Do you want to buy a big apartment building but think you need a lot of money for a down payment? I used to think that until I found out about the CMHC MLI Select program. In 2026 getting the MLI Select points is the best way for investors to buy multi-family properties with just 5 percent down and loans that can be paid back over 50 years. The program uses a points system with three parts: affordability, energy efficiency and accessibility. If you get 100 points you get the deal. 95 Percent loan-to-value financing, 50-year amortization and a 30 percent discount. In this guide I will show you how to get the MLI Select points, what you need to do to reach each level and how the September 30, 2026 deadline affects your plan. Lets unlock the potential of this great program together.
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What Makes MLI Select So Powerful?
Let me tell you why this program is so good. Imagine you want to borrow money to buy a $10 million apartment building. The bank would usually want 25 to 30 percent down. That’s $2.5 to $3 million in cash. With MLI Select you can get a loan with 5 percent down. That’s $500,000 for the same building. The 50-year amortization means your monthly payments are much lower so you have money from day one. When you get the MLI Select points you are not just getting a loan. You are changing the way your deal works. The program offers interest rates around 4.25 to 5.00 percent as of April 2026, which is lower than usual commercial loans. The combination of down payments, longer amortization and good rates can make deals work that would not have worked before.
Understanding the Three Pathways to Maximum Points
The MLI Select points system has three parts. Each one is a way to get the most points. Think of them as three things you can do to reach your goal. You get points for affordability by keeping some units at rents. You get points for energy efficiency by building or fixing up your building to use energy. You get points for accessibility by designing units that’re easy for everyone to use. The minimum score you need is now 50 points, up from 12 points. The three levels of points give you better loans: 50 points gives you 85 percent loan-to-value 40-year amortization and a 10 percent discount. Seventy points gives you 95 percent loan-to-value 45-year amortization and a 20 percent discount. One hundred points gives you the deal: 95 percent loan-to-value 50-year amortization and a 30 percent discount. When you get the MLI Select points every point counts. The difference between 70 and 100 points on a $10 million project can save you around $160,000 to $180,000 in insurance costs.
Affordability: The Powerful Way to Get Points
Let me be honest with you. The affordability way is often the best way to get the most MLI Select points. It’s the way to get 100 points on its own. CMHC says a unit is affordable if the rent is not than 30 percent of the average renters income in your area. Here’s how the scoring works: if you keep 10 percent of units at rents for 10 years you get 30 points. If you keep 15 percent of units at rents you get 50 points. That’s enough to qualify your project right away. If you keep 25 percent of units at rents for 20 years you get the full 100 points. For investors who want to get the MLI Select points this is often the easiest way. In Calgary, where the renters income is around $77,000 an affordable rent would be around $1,925 per month. In Vancouver, where incomes and rents are higher the math is different. But the idea is the same. The affordability way is a trade-off: you get lower rent on some units but you get a much better loan for the whole building.
Energy Efficiency: Going Green to Boost Your Score
Energy efficiency is the way to get the most MLI Select points and it can give you up to 50 points. You get points for using energy than the baseline standards. The current standards are the 2015 National Building Code and 2017 National Energy Code. Only until September 30 2026. After that projects have to meet the 2020 standards. The points you get for energy efficiency depend on how much you improve: if you reduce energy consumption by 15 percent you get 20 points. If you reduce it by 25 percent you get 35 points. If you reduce it by 40 percent you get the 50 points. You need to work with an energy advisor to model your building and prove that you met the standards. For investors who want to get the MLI Select points it’s crucial to think about energy upgrades early in the design process. Things like insulation, energy-efficient heating and cooling systems, LED lights, smart thermostats and solar panels can all help you get a higher score. The September 30 deadline makes this important. If you want to qualify under the standards you need to act now. Every month you wait is a month closer to requirements.
Accessibility: Designing Units That Are Easy to Use
The way to get the most MLI Select points is accessibility, which can give you up to 50 points. Before you can get any accessibility points all your units have to be “visitable”. That means someone can safely enter the unit move around and use the bathroom. Once you meet this standard here’s how the scoring works: if 15 percent of units are accessible you get 20 points. If 15 percent of units are accessible. 85 Percent are designed for everyone or if all units are designed for everyone you get 30 points. You can also get points if you get certified by the Rick Hansen Foundation. A standard certification gets you 20 points and a Gold certification gets you 30 points. For projects that want to get the MLI Select points accessibility is often used to add points when you’re close to a level but not quite there.
Combining Ways to Get 100 Points
You don’t need to maximize all three ways to get 100 points. In fact combining them is often the approach. For investors a combination of affordability and energy efficiency is the best way to get the most MLI Select points. For example if you get 50 points for affordability and 20 points for energy efficiency you get 70 points. That’s enough for 45-year amortization and 95 percent loan-to-value. If you add 30 points for accessibility or do energy-efficient things you can get 100 points for the best deal. You might focus on affordability and get 80 points then add 20 points for accessibility. The idea is to be different projects have different strengths. When you’re trying to get the MLI Select points work with an experienced mortgage broker who can help you find the best way for your specific property.
The September 30 2026 Deadline: Why You Must Act Now
Theres a deadline you need to know about: September 30 2026. On that date CMHC stops accepting energy efficiency reports that use the standards. After that all new projects have to meet the 2020 standards. What does this mean for getting the most MLI Select points? Projects that would have qualified for energy points under the standards might not get as many points. Or any points at all. A 25 percent energy reduction that would have gotten 35 points under the standards might only get 20 points under the new standards. For projects that’re right at a level getting fewer points could mean getting a worse loan. Or losing a discount. That’s a difference. Around $100,000 on a meaningful project. If you’re planning a project and want to get the most MLI Select points under the standards you need to submit your application before the September 30 deadline. Time is running out. Opportunities are slipping away.
Practical Steps to Success
To successfully get the MLI Select points you need to be prepared. Here’s your checklist for getting it right. First decide on your points strategy. Will you focus on affordability, energy efficiency, accessibility or a combination? Work with an energy advisor to model your buildings performance and find cost- upgrades. Second gather all your documents. CMHC needs third-party energy reports, appraisals and accessibility certifications before you can submit your application. You’ll need a budget and rent breakdown with affordability details an energy model and consultant report floor plans and development permit drawings a construction budget and timeline and a developer experience profile. Third work with professionals who understand the program. An experienced mortgage broker, energy advisor and real estate agent can make the difference, between getting 100 points and falling short. When you’re trying to get the MLI Select points every detail matters. Start early document everything and don’t be afraid to ask questions.
To get the financing for multi-family investments in Canada you need to maximize your MLI Select points. This program is really powerful. It can give you a loan of up to 95 percent of the value. You can pay it back over 50 years. You can also get a discount of 30 percent on your insurance premium. This can make a difference in your investment.
The best way to get 100 points is through the affordability pathway. You can also get points for energy efficiency and accessibility. You need to act fast because the deadline is September 30 2026. After that the rules for energy efficiency will be stricter.
Whether you are buying a building or building a new one you need to understand how to get the most MLI Select points. This is crucial for your success. The benefits are great. You need to read the fine print carefully. You should start planning your MLI Select strategy to get the most out of your investment.
Frequently Asked Questions (FAQs)
You need least 50 MLI Select points to qualify. There are three levels: 50 points for the level 70 points for the enhanced level and 100 points for the maximum benefits.
You get affordability points when you agree to rent some units at a price that's lower than the average rent in the area. For example in Calgary if you rent at or below 30 percent of your household income, it counts as affordable. The more you lower the rent and the longer you commit to it, the more points you get.
After September 30, 2026, CMHC will not accept energy efficiency certificates that follow the rules. You will have to follow the rules, which are stricter. This makes it harder to get points for energy efficiency.
If you have a $ 10 million project, you can save around $160,000 to $180,000 on insurance costs alone. You can also lower your debt payments by 8 to 12 percent if you pay back the loan over 50 years instead of 40 years.
Yes, you can. You can combine points from affordability, energy efficiency and accessibility in any way that works for your project. For example you can get 50 points from affordability 30 points from energy efficiency and 20 points from accessibility to reach 100 points.
You will need a forma and rent roll that shows the affordability breakdown, an energy model and consultant report floor plans and development permit drawings a construction budget and timeline and a profile that shows your experience, as a developer.
Co-Founder & Director
Hafil Perincheeri is an engineer-turned-realtor, investor, and builder based in Calgary, Canada. As Co-Founder and Director of Greencasa, he specializes in home flips, property development, and investment strategies. Since 2019, he has guided clients in home buying, multifamily investing, and financing options like CMHC and MLI Select, ensuring transparent, informed decisions.