Commercial MortgagesBuilt for Investors
Institutional-quality commercial mortgage solutions for acquisitions $2M+ across Canada. Disciplined underwriting. Lender leverage. Results.
Commercial Real Estate Financing Expertise
Commercial real estate acquisition in Canada requires sophisticated financing strategies that differ fundamentally from residential mortgages. Whether you're acquiring an office building in Toronto, an industrial warehouse in Calgary, a retail plaza in Ottawa, or a multi-unit residential property anywhere across Canada, the financing approach must be tailored to your specific asset class, investment objectives, and risk parameters.
At Mortgage Forces, we specialize exclusively in commercial real estate financing for transactions starting at $2M. Our institutional lender relationships, disciplined underwriting methodology, and deep market expertise enable us to structure optimal financing solutions for serious Canadian commercial real estate investors.
We understand that commercial mortgages are not commodities—they are strategic instruments that directly impact your investment returns, cash flow, and long-term portfolio performance. Our role is to leverage our lender network and structuring expertise to secure terms that institutional investors expect.
Commercial Property Types
Specialized financing solutions for every commercial asset class across Canada, from core institutional properties to value-add opportunities.
How We Structure Your Financing
A disciplined, transparent process designed to secure optimal terms while meeting your timeline.
Strategic Consultation
We begin with a comprehensive review of your acquisition objectives, investment criteria, and financial position to identify the optimal financing pathway.
Property & Financial Analysis
In-depth analysis of property income, operating expenses, NOI, cap rate, DSCR projections, and market fundamentals to structure the optimal deal.
Capital Sourcing
Strategic outreach to our network of institutional lenders, life insurance companies, credit unions, and alternative capital sources.
Term Negotiation
Expert negotiation of rate, amortization, prepayment provisions, covenants, and structure to maximize flexibility while minimizing cost of capital.
Closing & Funding
Coordination of appraisals, environmental reports, legal documentation, and lender requirements through to successful closing.
Commercial Underwriting Criteria
Understanding how institutional lenders evaluate commercial mortgage applications helps you prepare stronger submissions and achieve better terms.
Loan-to-Value (LTV)
Commercial LTV typically ranges from 65-75% for conventional financing. CMHC-insured multi-unit residential may achieve up to 85% LTV with mortgage insurance.
Debt Service Coverage
Institutional lenders require minimum 1.20x-1.25x DSCR—meaning Net Operating Income must exceed annual debt payments by 20-25% minimum.
Net Operating Income
The property's annual income after operating expenses (excluding debt service) is the foundation of commercial valuation and debt capacity.
Sponsor Strength
Borrower net worth, liquidity, real estate experience, and credit profile significantly impact terms—especially for non-recourse financing.
Property Risk Profile
Asset class, age, condition, tenancy quality, lease terms, and market positioning directly affect lender appetite and pricing.
Market Fundamentals
Local vacancy rates, absorption trends, rental growth, and economic drivers influence underwriting. Primary markets typically receive favourable treatment.
Unlock Superior Terms with CMHC Multi-Unit Programs
For qualifying multi-unit residential properties (5+ units), CMHC mortgage loan insurance offers transformational advantages over conventional commercial financing—higher leverage, longer amortization, and institutional-quality rates.
Lower Cost of Capital
CMHC-insured rates typically 50-150+ bps below conventional commercial financing.
Higher Leverage
Up to 85% LTV vs 65-75% conventional—preserving equity for additional acquisitions.
Extended Amortization
Up to 50-year amortization under MLI Select improves cash flow and DSCR.
Non-Recourse Structure
Effectively non-recourse since lender recovers from CMHC insurance.
Financing Strategies
Every commercial acquisition has unique requirements. We match your deal with the optimal capital solution from our lender network.
Conventional Institutional
Fixed or floating rate financing from major Canadian banks, life insurance companies, and pension funds for stabilized, income-producing assets. Offers the lowest cost of capital for qualified borrowers.
Bridge Financing
Short-term capital for acquisitions requiring stabilization, lease-up, or repositioning before qualifying for permanent financing. Enables opportunistic acquisitions.
Alternative & Private
Non-bank capital solutions for complex situations, unique assets, or borrowers requiring creative structuring. Speed and flexibility prioritized.
CMHC-Insured
Government-backed mortgage insurance for multi-unit residential (5+ units) offering superior terms including higher LTV, longer amortization, and competitive rates.
Why Work With a Commercial Mortgage Agent?
Going direct to your bank limits your options to a single lender's appetite and pricing. Working with an experienced commercial mortgage agent opens access to dozens of capital sources, creates competitive tension, and leverages specialized expertise to secure more favorable outcomes.
40+ Lender Relationships
Access to institutional banks, life insurance companies, credit unions, and alternative lenders you can't reach going direct.
Better Terms & Rates
Competitive lender process creates leverage to negotiate pricing and flexibility beyond what borrowers achieve alone.
Faster Execution
We know which lenders are active, their current appetites, and how to package deals for quick decisions.
Deal Protection
Expert navigation of underwriting, conditions, and documentation to prevent deals from falling apart at closing.
Structuring Expertise
Creative solutions for complex situations including guarantor structures, holdbacks, and multi-property portfolios.
No Direct Cost
Broker compensation is typically paid by the lender—our expertise often costs you nothing while saving significant amounts.
Case Studies
Representative examples demonstrating our approach to structuring commercial mortgage transactions across Canada.
Mixed-Use Urban Acquisition
Complex deal requiring coordination of retail and residential income streams with multiple existing tenants and lease renewals within 18 months.
Structured institutional financing with holdback provisions for tenant improvements and lease-up reserve. Negotiated flexible prepayment to enable future refinance post-stabilization.
Closed in 52 days with rate 35bps below initial quote through competitive lender process.
Industrial Portfolio Acquisition
Portfolio of three industrial properties with varying ages and tenant profiles requiring consolidated financing under single facility with cross-collateralization flexibility.
Cross-collateralized structure with blended terms across properties. Achieved portfolio premium on pricing while maintaining individual property release provisions for future dispositions.
Secured financing at 85bps over benchmark with full release provisions on individual assets.
CMHC MLI Select Financing
Purpose-built rental with below-market rents requiring capital repositioning while maximizing leverage and minimizing carrying costs during renovation period.
CMHC MLI Select financing with 45-year amortization and rate discount for energy efficiency commitments. Structured renovation reserve with controlled disbursement aligned with unit turnover.
Annual debt service savings of $127,000 vs conventional financing with superior cash-on-cash returns.
Frequently Asked Questions
Common questions about commercial mortgage financing in Canada.
Ready to Finance Your Next Commercial Acquisition?
Let's discuss your property, your objectives, and how we can structure optimal financing from our network of 40+ institutional lenders.