Unlock extended amortizations up to 50 years, premium discounts, and preferential rates for your multi-unit residential property. Canada's most powerful insured financing program for rental housing.
Max Amortization
Max Premium Discount
Units Minimum
Max LTV
CMHC MLI Select (Mortgage Loan Insurance Select) is Canada Mortgage and Housing Corporation's flagship mortgage insurance program designed specifically for multi-unit residential rental properties with five or more self-contained units. This program represents the most advantageous insured financing available for Canadian rental housing developers, investors, and property owners seeking to build, purchase, or refinance multi-family assets.
Unlike conventional commercial mortgages that typically offer maximum amortizations of 25 years and require higher down payments, CMHC MLI Select enables borrowers to access amortization periods up to 50 years, loan-to-value ratios up to 85%, and significant premium discounts when social outcome criteria are met. This combination dramatically improves cash flow, reduces debt service coverage ratio (DSCR) requirements, and enhances overall investment returns.
At Mortgage Forces, we specialize in guiding property owners and developers through the CMHC MLI Select application process. As experienced commercial mortgage agents serving Ottawa and all of Canada, we understand the nuances of CMHC underwriting, documentation requirements, and how to position your application for maximum approval success and optimal terms.
Discover how MLI Select outperforms conventional financing for multi-unit residential investments across Canada.
Access amortization periods from 25 to 50 years based on social outcome criteria achieved. Longer amortizations mean lower monthly payments and improved cash flow for your investment.
Earn premium discounts ranging from 5 to 95 basis points by meeting CMHC's affordability, accessibility, and energy efficiency requirements. Discounts stack for maximum savings.
Finance up to 85% of the property value with CMHC insurance, compared to typical 65-75% conventional LTV limits. Preserve your capital for additional investments or improvements.
CMHC-insured mortgages typically qualify for interest rates 50-150 basis points lower than conventional commercial financing due to the reduced lender risk.
The federal government guarantee gives lenders confidence to offer more competitive terms, faster approvals, and greater flexibility in structuring your mortgage.
Lower debt service requirements mean properties with tighter cash flows can still qualify. CMHC uses a 1.10x DSCR threshold for standard deals.
CMHC rewards properties that contribute to housing affordability, accessibility, and environmental sustainability with premium discounts and extended amortizations.
Commit to renting a percentage of units at or below median market rent, or 30% of a target median household income. The more affordable units you commit to, the higher your score.
Provide accessible housing features beyond minimum code requirements. This includes barrier-free units, accessible common areas, and features for mobility, visual, or hearing impairments.
Achieve energy efficiency standards above minimum requirements. Properties targeting Net Zero, LEED, or significant GHG reductions earn the highest scores and premium discounts.
Your total points determine your amortization period and premium discount eligibility.
| Points Achieved | Max Amortization | Premium Discount | Ideal For |
|---|---|---|---|
| 0-19 points | 25 years | Standard premium | Standard rental properties |
| 20-39 points | 30 years | 5-15 bps | Properties with some green features |
| 40-59 points | 35 years | 20-35 bps | Affordable housing components |
| 60-79 points | 40 years | 40-55 bps | High-efficiency new builds |
| 80-99 points | 45 years | 60-75 bps | Multi-criteria projects |
| 100+ points | 50 years | 80-95 bps | Net Zero affordable housing |
CMHC MLI Select is available to a wide range of borrowers and property types across Canada. Whether you're an individual investor, a limited partnership, a corporation, or a non-profit housing provider, you may be eligible for this program.
The program covers new construction, existing property purchases, refinancing of existing debt, and renovation or improvement financing. Properties must be located in Canada and consist of multi-unit residential buildings with a minimum of five self-contained rental units.
Net Operating Income must cover debt payments by at least 110%
Finance up to 85% of the appraised value or purchase price
Self-contained residential units with rental income
Urban, suburban, and rural markets across all provinces
Individuals, corporations, partnerships, non-profits
Free consultation • No obligation
From standard apartment buildings to specialized housing, CMHC MLI Select accommodates diverse multi-unit residential investments.
Traditional multi-family apartment buildings designed and constructed specifically for rental purposes. This includes low-rise, mid-rise, and high-rise residential buildings with five or more units.
Retirement residences, assisted living facilities, and seniors-oriented housing. These properties often qualify for additional accessibility points under MLI Select criteria.
Purpose-built student accommodations near colleges and universities. These properties serve a consistent demographic with predictable demand cycles.
Office-to-residential, hotel-to-residential, or other adaptive reuse projects. Converting underutilized commercial properties to rental housing is strongly supported by CMHC.
From initial consultation to funding, we guide you through every step of the CMHC application process.
We begin with a comprehensive review of your property, investment goals, and financial position. This includes analyzing the property's potential MLI Select score based on affordability, accessibility, and energy efficiency criteria.
We compile all required documentation including property financials, rent rolls, operating statements, environmental reports, appraisals, and borrower financial information. Our team ensures everything meets CMHC's exacting standards.
We approach our network of CMHC-approved lenders to secure the most competitive terms for your deal. We prepare and submit the full application package to CMHC through the selected lender.
CMHC reviews the application, conducts their due diligence, and may request additional information. We manage all communications and respond to queries promptly to maintain momentum.
Upon CMHC approval, we finalize the mortgage commitment with the lender, coordinate legal documentation, and guide you through to successful funding and closing.
See the dramatic differences in terms, rates, and flexibility between insured and uninsured commercial mortgages.
| Feature | CMHC MLI Select | Conventional Commercial |
|---|---|---|
| Maximum Amortization | Up to 50 years | 20-25 years |
| Maximum LTV | 85% | 65-75% |
| Interest Rates | Prime + 1.50-2.00% | Prime + 2.50-4.00% |
| Minimum DSCR | 1.10x | 1.20-1.30x |
| Premium Discounts | Up to 95 bps available | Not applicable |
| Green Incentives | Significant premium reductions | Limited or none |
| Approval Timeline | 8-12 weeks typical | 4-8 weeks typical |
| Documentation | Comprehensive | Moderate |
| Personal Guarantee | Often limited or none | Usually required |
Result: $47,000 additional annual cash flow with lower down payment requirements. The investor retained an extra $900,000 in capital for additional investments.
Get answers to the most frequently asked questions about CMHC multi-unit mortgage insurance.
Discover additional financing solutions for your commercial and multi-unit investment needs.
Schedule a consultation with Dianna Grigoras to explore how CMHC MLI Select can improve your cash flow, reduce your down payment requirements, and optimize your multi-unit residential financing.
Serving Ottawa, Ontario, and all of Canada • Confidential consultations • No obligation