Office, retail, industrial, multi-unit, and investment property. Our commercial team has worked on the lender side of the table, so we know how a file gets read and what it takes to move a deal forward.
Whether you are buying your first income property, refinancing to free up equity, or acquiring a portfolio, the work is the same. Understand the asset, understand the lender, and present a file that earns a yes. We do that work for you, and we explain every step as we go. We are mortgage brokers, not bankers. We work for you, as your advocate, with access to a broad range of lenders rather than a single bank's shelf.
Buying premises for your own business? An owner-occupied file is underwritten on your business rather than on a tenant's rent. Start with buy versus lease, then how owner-occupied differs from investment, buying a business or the building, and the Canada Small Business Financing Program.
Four units or fewer? That is residential underwriting, not commercial, and it is a different page. Investment property financing.
Owning commercial property runs through seven decisions, not one. We call them anchor points, and mapping them is where we start. See the seven.
Most income-property financing comes down to what the property earns and how a lender sizes the loan against it. Here is the general landscape. Every deal is different, so treat these as illustrative starting points, not offers.
We have worked on the lender side of the table, so we understand how a file is reviewed and how to position it. That is a team capability, built up across residential, commercial and construction files. The aim is fewer surprises, a cleaner process, and a file a lender can act on.
Time inside a Big 5 bank financing mid-market real estate, new construction, and portfolio acquisitions.
Credit and underwriting experience, so we package files the way credit wants to see them.
A read on value and on multifamily and investment deals before they reach a lender.
We stay with the file through underwriting and answer credit's questions directly, rather than passing them back to you.
Clear proformas and a credit story, presented to the lenders that fit the asset.
As part of TMG The Mortgage Group, we work with a broad range of lenders, with private and structured options to review when a deal calls for it.
Financing also puts us in the middle of a lot of deals, so we know the people around them. If you need a lawyer who closes commercial, an appraiser who knows your asset class, or a builder for the part you are not doing yourself, ask us. We would rather make the introduction than have you start from a search engine.
Share the property, the numbers, and the goal. Early is better. We can shape the ask before you are under pressure.
We pressure-test the income, the value, and the leverage, then shape the ask so it fits the right lender.
Clear proformas and a credit write-up, presented to the lenders that fit the asset, the first time.
We stay on the file through underwriting, conditions, and funding, and keep you updated the whole way.
An investor buying a multi-unit building. We model the net operating income, size the loan to a target DSCR, and present to lenders that fit the asset.
An owner pulling equity out of a stabilized property to fund the next purchase. We structure the takeout and the equity, and time it to the goal.
A value-add building between stabilization and long-term debt. We line up interim financing and a clear exit, with options to review.
Illustrative examples only. We do not share client details.
Start with the numbers, then bring us the file. These are built for the work we do every day.
Estimate how much a property's income can support before you take it to lenders.
CalculatorBuild a net operating income estimate and a rough loan size for a multi-unit deal.
CalculatorSee the relationship between income, value, and cap rate on an income property.
GuideThe complete guide to insured financing on 5+ unit apartment buildings.
GuideWhat lenders want to see, and how to get a deal ready before you submit.
Commercial financing is usually sized on the property's income and a target debt service coverage ratio, not just the purchase price. Terms are often shorter, amortizations and structures vary by lender and asset, and the documentation is heavier. That is exactly the work we take off your plate.
It depends on the asset, the lender, and the deal. Conventional commercial financing often looks for meaningful equity, while CMHC-insured multi-unit can allow higher leverage. We will give you a realistic read once we see the file. Any figure we use is illustrative, not an offer.
Debt service coverage ratio is the property's net operating income divided by its annual debt payments. Lenders use it to see whether the income comfortably covers the mortgage. Many commercial lenders look for roughly 1.20x or higher. You can model it in our DSCR calculator.
Yes, including 5+ unit and CMHC-insured multi-unit, which can offer higher leverage and longer amortization. Our CMHC multi-unit guide walks through how it works.
That is often where a broker matters most. Self-employed income, value-add, unusual assets, or timing pressure all call for the right lender and the right structure. Where it fits, private and structured options are one path to review, never the default.
It varies with the lender, the asset, and how complete the file is. Bringing us in early, with the property and the numbers, is what most helps keep a deal on schedule. We manage the file through to funding.
The purchase is the point everyone plans for. The ones after it are where owners get caught, because commercial terms mature faster than residential ones, and the date is easy to lose track of.
Mapping them is the easy half. The harder half is being reachable at the points in between, when there is no transaction on the table. That is what we mean by AnchorPoint.
Not sure which of these you are standing on, or how many are running at once? Tell us where you are and we will map out the rest of your anchor points with you.
Map Yours With UsTell us about the property and the deal. A member of our commercial team will follow up.
Commercial financing options are subject to lender review, property review, and supporting documentation. Submission of this form does not guarantee approval or financing.