Multi-residential

Apartment and multi-unit financing — structured for cash flow and long-term growth.

5+ unit residential investment properties, purpose-built rentals, and portfolio refinancings across Ontario. CMHC-insured and conventional options, matched to your property and income profile.

Discuss your file See mandates

At a glance

Property types5+ unit apartments, purpose-built rental

Typical LTVUp to 75% conventional; 85%+ CMHC

AmortizationUp to 30 yrs conventional; 40 yrs CMHC

Minimum units5 residential units

Loan sizes$500K – $20M+

Lender typesBanks, credit unions, CMHC, MICs

What we finance

Structures we arrange.

Apartment acquisition

Apartment building purchase

Acquiring 5+ unit residential buildings — whether stabilised with market rents or value-add with below-market tenancies requiring a repositioning plan.

DSCR-based underwriting; income presented correctly

Portfolio refinance

Portfolio refinancing

Refinancing one or multiple apartment buildings — to access equity, improve terms at renewal, or restructure a portfolio after acquisition.

Multiple properties assessed together

CMHC-insured

CMHC-insured financing

For qualifying purpose-built rental properties, CMHC insurance enables significantly higher leverage (85%+) and longer amortization (up to 40 years) at lower rates.

Up to 85% LTV; 40-year amortization

Value-add

Value-add repositioning

Acquiring below-market buildings with a plan to renovate and re-tenant at market rents. Financing structured to accommodate transitional income during the repositioning period.

Bridge to stabilised permanent financing

New purpose-built

Purpose-built rental construction

Construction financing for new multi-residential rental buildings, with CMHC MLI Select or conventional takeout arranged simultaneously at project completion.

CMHC MLI Select eligible projects considered

Mixed-use

Mixed-use residential-commercial

Buildings combining residential rental units with ground-floor commercial tenancy — underwritten based on combined income from both components.

Blended residential/commercial income

The process

From first call to funded deal.

Property review

Share the address, unit count, rent roll, and financial statements. We assess DSCR and LTV.

Lender match

We identify the right lender — conventional, credit union, or CMHC — for your property profile.

Term sheet

Clear terms within 5 business days — rate, LTV, amortization, DSCR requirement, conditions.

Appraisal & conditions

We coordinate the appraisal and manage all lender conditions through the approval process.

Funded

Mortgage registered, funds advanced. We coordinate directly with your solicitor for clean closing.

Why Arise

The Arise Capital advantage.

CMHC expertise for qualifying properties

CMHC-insured multi-residential financing offers dramatically better leverage and terms than conventional — but the application process is complex. We've navigated CMHC applications and understand what's required to qualify.

Below-market rent situations handled

Below-market rents depress DSCR and make many conventional lenders decline outright. We present the file with an income normalisation analysis and target lenders who understand value-add residential investment.

Portfolio-level thinking

Individual property financing and portfolio refinancing require different approaches. We assess your holdings as a whole and structure financing to optimise across the portfolio — not just the property in front of us.

40+ lender relationships including credit unions with local knowledge

Ontario credit unions often have stronger appetite for multi-residential than the chartered banks — particularly for smaller portfolio buildings in secondary markets. Our relationships span the full lender spectrum.

Frequently asked

Common questions.

What's the minimum number of units to qualify as multi-residential?

Most lenders define multi-residential as 5 or more residential units under one title. Properties with 2–4 units are typically assessed as residential investments (not commercial multi-res) and underwritten differently. We handle both, but the lender universe and underwriting approach differ significantly.

What is CMHC multi-residential financing and who qualifies?

CMHC (Canada Mortgage and Housing Corporation) provides mortgage insurance for rental housing that enables lenders to offer higher LTVs (up to 85%), longer amortizations (up to 40 years), and typically lower rates. Qualifying properties must be purpose-built rental (not condo or short-term rental), meet minimum unit thresholds, and satisfy CMHC's energy efficiency and affordability requirements under programs like MLI Select. We assess CMHC eligibility as part of every multi-res inquiry.

The building has below-market rents. Will lenders still finance it?

Yes — with the right lender and the right presentation. Below-market rents create a gap between actual income (which drives DSCR) and market income potential. Some lenders will underwrite to market rents with a repositioning plan; others require the deal to service at current rents. We identify which approach fits your situation and target lenders accordingly.

Can you finance a portfolio of multiple apartment buildings at once?

Yes. Portfolio financing — where multiple properties are underwritten together as a single facility or related facilities — can be more efficient than financing each building separately. It also allows stronger properties to support weaker ones in the portfolio. We assess the full picture and structure accordingly.

Apartment and multi-unit financing — structured for cash flow and long-term growth.

Structures we arrange.

From first call to funded deal.

The Arise Capital advantage.

Common questions.

Bring us your file.