When you first hear about 5 percent down and 50-year amortization, it almost sounds too good to be true. But for Canadian real estate investors and developers, it’s very real and very achievable, thanks to the CMHC MLI Select program.
So what’s the catch? You must earn 100 points by combining affordability, energy efficiency, and accessibility. The good news? It’s not just doable, it’s smart business. The better news? We’re going to show you how.
At Green Casa, we help investors and builders across Alberta get there, and today, we’re breaking it all down for you.
So, What Are the 100 Points All About?
CMHC’s MLI Select uses a points-based system to assess rental housing projects. Hit 100 points or more, and you unlock some of the best financing terms available in the Canadian market—up to 95 percent Loan-to-Value and amortization up to 50 years.
The three areas you can earn points in are:
- Affordability
- Energy Efficiency
- Accessibility
You don’t have to be perfect in all three, just strong enough overall to hit that magic number.
Let’s walk through how real investors are making it happen.
1. Affordability – Helping People, Boosting Points
This is often the easiest and most impactful category. You can earn between 50 to 100 points depending on how many units you offer at below-market rent, and how long you commit to keeping them that way.
Here’s how some investors do it:
- Offering 20 to 40 percent of units at 20 percent below market rents
- Committing to maintain those rates for at least 10 years
- Applying in markets like Calgary or Edmonton, where the demand for affordable rentals is rising fast
Pro tip: You don’t have to slash all your rents—just a portion of your building qualifies you for major points.
2. Energy Efficiency – Green Buildings, Greener Bottom Line
Reducing your building’s energy use is not only good for the environment—it also helps you qualify for CMHC’s best terms.
To get points here, you can:
- Retrofit existing buildings to reduce energy consumption by 25 percent or more
- Use ENERGY STAR appliances and LED lighting
- Upgrade to high-efficiency boilers, windows, and insulation
- Consider solar panels or smart thermostats
Not only do these changes boost your score, they also reduce utility costs, meaning your cash flow improves over time.
3. Accessibility – Building for Everyone
This category is often overlooked, but it can be your secret weapon for pushing your score over 100. CMHC rewards projects that include accessible units or barrier-free design elements.
Ideas include:
- Installing wider doorways and hallways
- Creating step-free entrances
- Ensuring kitchens and bathrooms are wheelchair accessible
- Adding elevators in multi-story buildings
You might be surprised at how much value accessibility adds for tenants—and how many points it earns you.
Bringing It All Together – A Sample Path to 100 Points
Here’s what one Alberta investor recently did:
- Made 25 percent of units affordable for 10 years → 50 points
- Reduced building energy use by 35 percent through retrofits → 35 points
- Added 4 accessible units with barrier-free design → 15 points
Total: 100 points. That investor qualified for 5 percent down and 50-year amortization—and is now cash flowing stronger than ever.
Why It’s Worth It
Reaching 100 points is not just about financing. It changes your entire deal. You can:
- Preserve more capital upfront
- Improve monthly cash flow thanks to reduced payments
- Refinance on better terms
- And build a more resilient, socially responsible portfolio
The MLI Select program rewards you for building smarter, not just bigger.
Final Thoughts
The path to 100 points might sound technical, but it’s really about intention. Build with affordability in mind. Think long-term. Add value in ways that make a difference.
Whether you’re renovating an older apartment building or developing a new rental, the CMHC MLI Select program can help you grow faster and smarter, with the kind of financing terms most investors only dream about.
Ready to unlock 5 percent down and 50-year amortization? Green Casa is here to guide you through it.
