Complex commercial deals are our core strength.
We finance a wide range of commercial asset classes across BC and Alberta — with lender depth and structuring expertise that goes well beyond a bank's commercial desk.
From Schedule-A banks to private capital — all three lanes covered.
Commercial files fall into three distinct funding lanes. The right lane depends on the asset, the sponsor, and the timeline.
Which commercial lender is right for your deal?
Three capital lanes, three very different cost-of-capital, leverage and underwriting profiles. We size every file against all three before recommending a lane.
Cheapest conventional capital. Requires full financials, rent roll, environmental, and net-worth/liquidity coverage of the loan.
Lowest cost of capital in Canada for rental. 6–9 month commitment runway and CMHC point thresholds (50 / 70 / 100) drive leverage and amortization.
Used when timing, asset, or borrower doesn't fit a bank. Paid out by a refinance into conventional/CMHC or a sale at stabilization.
Common commercial-financing questions.
What is a commercial mortgage in BC?+
A commercial mortgage finances income-producing or business-use real estate — multi-family rental (5+ units), mixed-use, retail, industrial, office, owner-occupied premises, and ALR/farm. Unlike residential mortgages, underwriting is driven by the asset's net operating income, debt-service coverage ratio (DSCR), and the sponsor's net worth and liquidity rather than personal income alone.
How much do I need to put down on a commercial loan in BC?+
Conventional commercial lenders typically require 25–35% equity (65–75% LTV). Owner-occupied commercial can go to 75–90% LTV with SBL/CSBFP support. CMHC MLI Select multi-family can stretch as high as 95% LTV on acquisition and refinance. Private commercial bridges typically top out at 70–75% of as-is or as-complete value.
What's the difference between a commercial mortgage and a commercial loan?+
In Canada the terms are used interchangeably. Both describe debt secured by commercial real estate. A 'commercial mortgage' is registered against title and is the standard long-term financing product. A 'commercial loan' may refer to a shorter-term, sometimes unregistered facility (bridge, mezzanine, or working-capital secured by the asset). Pricing, term, and amortization differ — the registration mechanics rarely do.
What DSCR do commercial lenders require?+
Schedule-A banks and credit unions typically require a 1.20–1.35x debt-service coverage ratio, stress-tested at the contract rate plus 200 bps or a 5.25% floor — whichever is higher. CMHC MLI Select underwrites to a 1.10x DSCR at a 1.10 debt-coverage ratio under its point-tiered framework. Private commercial lenders underwrite to the exit, not the in-place DSCR, so a stabilized 1.0x or lower can still close.
How long does a commercial mortgage take to close?+
Plan on 45–75 days for a conventional commercial mortgage from a Schedule-A bank or credit union, 60–120 days for CMHC MLI Select (CMHC turnaround drives the timeline), and 10–25 days for a private commercial bridge with an appraisal in hand. Environmental Phase I, appraisal, and legal/title typically set the critical path.
Can I refinance a private commercial mortgage into a bank?+
Yes — and it's one of the most common files we run. Stabilize the asset (rent roll, leases, NOI, expense ratios), order a current appraisal and Phase I, then place the file with a conventional or CMHC-insured lender at materially lower cost of capital. The right window is usually 12–24 months after the private loan funded, once trailing financials support bank-grade DSCR.
Does CMHC insure commercial mortgages?+
CMHC insures multi-family residential commercial mortgages through MLI Select and MLI Standard — 5+ unit purpose-built rental, including acquisition, refinance, and construction. CMHC does not insure retail, industrial, office, mixed-use commercial, or owner-occupied commercial. Those files are placed conventionally or through private capital.
What is an owner-occupied commercial mortgage?+
An owner-occupied commercial mortgage finances the premises a business operates from — typically when the business occupies more than 50% of the rentable area. Underwriting blends the business's cash flow with any tenant income. Leverage and rate are usually stronger than pure investment commercial, and CSBFP/SBL programs can extend leverage further on qualifying owner-occupied deals.
Access to conventional commercial lenders, CMHC multi-unit programs, and private commercial capital. If another lender said no to your commercial file, talk to us first.
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