MLI Select is CMHC's multi-unit insurance program that rewards affordability, energy efficiency and accessibility with higher leverage and longer amortization. For a five-plus-unit Toronto multiplex it can be the difference between a deal that pencils and one that doesn't.
Sample of lots for sale across Toronto.
MLI Select is a CMHC mortgage-insurance program for multi-unit residential properties of five or more units. Instead of one fixed set of terms, you earn points across three pillars — affordability, energy efficiency and accessibility — and more points unlock better financing. It applies to both new construction and the purchase or refinance of existing rental buildings.
Projects target one of three point tiers (commonly 50, 70 or 100 points), and each tier unlocks progressively stronger terms — higher loan-to-value, longer amortization and a lower debt-coverage requirement. Points are earned mainly by committing a share of units to affordable rents, by building to an energy-performance standard above code, and by adding accessible/barrier-free units. Affordability is usually the heaviest-weighted pillar.
The headline benefits at higher tiers can include leverage up to roughly 95% of cost or value, amortization stretched up to 50 years, and a reduced debt-coverage ratio (as low as ~1.10). More leverage and a longer amortization mean less equity in and lower payments — which is exactly what lets a five-, six- or seven-unit infill project carry its own debt. Every Lotmax listing includes an MLI Select proforma so you can see the takeout loan and returns before you commit.
Because MLI Select starts at five units, it pairs naturally with a sixplex, or a fourplex plus a garden suite (five units). Open the map to find a lot that supports five or more units and model the financing instantly.
It's a CMHC multi-unit mortgage-insurance program for buildings of five or more units that rewards affordability, energy efficiency and accessibility with higher leverage, longer amortization and a lower debt-coverage requirement.
At least five residential units. That's why a sixplex, or a fourplex plus a garden suite, is a common target for small infill projects.
At the higher point tiers, amortization can extend up to roughly 50 years, which lowers the monthly payment and helps the project carry its debt. Confirm current terms with CMHC, as they are periodically updated.
At the top tier, loan-to-value/loan-to-cost can reach roughly 95%, meaning less equity is required. The exact figure depends on the points you achieve and CMHC's current program rules.
Affordability is the most heavily weighted way to earn points, so most projects commit a portion of units to defined affordable rents for a set period. You can also earn points through energy efficiency and accessibility.
As-of-right unit potential shown here is a planning guide generated from Toronto's multiplex and Expanding Housing Options in Neighbourhoods (EHON) permissions, not legal advice. Always confirm what a specific lot allows with the City of Toronto or a qualified planner before purchasing or designing.
