Commercial Mortgages in British Columbia

Commercial Mortgages in British Columbia serve a market shaped by limited land, steady population growth, and very different local economies. Think port logistics in Metro Vancouver, tourism on Vancouver Island, and fast-growing corridors in the Okanagan and Interior. We arrange Purchase financing, Refinance and Renewal, Construction Loans, Bridge Financing, Private Financing, Second Mortgage solutions, Mezzanine Financing, and CMHC options for multi-unit residential. We work with banks, credit unions, alternative lenders, private capital, and CMHC-insured programs. BC-specific factors like strata ownership, leasehold interests, seismic risk, and municipal permitting are built into our plan from day one so you can close with confidence.

Who We Serve

We help investors grow portfolios, owner-operators buy their premises, and developers deliver income-producing projects. Clients include industrial users near transport corridors, physicians and professionals buying strata offices, retail and mixed-use owners on high-street corridors, hospitality operators in destination markets, and multi-family developers using conventional or CMHC execution. We also support Self Storage operators, Student Housing owners near campus, Retirement Housing and care providers, Farm and Agriculture businesses, and Land Development groups that need staged capital.

Property Types We Finance

• Multi Unit Residential. Conventional and CMHC-insured, including MLI Select where it fits.
• Industrial. Distribution, last-mile logistics, strata and flex bays, and light manufacturing near ports and highways.
• Office Property. Downtown and suburban, medical and professional, strata and freehold.
• Retail Space. Street-front retail, neighbourhood plazas, and mixed-use above retail.
• Hotel and Hospitality. Select-service and boutique hotels and resorts with attention to sponsor strength and seasonality.
• Land Development. Entitled or service-ready sites with a plan to construction or sale.
• Farm and Agriculture. Farmland, barns, storage, and agri-business facilities with terms that fit seasonal cash flow.
• Self Storage. Existing facilities, expansions, conversions, and new builds.
• Student Housing. Purpose-built or converted assets near campus with academic calendar considerations.
• Retirement Housing. Independent living, assisted living, memory care, and licensed LTC homes.

Financing Solutions and Transactions We Arrange

• Purchase. Financing for new acquisitions underwritten to in-place income. Pro forma lease up considered when there is a credible plan and tenants.
• Refinance and Renewal. Lower your rate, improve terms, release equity, or replace a maturing loan. We map timelines, fees, and prepayment so there are no surprises.
• Construction Loans. Ground up builds, expansions, and conversions with progress draws, interest reserves, and QS oversight. We plan the path to take-out financing at stabilization.
• Bridge Financing. Short-term funding for time sensitive closings, renovations, and lease up before term debt. We set clear exit plans to refinance or sell.
• Private Financing. Asset-focused options when speed or structure matters. Transparent pricing, straightforward covenants, and a defined exit.
• Second Mortgage. Add capital behind your first mortgage for upgrades, working capital, lease up, or a partner buyout. We outline combined LTV, pricing, and timing.
• Mezzanine Financing. Flexible capital behind the first mortgage to reach target leverage. Intercreditor steps and exit to long-term debt are planned up front.
• CMHC and MLI Select. Insured multi-family financing that can increase leverage and extend amortization when you meet affordability, energy, or accessibility targets.

How Commercial Mortgages BC Are Structured

We match the loan to the business plan first, then to lender appetite. For multi-family, we compare conventional and CMHC paths. For leasehold or strata, we confirm documentation early. For construction and value add, we align draws and covenants with your schedule so cash flow stays on track. Where useful, we layer Second Mortgage or Mezzanine Financing and plan a clean exit to long-term debt.

Typical Loan Parameters and Eligibility

Actual terms depend on asset quality, sponsor profile, tenancy, and lender policy.

• Loan to Value. About 55 to 75 percent on stabilized conventional assets. CMHC-insured multi-res can support higher leverage. Leasehold and specialty properties may size lower.
• Debt Service Coverage. Commonly 1.20x to 1.35x. Higher for assets with more variable or seasonal income.
• Amortization. 20 to 30 years on income properties. Interest only is often available during bridge or construction phases.
• Terms. 1 to 10 years, fixed or variable. Prepayment may include step downs, IRR make whole, or yield maintenance.
• Security and Recourse. First mortgage security is standard. Recourse varies by leverage and lender. Guarantees are more common for construction and smaller balances.
• Capital Stack. Second Mortgage and Mezzanine Financing can increase total proceeds. Combined LTV and pricing depend on risk and exit plan.
• Fees and Costs. Lender fees, appraisal and environmental, legal, brokerage, and for construction, QS and cost monitoring. We outline these up front.

Eligibility Checklist

• Relevant experience or a capable property manager for the asset type.
• Adequate net worth and liquidity for contingencies, interest reserves, and potential overruns.
• A realistic plan for leasing, absorption, capital expenditure, and rent growth that matches submarket data.
• Proper zoning and permits, seismic upgrades where relevant, clear ALR status for agricultural lands, and required ground-lease consents.

Process and Timelines

• Initial Assessment. 1 to 3 business days. We review the rent roll, trailing 12, and sponsor profile, then shortlist lenders that fit the asset and location.
• Term Sheet. 3 to 10 business days. We approach a focused group of BC lenders and secure indications covering rate, leverage, DSCR, covenants, and fees.
• Diligence and Approvals. 2 to 6 weeks. Appraisal, environmental, legal review, and where applicable, QS and cost monitoring. Leasehold and strata files often need extra document review.
• Funding and Closing. Satisfy conditions, bind insurance, and register security. For Construction Loans and Bridge Financing, we set up draw mechanics to keep the project moving.

Where We Arrange Financing

We finance throughout British Columbia, including Metro Vancouver, Vancouver Island, the Okanagan, Fraser Valley, Sea-to-Sky, and major Interior and Northern markets. We also consider strong rural and secondary markets with solid sponsorship or enhanced structure.

Why Work With Us

• BC Market Insight. Active relationships with banks, credit unions, alternative and private lenders, plus experience across strata, leasehold, and resort markets.
• Structure First. We align the loan to stabilization, capital plans, lease up, or construction, then place it with the right lender.
• Clear and Proactive. Straightforward milestones, early issue spotting, and plain-language covenants and conditions.
• Deadline Driven. Tight coordination of third parties and legal so purchases, refinances, and builds stay on schedule.

Get Started

Share the property address, rent roll, trailing 12-month statement, and a short note on your goals and timing. For leasehold or strata, include the ground-lease or strata documents. For Construction Loans, add the budget, schedule, and drawings. If you want to compare Purchase, Refinance and Renewal, Bridge, Private, Second Mortgage, Mezzanine, or CMHC scenarios, we will provide an initial assessment and outline credible paths so you can move forward with confidence in BC.

Request a Quote

Send us a message to schedule a zero obligation call to discuss your commercial mortgage options.