Commercial Mortgages in Ontario

Commercial Mortgages Ontario serve a province with deep capital markets, strong population inflows, and very different local dynamics from Toronto to the mid-sized cities and the North. Think transit-oriented intensification in the GTA, industrial growth along Highway 401, government and tech in Ottawa, and steady demand in Southwestern Ontario. We arrange financing for purchases, refinances, construction, and bridge loans through banks, credit unions, alternative lenders, private capital, and CMHC-insured programs for multi-unit residential. Ontario-specific factors like commercial condo corporations, development charges, heritage designations, and municipal permitting are planned in from day one. If you search for Commercial Mortgages ON, you will land on the same end-to-end approach here.

Who We Serve

We help investors expand portfolios, owner-operators buy their premises, and developers deliver income-producing projects. Clients include industrial users along key logistics corridors, medical and professional buyers acquiring commercial condos, retail and mixed-use owners on high-street nodes, hospitality operators in destination markets, and multi-family developers pursuing conventional or CMHC-insured execution.

Property Types We Finance

• Multi Unit Residential. Apartments and mixed-use rentals with conventional or CMHC options, including MLI Select where it fits.

• Industrial. Warehousing, logistics, cold storage, flex and condo bays, and light manufacturing along 400-series corridors and intermodals.

• Office Property. Downtown and suburban, medical and professional, commercial condo and freehold.

• Retail Space. Street-front units, neighbourhood plazas, and mixed-use above retail in growth nodes.

• Hotel & Hospitality. Flagged and boutique hotels and resorts. We factor in sponsor strength and seasonality.

• Land Development. Entitled and service-ready sites with a clear path to construction or sale.

• Farm & Agriculture. Farmland and agri-business facilities such as barns, storage, and processing with terms that fit seasonal cash flow.

• Self Storage. Existing facilities, expansions, conversions, and new builds.

• Student Housing. Purpose-built or converted assets near campuses in Toronto, Ottawa, Waterloo, London, and Kingston.

• Retirement Housing. Independent living, assisted living, memory care, and other seniors housing.

Eligible Transactions

• Purchase. Financing for acquisitions underwritten to current income. Pro forma lease up considered with a credible plan.

• Refinance & Renewal. Improve rate and terms, release equity, or replace a maturing loan with clear timelines and costs.

• Construction Loans. Ground up builds, additions, and conversions with progress draws, interest reserves, and quantity surveyor oversight.

• Bridge Financing. Short-term capital for time sensitive closings, renovations, and lease up ahead of term financing.

• Private Financing. Asset-focused options when timing or structure requires flexibility, with transparent pricing and a defined exit.

• Second Mortgage. Additional capital behind the first mortgage for upgrades, working capital, lease up, or a partner buyout.

• Mezzanine Financing. Flexible capital behind the first mortgage to reach target leverage, with intercreditor steps planned early.

• CMHC and MLI Select. Insured multi-family paths that can support higher leverage and longer amortization when eligibility targets are met.

How Commercial Mortgages Ontario Are Structured

We size the loan around your business plan first, then place it with lenders that match the risk and timeline. For multi-family, we compare conventional and CMHC paths. For commercial condos, we review the corporation’s budget, reserve studies, and bylaws early. For construction and value-add, we align draw schedules and covenants with your critical milestones so cash flow stays predictable.

Typical Loan Parameters and Eligibility

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

• Loan-to-Value: About 55% to 75% on stabilized conventional assets. CMHC-insured multi-res can support higher leverage. Specialty assets may size lower.
• Debt Service Coverage: Commonly 1.20x to 1.35x. Higher for assets with variable or seasonal income.
• Amortization: 20 to 30 years on income properties. Interest-only often available for bridge or construction phases.
• Terms: 1 to 10 years, fixed or variable. Prepayment may include step-downs, IRR make-whole, or yield maintenance.
• Security & Recourse: First mortgage security is standard. Recourse varies by leverage and lender. Guarantees are more common for construction and smaller balances.
• Fees & 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 third-party manager for the asset type.
• Adequate net worth and liquidity for contingencies, interest reserves, and potential overruns.
• Realistic leasing and absorption, capex, and rent growth that match submarket data.
• Proper zoning and permits, heritage or site plan approvals where applicable, and clean environmental status.

Streamlined Documents Checklist

We stage requests to keep momentum and only order what the lender needs.

• Property: Current rent roll, trailing 12-month operating statement, tax bills, insurance details.
• Third-Party Reports: Appraisal, Phase I ESA (Phase II if flagged), building condition, and for construction, drawings, specs, and geotech where needed.
• Corporate/Sponsor: Net worth and liquidity summary, org chart, articles and resolutions, recent financials and tax filings.
• Construction (if applicable): Budget, schedule, fixed-price or GMP contract, progress-draw protocol, pre-leasing or pre-sales where relevant.

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 Ontario 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. Condo and heritage files may require extra documentation.
• Funding and Closing: Satisfy conditions, bind insurance, and register security. For construction and bridge loans, we set up draw mechanics to keep the project moving.

Where We Lend

We finance across Ontario, including the GTA (Toronto, Mississauga, Brampton, Vaughan, Markham), Hamilton-Niagara, Kitchener-Waterloo-Cambridge-Guelph, London, Windsor-Essex, Ottawa-Gatineau on the Ontario side, Kingston, Peterborough, Barrie and Simcoe, Muskoka and Cottage Country, and Northern Ontario centres such as Sudbury, North Bay, and Thunder Bay. Strong rural and secondary markets are considered with solid sponsorship or enhanced structure.

Why Work With Us

• Ontario Market Insight: Active relationships with banks, credit unions, alternative and private lenders, plus hands-on experience with condo corps, heritage, and site plan approvals.
• Structure-First Approach: We align the loan to stabilization, capex, lease-up, or construction, then place it with the right lender.
• Clear and Proactive: Straightforward milestones, early issue spotting on environmental or legal matters, 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

Send the property address, rent roll, trailing 12-month statement, and a short note on your goals and timing. For commercial condos, include the corporation’s documents. For construction, add the budget, schedule, and drawings. We will provide an initial assessment and outline credible paths, whether conventional, CMHC-insured multi-res, alternative, or bridge, so you can compare options and move forward with confidence in Ontario.