Closed in 2026 · Published September 13, 2026
- Commercial
- Medical clinic
- Healthcare practice
- Commercial real estate
- Leasehold improvements
- Operating line
- Total facilities
- About $1.8 million
- Property purchase
- $770,000
- Down payment
- None
- Interest-only
- First two years
The Situation
The clients were purchasing commercial real estate for a medical clinic on the North Shore, a $770,000 property. Acquiring the premises was only one part of the project. The space also needed leasehold improvements, and the clinic needed operating liquidity to open and run properly.
A commercial mortgage by itself would have financed the premises without addressing the full cost of getting the clinic ready to operate.
The Challenge
The project needed four credit facilities, each with its own purpose: the real estate, the leasehold improvements, a business operating line of credit and a corporate credit card.
The clients also wanted to keep their own capital rather than put it into a down payment. The challenge was to present the property, the build-out and the operating needs as one healthcare project instead of four separate borrowing requests.
The Solution
We presented the clinic as one coordinated project and arranged four facilities around its actual needs:
- A $770,000 real estate loan on the $770,000 property, on a 25-year amortization.
- An $800,000 leasehold-improvement term loan, on a 12-year amortization.
- A $200,000 operating line of credit.
- A $50,000 corporate Visa on regular card terms.
The real estate loan, the leasehold loan and the operating line are all priced at prime minus 0.25% in 2026. Both term loans are fully open, repayable at any time without a prepayment penalty, and both are interest-only for the first two years.
The Outcome
The clients received all four facilities, about $1.8 million in total, with no down payment required.
The total is not the property mortgage's loan-to-value. It combines a property loan equal to the purchase price with separate financing for the build-out and for operating credit.
The premises, the fit-out and the working capital were financed as one project, with open repayment on both term loans and two years of interest-only payments while the clinic establishes itself. Clinic and practice financing like this is handled today through HealthcarePracticeFinancing.ca.