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.
The file types we handle.
From stabilized multi-family to a specialized oilfield yard — if it's commercial real estate or business capital in BC or Alberta, there's a lane for it here.
Stuck on a high-rate private commercial mortgage? We help borrowers refinance into institutional lenders at significantly better rates and terms.
Retail strip & commercial-residential hybrid assets.
Warehousing, light industrial, flex space & strata bays.
Manufacturing plants, processing, crane-served and purpose-built facilities.
Mortgages for oilfield service shops, yards & supporting industrial sites.
Business owners financing their own premises.
First and second mortgages, and bridge loans only.
Hobby farms, income-producing farms & Agricultural Land Reserve (ALR) properties.
Apartment buildings, strata & CMHC multi-unit programs.
Medical, dental, veterinary and optometry clinics and pharmacies — the practice AND the real estate it operates from, plus build-out, equipment, working capital and an operating line. Commonly to 100% of project cost.
Financing for rental and income-producing properties — single assets or growing portfolios.
Equipment financing arranged through our trusted partners — fast approvals for business assets.
Buying a business with no real estate involved? We arrange acquisition capital for share purchases, asset purchases, partner buyouts, and management buyouts.
How commercial underwriting actually differs.
If you've only ever financed a home, commercial underwriting works backwards from what you're used to. Three differences explain most of it.
A residential lender sizes the loan against your income. A commercial lender sizes it against the property's income — the rent it produces after expenses, and whether that comfortably covers the mortgage payment (the debt-service coverage ratio, or DSCR). A great sponsor can't save a building that doesn't cash-flow.
Instead of pay stubs, lenders look at your net worth, liquidity, and track record as the sponsor standing behind the deal. Most want to see personal net worth and liquid reserves that meaningfully cover the loan — proof you can carry the asset through a rough patch.
A home purchase can close in weeks; commercial files add an appraisal, environmental review (Phase I), lease and rent-roll analysis, and lender committee approval. Plan on 45–75 days conventional — and up to 120 for CMHC-insured multi-family. The file package below is how you compress that.
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.
Illustrative market ranges only. Commercial leverage, pricing, fees and timelines vary by property type, sponsor strength, market, lender and exit strategy — final terms depend on all of them. Program assumptions were last reviewed July 2026 and change with the market and each lender; we confirm the exact figures for your file before you commit.
Case studies from files like yours.
Challenge: 11.5% private first mortgage maturing, bank declined on trailing vacancy.
Structure: 14 months of stabilized rent roll packaged with new appraisal and Phase I; placed with a credit union at 65% LTV.
Outcome: Rate cut by more than half; five-figure annual interest savings; open after year 3.
Challenge: Specialized asset class most BC brokers won't touch; two banks passed on industry risk.
Structure: Owner-occupied underwriting blending business cash flow with yard-lease income; regional lender with oilpatch appetite.
Outcome: 75% LTV, 25-year amortization, business kept its operating line untouched.
Challenge: Sponsor wanted maximum leverage and long amortization to hold long-term.
Structure: MLI Select scoring on affordability and energy commitments; documentation run in parallel with appraisal to compress the timeline.
Outcome: 95% leverage band, sub-conventional insured pricing, 45-year amortization.
Details simplified and anonymized. Every commercial file is different — outcomes depend on asset, sponsor, and market conditions. Read full case studies →
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 usually funds to about 75–80% LTV, higher on strong deals — the CSBFP/Small Business Loan program can push leverage further because it finances up to 100% of eligible costs, though it's dollar-capped (real-property term loans max at $1M, within a $1.15M per-borrower limit), not LTV-based. CMHC MLI Select multi-family can stretch as high as 95% LTV on acquisition or refinance, with amortization up to 50 years (point-dependent). 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 a rate above contract — commonly contract plus ~150–200 bps or the lender's own underwriting floor. (The 5.25% minimum qualifying rate is a residential B-20 rule and does not govern commercial DSCR.) CMHC MLI Select underwrites to a 1.10x DSCR 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 through MLI Select and MLI Standard — 5+ unit purpose-built rental (50+ units/beds for retirement homes), including acquisition, refinance, and construction. It does not insure standalone retail, industrial, office, or owner-occupied commercial. Mixed-use qualifies only where the non-residential space stays within 30% of both gross floor area and lending value. Files that don't qualify 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.
Preparing a commercial file? Have these ready.
Files with complete packages get term sheets weeks faster. Forward this list to your accountant — or have them call us directly.
- Last 2 years financial statements (property and/or operating business)
- Current rent roll with lease terms
- T1s/T2s and Notices of Assessment for all sponsors
- Personal net worth statement per sponsor
- Property tax and insurance statements
- Recent appraisal and Phase I if available (we can order)
- Purchase contract or payout statement
- Corporate org chart if holdco/opco structure
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.
Financing an oilfield service shop or yard? We have a dedicated page for oilfield shop & yard mortgages across the AB, BC & SK oil patch.
Run your own numbers first with our commercial mortgage payment calculator and cap rate calculator.
Submit a Commercial File →Based in Metro Vancouver, financing commercial assets across British Columbia and Alberta — Vancouver, Fraser Valley, Kelowna, Prince George, Calgary, Edmonton, Lethbridge and everywhere in between. Ontario commercial files are handled through our national access desk.