Mortgage Services
Commercial mortgages for Atlantic Canada small business owners and investors
Why commercial files need a different kind of broker
Commercial lending is its own world. A great residential broker who shops your file to the wrong commercial desk wastes weeks of your closing window. There are credit unions in Atlantic Canada who will happily fund a 12-unit in Dartmouth at sharp pricing; there are schedule-A banks whose commercial reps will quietly pass on the exact same file because it doesn't fit their internal target. Knowing which door to knock on — and how to pre-position the rent roll, the cap rate, and the sponsor strength — is the entire job. Rahul has placed multi-residential acquisitions in Halifax, mixed-use refinances in Moncton, owner-occupied small-bay industrial in Dartmouth, and apartment building portfolios in Saint John. Different lenders, different programs, different paperwork — but the same disciplined packaging.
CMHC MLI Select and why multi-res operators love it
If you own or are buying 5+ residential units, MLI Select usually wins. The program scores your file across affordability, energy efficiency, and accessibility. Hit 100 points and you unlock 95% loan-to-value, 50-year amortization, and the lowest commercial rates in Canada. Even at 50–70 points the program beats almost any conventional commercial offer on the table. We model the points before we apply, tell you exactly which retrofits or rent commitments pay back, and submit a clean file the first time.
Owner-occupied commercial — the most overlooked tool
If your business operates out of the building you're buying — dental practice, restaurant, auto shop, warehouse, professional office — you may qualify for owner-occupied commercial financing or the Canada Small Business Financing Program. That can mean 10–20% down instead of 30%, longer amortization, and rates closer to residential than to investment commercial. We coordinate with your accountant on how to structure the operating company versus the holdco that holds title, so you protect the asset and qualify for the better pricing at the same time.
Who this is for
What we arrange
Multi-Residential Commercial (5+ Units)
Apartment buildings, small portfolios, and conventional or CMHC-insured multi-res across NS, NB, and PEI. Conventional, MLI Select, and MLI Standard — packaged for the right desk.
Mixed-Use Property Financing
Residential over commercial, store-front-plus-apartments, walkable main-street buildings. Lenders price these very differently depending on the commercial vs residential income split — we know which doors to knock on.
Owner-Occupied Commercial
Buy the building your business already operates from. Often 10–20% down, longer amortizations, and rates much closer to residential. CSBFP and SBL programs available where they fit.
Office Building Mortgages
Small professional office, medical, dental, and mixed-tenant office buildings. Tenant quality, lease length, and remaining term carry the file — we package it that way.
Retail and Storefront Financing
Single-tenant retail, multi-tenant plazas, and main-street storefronts. Anchor leases, NNN structures, and franchise tenants all underwrite differently and we know the lender appetite for each.
Industrial and Warehouse Mortgages
Small-bay industrial, warehouse, light manufacturing, and flex space. One of the strongest asset classes for owner-occupiers in Atlantic Canada right now.
Apartment Building Acquisitions
From 5-plex to 50+ units. We coordinate the offer conditions, financing condition timelines, environmental reviews, and CMHC submission so your purchase actually closes.
Commercial Refinances and Equity Take-Outs
Pull equity to fund the next acquisition, reposition the asset, or refinance out of an expensive construction or bridge loan. We model the new DSCR before you commit.
How Rahul handles a commercial file
- 01
Quick deal review
Send the address, rent roll, asking price, and what you're trying to do. We tell you within 24–48 hours whether it's financeable and at roughly what terms.
- 02
Package the file properly
Rent roll, T2s or personal financials, sponsor net worth statement, property condition, and a one-page deal summary written for a commercial credit committee.
- 03
Shop to the right lenders
Credit unions, schedule-A and B banks, CMHC-approved lenders, and specialty commercial lenders — only the ones who actually price your asset class.
- 04
Close on time
We coordinate the appraisal, environmental, lawyer, and lender to hit your closing date — and keep you ahead of every condition removal along the way.
FAQ
How is a commercial mortgage different from a residential mortgage?
Commercial files typically come with lower loan-to-value (often 65–75%), higher rates than residential, and shorter amortizations (20–25 years). Lenders underwrite the property's income — not just your personal income — and the term is usually 1–5 years rather than a long fixed.
What's DSCR (or DCR) and why does every lender keep asking about it?
Debt Service Coverage Ratio is the property's net operating income divided by its annual mortgage payments. Most lenders want 1.20–1.30 minimum. If your building's NOI is $120,000 and the mortgage payments are $100,000, your DSCR is 1.20 — the deal works. Below 1.0 and the property doesn't cover its own debt.
How much down payment do I actually need?
Plan on 25–35% for most commercial files. Multi-residential 5+ units through CMHC MLI Select can go as low as 5–15% down with the right affordability, energy, or accessibility points. Owner-occupied small business properties sometimes qualify for 10–20% down through SBL programs.
What do commercial lenders actually care about?
Cap rate and NOI of the property, tenant quality and lease terms, sponsor net worth and liquidity, your experience operating similar assets, and the local market story. For mixed-use and multi-res, the rent roll and vacancy history carry more weight than your T1.
How long does a commercial mortgage take to close?
Realistically 4–12 weeks from application to funding. Conventional bank deals run 6–10 weeks; CMHC-insured multi-res can stretch to 12–16. Credit unions and private commercial lenders close faster when speed matters. We set expectations up front so your offer dates are realistic.
Can I use a HELOC on my home for the commercial down payment?
Yes — and lots of investors do. Just know commercial lenders will count that HELOC payment in your overall debt service. We'll model both sides so you don't accidentally tank your personal qualification while funding the commercial purchase.
What's the difference between owner-occupied and investment commercial?
Owner-occupied means your business operates from the building (at least 50%+ of the space). It often qualifies for better rates, higher leverage, and SBL-style programs. Pure investment commercial — where you lease the whole building to third parties — is underwritten strictly on the property's economics.
What is CMHC MLI Select and is it worth it?
MLI Select is CMHC's flagship multi-unit residential program. You score points for affordability (below-market rents), energy efficiency, or accessibility. Higher scores unlock up to 95% LTV, 50-year amortizations, and the lowest commercial rates in Canada. For multi-res operators, it's often the single biggest leverage tool available.
Have a commercial deal in front of you?
Send the address, rent roll, and what you're trying to do. We'll tell you quickly whether it's financeable, at roughly what terms, and which lenders are the right fit.
Last reviewed: May 2026