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CMHC MLI Select: The High-Leverage Financing Tool for 5+ Unit Rental Investors

Q: What's the minimum number of units for MLI Select?

According to CMHC, at least 5 residential units (retirement homes, minimum 50 units/beds). It's a multi-unit rental product — single-detached homes or 2–4 units generally don't qualify.

Q: How do I get the 50-year amortization and lowest premium?

You need 100 points . According to CMHC, 100 points unlocks the 50-year amortization and a 30% premium discount. In practice, only affordability can reach 100 on its own (energy efficiency maxes at 50 points and accessibility at 30, so the two together still fall short).

Trade affordability, energy and accessibility commitments for higher LTV, up to 50-year amortization and lower premiums

Arthur Zhao · Broker · AZ Real Estate Partners · 2026-06-28

Quick Answer

What is CMHC MLI Select, and why are investors watching it?

MLI Select is CMHC’s flagship multi-unit mortgage loan insurance product for 5+ unit rental properties, launched March 2022, using a points system that rewards affordability, energy efficiency and accessibility.According to CMHC, points across those three areas (tiers at 50/70/100) unlock up to 95% loan-to-value, up to a 50-year amortization, lower debt-coverage requirements and 10%–30% premium discounts — sharply improving leverage and cash flow on multi-unit rentals, in exchange for the social commitments.

Sources: CMHC (MLI Select product sheet 2025 revision, fees and premiums, product page). Note: CMHC states terms can change at any time — verify with CMHC before a loan is processed.

Multi-unit investors ask me the same thing most: how to maximize leverage and keep cash flow positive. CMHC’s MLI Select is built for exactly that — not an ordinary loan, but a points game that trades social commitments for financing perks. Used well, it delivers 95% LTV, a 50-year amortization and premium discounts. Here are the points and the thresholds, so you can judge whether it’s worth planning around.

At least 5 residential units

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Earn points across 3 areas

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Tiers at 50 / 70 / 100

→

Higher LTV + longer amortization + lower premium

→

Affordability held 10 years

What MLI Select is: commitments for financing perks

According to CMHC, MLI Select took effect March 7, 2022, for multi-unit housing of 5+ units. CMHC’s own description: it offers ‘scaling flexibilities to encourage the preservation and creation of affordable, accessible and climate compatible units,’ including higher loan-to-value ratios, longer amortizations, lower debt coverage ratios and reduced premiums. At its core is a points system across three social-outcome areas — affordability, energy efficiency and accessibility — and a minimum of 50 points is needed to qualify, in any combination.

The points system: tiers at 50 / 70 / 100

There’s no fixed maximum — points accumulate, and benefit tiers trigger at 50 / 70 / 100. Affordability (commit at least 10 years; +30 points for 20+ years): new construction scores by the share of affordable units (e.g., 50 points = at least 10% of units, 70 = 15%, 100 = 25%, each at max 30% of median renter income). Energy efficiency (max 50 points): scored by the efficiency improvement over baseline. Accessibility (max 30 points): all units must be 100% visitable (CSA B651:23), scored by accessibility level. To reach 100 points, affordability is the only single path.

ℹ️95% LTV is conditional: according to CMHC, existing properties reach 95% LTV only at 70+ points (capped at 85% at 50 points), while new construction can reach 95% at every tier. Factor this into your plan.

The three tiers: LTV, amortization, premium

According to CMHC’s product sheet (2025 revision): new construction — 50 points: up to 95% LTV, up to 40-year amortization; 70 points: 95%, 45 years; 100 points: 95%, 50 years (limited recourse). Existing properties — 50 points: up to 85% LTV, 40 years; 70 points: 95%, 45 years; 100 points: 95%, 50 years. Premium discounts: 10% at 50 points, 20% at 70, 30% at 100. Minimum debt coverage ratio (DCR): 1.10 for standard rental, 1.20 for other models, 1.40 for non-residential space.

Eligibility

According to CMHC: at least 5 residential units (retirement homes, minimum 50 units/beds); new construction and existing properties (purchase, refinance, construction financing) all qualify; non-residential space must be no more than 30% of gross floor area and 30% of total lending value. The affordability commitment must be held at least 10 years from first occupancy, with annual compliance documentation; energy/accessibility, once achieved, need no annual proof. The borrower needs at least 5 years of management experience (or a third-party PM contract) and net worth of at least 25% of the loan, minimum $100,000.

⚠️Terms change — verify: CMHC notes on every sheet that ‘information is subject to change at any time; please verify with CMHC before the loan is processed.’ These figures reflect the 2025 sheet — confirm current terms with CMHC or a multi-unit financing professional before applying.

2025 change: standardized premiums

According to CMHC, effective July 14, 2025, CMHC moved to a standardized premium approach across all multi-unit MLI products including MLI Select, adjusting premiums to the loan’s specific risk characteristics (lower down payments, new construction) and implementing the current 10%/20%/30% discount schedule. The product sheet carries a revision date of October 2025 — the current authoritative version. Note: an online claim that a ‘June 2025 change removed the standalone energy/accessibility path’ is not supported by CMHC’s current documentation — go by CMHC directly.

Frequently Asked Questions

What’s the minimum number of units for MLI Select?

According to CMHC, at least 5 residential units (retirement homes, minimum 50 units/beds). It’s a multi-unit rental product — single-detached homes or 2–4 units generally don’t qualify.

How do I get the 50-year amortization and lowest premium?

You need 100 points. According to CMHC, 100 points unlocks the 50-year amortization and a 30% premium discount. In practice, only affordability can reach 100 on its own (energy efficiency maxes at 50 points and accessibility at 30, so the two together still fall short).

How long must the affordability commitment last?

According to CMHC, the affordability commitment must be held at least 10 years from first occupancy, with annual compliance documentation; committing 20+ years adds 30 points. Energy and accessibility, once achieved, need no annual proof.

Can I use MLI Select on an existing rental property?

Yes. According to CMHC, new construction and existing properties (purchase, refinance, construction financing) all qualify. Note that an existing property is capped at 85% LTV at 50 points and reaches 95% only at 70 points — slightly different from new construction.

Have a Question?

Arthur Zhao

Real Estate Broker · FRI · ABR · SRS · PSA · MCNE · E-PRO · CLHMS & GUILD Elite · REAIS

VP & Branch Manager, Bay Street Group Inc.

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CMHC MLI Select: The High-Leverage Financing Tool for 5+ Unit Rental Investors

What MLI Select is: commitments for financing perks

The points system: tiers at 50 / 70 / 100

The three tiers: LTV, amortization, premium

Eligibility

2025 change: standardized premiums

Frequently Asked Questions

Arthur Zhao

Discover more from GTA Real Estate Broker | Arthur Zhao

和 Arthur 聊聊。Talk with Arthur.

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