Key Considerations for Financing Multifamily Investments in Canada

Canada’s multifamily sector continues to draw attention from beginning real estate investors thanks to its blend of income stability and long‑term growth potential. Despite a modest uptick in vacancies, recent CMHC data show vacancy rates remain below historical averages, highlighting ongoing demand for rental housing across Canada. 

Financing an investment property is similar to a primary residence mortgage in some ways; you’ll need to show income and financial stability to cover payments, taxes, and maintenance. However, lenders will also require proof that you can manage costs during vacancies or missed rent. Additionally, investors interested in this real estate market should be aware of some other core financing considerations, including mortgage insurance options, underwriting metrics, regulatory requirements, and other financing elements, before pursuing a multifamily transaction.

The Appeal of Multifamily Investing

Multifamily investments, including duplexes, triplexes, and small apartment buildings, offer inherent diversification because rental income is spread across multiple units rather than tied to a single tenant. In tight rental markets, this diversification softens the impact of individual vacancies on overall cash flow. Investors may be able to enjoy both a relatively predictable income stream and the potential for property value appreciation over time.

Preparing Ahead

Before committing to an investment property, thoroughly research the individual property and the local rental market. Be ready to provide at least a 20% down payment and set aside additional funds for closing costs. Calculate your estimated monthly cash flow by subtracting projected expenses (mortgage, taxes, insurance, maintenance) from expected rental income. Finally, it is recommended that investors plan for long‑term ownership, to weather market shifts and maximize returns.

CMHC Mortgage Loan Insurance

One of the most powerful tools for financing multifamily properties in Canada is mortgage loan insurance provided by the Canada Mortgage and Housing Corporation (CMHC). Through its Multi‑Unit Mortgage Loan Insurance (MLI) program, CMHC allows approved lenders to offer mortgages with higher loan‑to‑value ratios and longer amortization periods than conventional commercial lenders typically permit.

Standard MLI

Under the standard MLI offering, investors can access financing up to 85% of the property’s appraised value, with amortization periods extending as long as 40 years. This program can benefit beginner and experienced investors alike because it reduces the amount of equity required at closing and lowers monthly debt service obligations.

MLI Select

For projects that meet additional social, accessibility, or environmental criteria, CMHC’s MLI Select stream can support LTV ratios up to 95%, along with potentially lower insurance premiums and extended amortization schedules. These incentives encourage development that aligns with broader housing‑affordability or sustainability goals, though applicants must demonstrate compliance with CMHC’s eligibility standards.

Underwriting Metrics

Financing approval hinges on a few key metrics that help lenders assess risk and the borrower’s capacity to service debt.

Debt Service Coverage Ratio

Debt Service Coverage Ratio (DSCR) measures a property’s net operating income (NOI) against its annual debt service requirements. Lenders generally look for a DSCR of at least 1.25x, meaning NOI covers 125% of debt payments. A higher DSCR provides a cushion against vacancies or unexpected expenses and can improve loan terms.

Loan‑to‑Value and Equity Requirements

While conventional commercial loans often limit LTV to 65% to 75%, CMHC‑insured financing allows investors to leverage up to 85% (and up to 95% under MLI Select) to reduce upfront equity to as little as 5% to 15%. Lower equity thresholds can accelerate portfolio growth for beginners, although higher leverage also increases sensitivity to market fluctuations.

Amortization Period

Amortization determines how long loan payments are spread out. Longer amortization periods result in smaller monthly payments but higher total interest costs over the life of the mortgage. Investors should weigh the trade‑off between immediate cash flow relief and long‑term financing costs.

Borrower Qualifications and Property Analysis

Lenders evaluate both borrower credentials and the property itself.

Sponsor Track Record and Financial Capacity

Even when financing smaller assets, lenders prefer borrowers with demonstrated experience in property management or real estate investing, alongside solid personal or corporate financial statements. A minimum credit score threshold, often in the mid‑600s, helps streamline approvals, while proof of liquid reserves of six months of debt service demonstrates an investor is prepared for unexpected vacancies or repairs.

Property‑Level Due Diligence

Thorough property analysis involves reviewing historical occupancy rates, expense ratios, and local rental market trends. CMHC reports show that while national vacancy ticked up to 2.2% in 2024, urban centres exhibit varied conditions, making localized rent studies essential. Investors should also assess capital expenditure needs and factor those costs into their underwriting models.

Regulatory and Compliance Considerations

Financing multifamily projects in Canada also requires complying with federal, provincial, and municipal regulations.

Zoning and Development Approvals

Before securing financing, investors must confirm that the intended use aligns with local zoning bylaws and obtain any necessary permits or development approvals. Some municipalities impose inclusionary zoning or affordability mandates on larger multifamily projects, which can affect both financing and operating plans.

CMHC Program Covenants

Borrowers using MLI Select must adhere to CMHC’s requirements for affordability, accessibility, or sustainability, as specified in their loan agreements. Failure to comply can lead to increased premiums or program ineligibility. Clear documentation and ongoing reporting is necessary.

Expert Support

Owning an investment property can be a powerful way to build wealth, but understanding how to finance it is critical to a successful venture. Working with a professional mortgage agent can help you navigate the differences between property types and guide you through the mortgage process.

At SafeBridge, we have over 20 years of experience in helping thousands of clients secure tailored mortgage solutions. We pride ourselves on understanding your overall financial goals and guiding you through every step, from choosing the right terms to managing vacancy risk, so you can focus on growing your passive rental income.