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Commercial Mortgage Financing for Canadian Investors

Built for active investors, developers, and operators scaling commercial portfolios across Canada — multi-family, office, retail, industrial, and mixed-use. We qualify deals on property cash flow using DSCR, not personal income limits, and shop 50+ lenders to land your best commercial mortgage rate. Most clients are financing acquisitions, refinances, and value-add projects from $1M up.

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1

Strategy Call

Discuss your commercial financing goals

2

Custom Solution

We structure the right financing package

3

Close & Grow

Get funded and scale your portfolio

Why Choose Us

A Commercial Mortgage Broker Built for Investors

Big banks make commercial financing slow and rigid — the wrong fit when you are competing to close. As an investor-owned commercial mortgage brokerage, we structure deals around what actually matters — rental income, NOI, and DSCR — and move at the pace experienced operators scaling 5–300+ doors expect.

50+
Lender Partners
$2B+
Total Financing
5-95%
LTV Range
15+
Years Experience

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 commercial mortgage calculator, CMHC MLI Max Loan Calculator, and DSCR tools to run the numbers before you call. Know your payment, DSCR, and max loan 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 next commercial deal?

Bring your pro forma, rent roll, or deal numbers — we will tell you what it qualifies for and which lender fits. Built for investors and operators with active deals.

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Financing by Property Type

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 Financing

What's Included

  • CMHC insured from 5% down
  • Conventional from 20% down
  • DSCR-based qualification
  • 5 to 300+ units
  • Amortization up to 40 years

Office

Office building financing for single-tenant, multi-tenant, and medical office properties. We work with lenders who understand office market dynamics and tenant quality.

Explore Office Financing

What's Included

  • Single and multi-tenant buildings
  • Medical and professional office
  • Net lease structures
  • Tenant quality evaluation
  • Terms from 5-25 years

Retail

Shopping centres, strip malls, standalone retail, and restaurant properties. Lenders evaluate anchor tenants, lease terms, and foot traffic to determine financing.

Explore Retail Financing

What's Included

  • Shopping centres and strip malls
  • Single-tenant net lease
  • Restaurant and food service
  • Anchor tenant evaluation
  • CAM and lease analysis

Industrial

Warehouse, distribution, manufacturing, and flex space financing. Industrial properties often have strong DSCR ratios and long-term tenants that lenders love.

Explore Industrial Financing

What's Included

  • Warehouse and distribution
  • Manufacturing facilities
  • Flex space and light industrial
  • Strong DSCR properties
  • Long-term lease structures

Mixed-Use

Properties combining residential, retail, and office space. Mixed-use requires lenders who understand how to underwrite multiple income streams under one roof.

Explore Mixed-Use Financing

What's Included

  • Residential over retail
  • Live-work spaces
  • Multiple income stream evaluation
  • Zoning and usage expertise
  • Creative financing structures

Development

Ground-up construction and major renovation financing. From land acquisition through completion, we structure deals that get your project built and leased.

Explore Development Financing

What's Included

  • Land acquisition loans
  • Construction draw financing
  • Pre-sale and pre-lease programs
  • Construction-to-permanent
  • Phased development
Trusted by Investors

What Our Clients Say

4.8/5 (116 Google reviews) — LendCity Mortgages

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FAQ

Questions About Commercial Mortgage Solutions for Every Property

Everything you need to know about commercial mortgage solutions for every property.

Commercial Basics

Commercial mortgages are underwritten primarily on the property's income (NOI) and DSCR, whereas residential mortgages focus on personal income and credit. Rates are typically higher, and terms range from 1 to 25 years. Additionally, commercial properties require more extensive due diligence, such as environmental assessments and structural reports.
Debt Service Coverage Ratio (DSCR) is the property's Net Operating Income divided by its annual debt obligations. Lenders typically look for a DSCR of 1.2x or higher to ensure the property can cover its mortgage payments. It is the single most important metric in commercial lending.
Down payments vary by property type. While CMHC-insured multi-family can be as low as 5% down, most conventional commercial mortgages (office, retail, industrial) require 25% to 35% down.
Lenders require a Phase 1 Environmental Site Assessment (ESA) to ensure there is no contamination on the property. If the Phase 1 shows potential issues, a Phase 2 (soil testing) may be required. This is standard for almost all commercial real estate transactions in Canada.

Rates, Terms & Strategy

Commercial rates are pegged to Government of Canada bond yields plus a lender spread based on property risk. CMHC-insured multi-family runs 4.25%–5.25%; conventional stabilized deals 5.0%–6.5%. See our live commercial mortgage rates hub for current ranges by property type and province.
Yes, most commercial mortgages have "Yield Maintenance" or "Defeasance" penalties if you pay them off early. Unlike residential mortgages where the penalty is often 3 months' interest, commercial penalties can be substantial. We help you choose terms that match your investment horizon.
Recourse debt means the lender can go after your personal assets if the property defaults. Non-recourse debt (often available for CMHC or high-quality stabilized assets) limits the lender's recovery to the property itself.
Yes. Mixed-use properties (e.g., retail on the main floor, residential above) are very common. Lenders evaluate both income streams, though they often require the commercial portion to be less than 50% of the square footage for certain residential-leaning programs.

CMHC Programs

MLI Select is a points-based mortgage insurance program for multi-family properties that offers incentives like lower premiums, higher LTVs (up to 95%), and longer amortizations (up to 50 years) for meeting affordability, accessibility, and energy efficiency targets.
Commercial deals take longer than residential. Expect 45 to 90 days from application to funding, depending on the complexity of the property and the speed of third-party reports like appraisals and environmental assessments.

Still have questions about commercial mortgage solutions for every property?

Talk to an Expert

Ready to Take the Next Step?

Our team of experts is here to help you find the best financing solutions for your goals.

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