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Commercial Mortgage Financing in Vancouver, British Columbia

Metro Vancouver's chronic housing undersupply and institutional rental demand make commercial multi-family financing exceptionally competitive. LendCity arranges CMHC MLI Select and conventional commercial mortgages for Vancouver sponsors — qualifying on property NOI and DSCR while navigating BC's foreign-buyer rules, Speculation Tax zones, and high per-door construction costs.

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1

Strategy Call

Discuss your Vancouver commercial financing goals

2

Custom Solution

We structure the right financing package for your deal

3

Close & Grow

Get funded and scale your Vancouver portfolio

Vancouver Commercial

Commercial Mortgage Broker for Vancouver Investors

Vancouver commercial deals require precise leverage modelling — land costs and construction per door are among Canada's highest. We access CMHC MLI Select for 95% LTV multi-family, plus retail, industrial, and mixed-use programs across Vancouver, Burnaby, Surrey, and the Fraser Valley.

50+
Lender Partners
5-95%
LTV Range
<1.5%
Vacancy Rate
$2B+
Total Financing

Cash Flow Underwriting

Commercial mortgages in Vancouver are evaluated on Net Operating Income and DSCR — not your personal tax returns. Your property's earning potential determines what you qualify for.

All Property Types

Multi-family apartments, office buildings, retail plazas, industrial warehouses, and mixed-use — we have lender relationships for every commercial property class in Metro Vancouver.

CMHC Insured Programs

Access CMHC MLI Select and standard multi-family insurance programs offering the lowest rates in Canada — sometimes under 4.5%. We handle the entire CMHC application for Vancouver sponsors.

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 Vancouver deal.

Vancouver Market Expertise

We know Vancouver's cap rates, vacancy trends, and lender appetite for purpose-built rental, laneway and infill multi-family, industrial logistics, and mixed-use TOD — so your file gets structured for the cleanest underwriting path.

Investor-Owned Brokerage

Our team owns commercial real estate. We understand cap rates, NOI optimization, and value-add strategies in Vancouver because we do it ourselves.

Ready to finance your next Vancouver commercial deal?

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

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Financing by Property Type

Commercial Mortgage Solutions in Vancouver

Whether you're acquiring an apartment building in Downtown, refinancing retail in Metro Vancouver, or developing mixed-use in Vancouver, 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

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FAQ

Questions About Commercial Mortgage Solutions in Vancouver

Everything you need to know about commercial mortgage solutions in vancouver.

Vancouver Commercial Mortgages

Your bank only offers their own products. We shop your Vancouver deal across 50+ lenders — banks, credit unions, and alternative commercial financiers — to find the lowest rate, best leverage, and fastest close. BC lenders scrutinize pro-formas heavily in Vancouver. CMHC MLI Select affordability points are easier to capture given the gap between market rent and AMR, and energy points align with BC Energy Step Code builds.
We finance purpose-built rental, laneway and infill multi-family, industrial logistics, and mixed-use TOD across Downtown, Kitsilano, Burnaby Metrotown, Surrey City Centre, and Fraser Valley growth nodes. Deals are qualified on NOI and DSCR with CMHC MLI Select available for 5+ unit multi-family and conventional programs for office, retail, and industrial assets.
Expect 45 to 90 days from application to funding for Vancouver commercial deals, depending on property complexity and third-party reports (appraisal, Phase 1 environmental). CMHC-insured multi-family files may take longer due to CMHC review.
Most conventional lenders look for 1.20x–1.25x DSCR on stabilized Vancouver assets. CMHC MLI Select requires 1.10x minimum, often achievable with extended amortization on strong Metro Vancouver rents.

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.

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4.8/5 (116 Google reviews)
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