Retirement Housing Financing Canada

Seniors Housing & Long-Term Care Financing

Financing for seniors housing and long-term care across Canada, including independent living, assisted living, memory care, and licensed LTC homes. We arrange loans for purchases, refinances, redevelopments, and new builds with terms that fit funding models, care levels, and occupancy plans. We review licenses, bed allocations, management strength, and capital plans, and outline rates, fees, and timelines so you can plan with confidence. If you want to compare lenders or sense check a quote, set up a quick, no pressure call.

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Retirement Housing Financing Canada

Up to 75%

Loan-to-Value

$100k – $100m

Mortgage Amount

Up to 30 Years

Amortization Length

GoC + 1.5% to 3%

Rate Estimate ⓘ

From independent living to assisted living and memory care, seniors housing underwrites on demand drivers, service levels, and management strength. We match loan structure to your unit mix, care offering, staffing plan, and local market, then bring targeted quotes that fit your budget, risk, and timeline.

Who We Serve

  • Owner-operators buying or refinancing retirement communities

  • Investors acquiring stabilized independent or assisted living assets

  • Sponsors repositioning older residences with upgrades and new services

  • Developers bringing new communities to market with phased lease-up

Properties We Finance

  • Independent living (IL): Apartment-style with meals, housekeeping, and amenities

  • Assisted living (AL): Care services with licensed operations as required by province

  • Memory care (MC): Secure environments with specialized programming

  • Mixed campuses: IL/AL/MC combinations with shared amenities

  • Select long-term care: Case by case where funding and licenses support stable operations

Eligible Scenarios

  • Purchase: Stabilized or improving assets sized to in-place income and care model

  • Refinance: Lower rate or longer amortization, or equity release for renovations and amenities

  • Value-add and bridge: Capital for suites, dining and common areas, life-safety, and technology upgrades

  • Construction: Ground-up retirement communities with milestone draws and a clear lease-up plan

How Retirement Housing Financing Is Structured

We start with occupancy trends, rate cards, and your operating plan.

  • Leverage: Sized to DSCR, payer mix, and market depth; higher potential where CMHC criteria apply to the residential portion

  • Rates and terms: Fixed or variable for 1 to 10 years with practical prepayment options

  • Amortization: Typically 20 to 30 years on income properties

  • Covenants: Sensible reserves, quality and safety requirements, and reporting that fit the care model

  • Operations: Attention to staffing, food service, life-safety systems, and seasonal marketing cycles

Typical Loan Parameters and Eligibility

(Actual terms vary by asset quality, market, sponsor strength, and lender policy.)

  • LTV: Often 55 to 70 percent on conventional seniors housing; case by case for insured files

  • DSCR: Commonly 1.25x or higher given service components

  • Security and recourse: First mortgage standard; guarantees vary by leverage and plan

  • Sponsor profile: Relevant seniors housing experience, adequate liquidity, and a credible lease-up or stabilization strategy

  • Compliance: Provincial licensing or registration, life-safety compliance, and clear service contracts

Streamlined Documents Checklist

We stage what is needed to keep momentum.

  • Property and income: Current rent roll, service packages, rate cards, occupancy history, key contracts

  • Reports: Appraisal, Phase I ESA, building condition, and life-safety review

  • Operations: Staffing model, menus or service outlines, and vendor agreements

  • Project package (if building): Budget, drawings, specs, schedule, and QS engagement

  • Market support: Demographics, catchment analysis, and competitor set where available

Process and Timelines

  • Initial review (1 to 3 business days): Indicative sizing and lender short list

  • Term sheets (3 to 10 business days): Competitive quotes matched to your goals

  • Diligence and approvals (2 to 6 weeks): Appraisal, environmental, legal, and conditions

  • Closing and funding: Conditions satisfied, insurance bound, security registered

Why Work With Us

  • Category fluency: Financing tailored to care models, licensing, and occupancy cycles

  • Structure first: We fit the loan to your plan, then place it with the right lender

  • Breadth of capital: Banks, credit unions, alternative and private capital, plus CMHC where applicable

  • Clarity and speed: Milestones, early issue spotting, and plain language

Get Started

Message our team to start a conversation about your goals and market. We will outline practical options for retirement housing financing in Canada so you can compare terms and move forward with confidence.

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