win when partner brokers send us the next deal, and poaching one client would cost us the channel.
And the largest part of that is not a commitment at all. We arrange commercial finance only. No home loans, no personal loans, nothing regulated by the National Consumer Credit Protection Act is offered through this site, which is why it sits in the footer of every page you are reading. Your residential book is not protected here by our restraint. It is outside what we sell.
The advisory fee is fixed and payable regardless of whether finance is approved or the deal proceeds, so we hold no stake in the outcome of your submission. If, knowing all of that, you would rather not use a firm that also brokes commercial deals, say so at the outset and we will tell you plainly whether we are the right fit. That commitment is written into our terms of engagement.
Referrers
Accountants and business brokers, this works for you too
Accountants: refer the transaction, keep the client
We do not do compliance. Ever. No tax, no BAS agent services, no bookkeeping, no audit, no financial statements. Your client comes to us for the transaction and comes back to you for everything else, including the structure, registrations and onboarding work the acquisition creates. Tax and structuring questions are flagged back to you in a clean handover note, and you are welcome on the debrief call.
Every other due diligence referral you could make is a competitor. We are the one that isn’t. More for accountants
Business brokers: fewer sales dying at finance
A sale that dies at finance is weeks of your work gone. Buyers who reach the bank with a tested earnings case and a lender-ready file settle more often. Point them at us early. The fee is fixed and paid by the buyer, and it is payable whatever the analysis concludes, so we say what the evidence supports and nothing else.
A tested deal is a deal that settles. More for business brokers
Read first, pay later
Free, ungated, and no lender is named in any of them. Useful to hand a client before a scoping call, and useful for your own broking business, which is a professional services firm like any other.
Want a straight read on your deal?
Book a free call with Nick. Bring the numbers you have, and we will tell you the right service level and the fixed fee. No obligation.
Common questions
Your client. The engagement, the terms and the fee sit with the borrower, which keeps your file clean and the conclusion ours to stand behind. You are noted as the client's broker and, with their written consent, you receive everything we deliver and can join the debrief call.
The schedule is the same for everyone and it is on the site. We do not publish a referral rate or a channel rate, because two clients comparing notes and finding different numbers for the same deliverable is worse than any discount is worth. Where a discount is agreed it happens at scoping, in writing, before the work starts, and it is never contingent on a finance outcome.
Not on your deal, and it is written into the engagement rather than promised on a web page. A client you introduce stays yours, the documents are built to be lodged through you, and we do not approach them. Be aware of the change though, because it is fair for you to weigh it: we do arrange finance directly for our own clients now, so we are a brokerage as well as a white-label desk. If you would rather not use a firm that also brokes commercial deals, say so at the outset and we will tell you plainly whether we are the right fit.
We can evidence it properly, which is usually what a marginal file is missing. What we will not do is massage the numbers. Every figure we present is supported by source documents, and if the deal does not service we say so. The fee is the same whichever way the analysis lands. That discipline is why a file with our name on it gets a fair reading.
For scoping, the target's last three years of financial statements and the contract if there is one. We confirm the right pack and the fixed fee in writing within two business days, at no charge. On engagement we issue the standard information request: BAS lodgements, bank statements, general ledger, payroll and leases.
Submission Rescue is $950 with a three business day turnaround, from receiving the file and the decline reasons. We work out why it failed, rebuild the earnings case from evidence and restructure the presentation for the next lender.
No. We do not provide tax advice, BAS agent services, bookkeeping, audit or financial statement preparation. Anything with tax or structuring implications is flagged in a clean handover note for the client's accountant. The transaction work sits with us, and the compliance work stays exactly where it was.
Send us the scenario before you send it anywhere else. Bring a live deal or a recent decline, and the first one gets a no-cost read from Nick on whether we can add anything, and which door fits.
Book a call