Commercial Mortgage Financing in Canada
Financing for commercial properties across Canada — multi-family, office, retail, industrial, and mixed-use. We qualify deals on property cash flow using DSCR, not personal income limits. Access 50+ lenders for the best commercial mortgage rates.
Strategy Call
Discuss your commercial financing goals
Custom Solution
We structure the right financing package
Close & Grow
Get funded and scale your portfolio
Commercial Mortgage Expertise That Banks Can't Match
Traditional banks impose rigid qualification criteria that don't work for commercial properties. We connect you with specialized lenders who evaluate your deal on what matters — rental income, NOI, and property potential.
Cash Flow Underwriting
Commercial mortgages are evaluated on Net Operating Income and DSCR — not your personal tax returns. This means your property's earning potential determines what you qualify for.
All Property Types
Multi-family apartments, office buildings, retail plazas, industrial warehouses, mixed-use developments — we have lender relationships for every commercial property class.
CMHC Insured Programs
Access CMHC MLI Select and standard multi-family insurance programs that offer the lowest rates in Canada — sometimes under 4%. We handle the entire application process.
Flexible Down Payments
Commercial mortgages range from 5% down (CMHC-insured multi-family) to 25-35% for conventional commercial. We find the lowest down payment option for your situation.
Free Calculators
Use our CMHC MLI Max Loan Calculator and DSCR Loan Calculator to run the numbers before you call. Know your maximum loan amount and cash flow position upfront.
Investor-Owned Brokerage
Our team owns commercial real estate. We understand cap rates, NOI optimization, value-add strategies, and portfolio scaling because we do it ourselves.
Ready to finance your commercial property?
Let's discuss your deal and find the right financing solution.
Commercial Mortgage Solutions for Every Property
Whether you're acquiring an apartment building, refinancing an office tower, or developing a new retail plaza, we connect you with lenders who specialize in your property type.
Multi-Family
Apartment buildings and 5+ unit properties. CMHC-insured programs with as little as 5% down, conventional options with competitive rates, and DSCR-based qualification for investors.
Explore Multi-Family FinancingWhat's Included
- CMHC insured from 5% down
- Conventional from 20% down
- DSCR-based qualification
- 5 to 300+ units
- Amortization up to 40 years
What Our Clients Say
Commercial Mortgage Questions
Everything you need to know about commercial mortgage financing in Canada. Can't find your answer? Book a call with our team.
Commercial Mortgage Basics
A commercial mortgage is a loan secured by commercial property — any real estate used primarily for business or investment income rather than as a personal residence. This includes apartment buildings (5+ units), office buildings, retail spaces, industrial properties, and mixed-use developments. Commercial mortgages are evaluated based on the property's income potential rather than the borrower's personal income.
Commercial mortgage rates in Canada typically range from 3.95% to 7.95% for conventional mortgages. CMHC-insured multi-family mortgages can be significantly lower — sometimes under 4%. Rates depend on property type, location, occupancy, tenant quality, loan-to-value ratio, and amortization period. Contact us for a rate quote specific to your deal.
Down payment requirements vary by program: CMHC-insured multi-family properties require as little as 5% down, conventional commercial mortgages typically require 20-35% down, and higher-risk properties (vacant, development) may require 35-50%. We find the program with the lowest down payment for your situation.
Qualification & Underwriting
Commercial lenders focus on the property's financials: Net Operating Income (NOI), Debt Service Coverage Ratio (DSCR — typically 1.20x minimum), occupancy rates, tenant quality and lease terms, property condition, and market comparables. Your personal financials matter less than in residential lending — the property's cash flow is the primary qualifier.
DSCR (Debt Service Coverage Ratio) measures whether your property generates enough income to cover its debt payments. A 1.25x DSCR means the property earns 25% more than needed to pay the mortgage. Most commercial lenders require 1.20-1.30x minimum. Use our free DSCR Calculator to check your numbers before applying.
Yes. Unlike residential mortgages, commercial financing focuses on the property's income — not yours. DSCR-based lending evaluates whether the property's rental income covers the mortgage payment. If the property cash flows, you can qualify regardless of your personal T4 income.
CMHC & Special Programs
CMHC MLI Select is a mortgage insurance program for multi-family rental properties (5+ units) that offers premium reductions when your building meets affordability, accessibility, or energy efficiency criteria. It can lower your insurance premium, reduce your interest rate, and increase your maximum amortization to 50 years. Use our CMHC MLI Max Loan Calculator to see your maximum insured loan amount.
CMHC mortgage insurance is available for purpose-built rental properties with 5 or more units, including standard apartments, seniors housing, and student housing. The property must be in Canada, have a stabilized occupancy rate, and meet CMHC's underwriting standards. Retail, office, and industrial properties do not qualify for CMHC insurance.
CMHC applications typically take 60-120 days due to their thorough review process. The timeline includes document preparation, CMHC underwriting review, appraisal, and environmental assessment. The lower rates and better terms often make the wait worthwhile — but if you need to close fast, conventional financing can close in 30-60 days.
Rates, Terms & Structure
Standard commercial mortgages offer 15-25 year amortization. CMHC-insured mortgages can go up to 40 years (or 50 years with MLI Select). Longer amortization means lower monthly payments and better cash flow, though you'll pay more interest over the life of the loan.
Commercial rates are typically 0.50-2.00% higher than residential rates because commercial properties carry more risk. However, CMHC-insured multi-family rates can be comparable to or lower than residential rates due to the government backing. The rate spread depends on property type, location, and deal structure.
Have a question about commercial financing?
Talk to an Expert