The Smartest Way to Unlock 95% Financing
In Canadian multifamily investing, financing structure determines long-term wealth. The Canada Mortgage and Housing Corporation MLI Select program allows investors to access up to 95% loan-to-value and amortizations of up to 50 years. But to unlock these terms, projects must earn a minimum number of program points.
Most investors focus on Energy Efficiency or Affordability. However, the Accessibility pathway specifically through the Rick Hansen Foundation Accessibility Certification (RHFAC) is often the most efficient and least revenue-restrictive route to qualification.
For investors in Calgary and Edmonton, leveraging RHF Certification can mean the difference between standard commercial financing and transformational leverage.
How Accessibility Points Work Under MLI Select
MLI Select requires a minimum of 50 points to qualify for enhanced terms. Points can be earned through:
- Affordability
- Energy Efficiency
- Accessibility
Accessibility stands out because it is a permanent design feature not a 10-year rent cap or ongoing compliance obligation.
RHF Certification: The Two Tiers
20 Points: Standard Certification (60–79%)
You earn 20 points if your building achieves RHF Accessibility Certification with a score between 60% and 79%.
Alternative pathways include:
- 15% of units fully accessible (CSA standards)
- 15% universal design compliance
However, third-party certification removes ambiguity and provides lender confidence.
30 Points: Gold Certification (80%+)
You earn 30 points if your building achieves RHF Accessibility Certified Gold with a score of 80% or higher.
Alternative options:
- 100% of units universal design
- 100% of units accessible
For most investors, pursuing Gold certification on a new build is more cost-effective than attempting full universal retrofits in older properties.
The Critical Requirement: 100% Visitability
This is where many applications fail.
Regardless of certification tier, every unit must be visitable under CSA B651 standards.
Visitability means:
- Step-free building entrance
- Accessible common areas
- Usable washroom on the main level
- Adequate doorway widths and maneuvering space
If even one unit fails visitability requirements, accessibility points may not be awarded.
Why Pre-Construction Wins in Alberta
Retrofits Are Capital-Intensive
Upgrading a 1990s walk-up apartment building to Gold standards may require:
- Corridor widening
- Elevator installation
- Structural ramp construction
- Extensive interior demolition
The capital expenditure often erodes financing benefits.
Pre-Construction Is Engineered for Compliance
New developments in Alberta increasingly incorporate accessibility from the design stage.
Benefits:
- Lower incremental cost
- Easier certification process
- Coordinated RHF professional rating
- Architectural compliance built into drawings
Designing accessibility is far cheaper than retrofitting it.
Strategic Point Stacking
The 50-Point Strategy
30 Points (Accessibility Gold)
- 20 Points (Energy Efficiency)
= 50 Points
Outcome:
- 95% LTV
- 40-year amortization
- No rent caps
This structure preserves full market rents while enhancing leverage.
The 100-Point Strategy
30 Accessibility
- 50 Energy
- 20 Affordability
= 100 Points
Outcome:
- 50-year amortization
- Potential limited recourse
This is ideal for scaling investors seeking to preserve borrowing capacity.
Long-Term Market Advantage
Accessibility is not just a financing tactic.
Canada’s population is aging. Demand for accessible units is increasing. Buildings with barrier-free showers, wider doorways, lever handles, and step-free entrances attract long-term tenants and reduce vacancy risk.
RHF-certified properties are future-proofed assets.
Final Thought
The Rick Hansen Foundation Certification is not just about compliance, it is a financing strategy. Investors who integrate accessibility early can unlock superior leverage while protecting long-term asset value.
Frequently Asked Questions for RHF Certification & MLI Select
Q. What is RHF Accessibility Certification?
It is a third-party building accessibility rating provided by the Rick Hansen Foundation that evaluates physical accessibility standards.
Q. How many MLI Select points can accessibility provide?
20 points for standard certification and 30 points for Gold certification.
Q. What is visitability?
It means every unit must allow entry and basic use by someone with mobility limitations, including access to a washroom.
Q. Is Gold certification worth it?
For new builds, yes. It is often more cost-effective than retrofitting older buildings to universal design standards.
Q. Does accessibility require rent caps?
No. Unlike affordability points, accessibility points do not restrict rental income.
Q. Why is pre-construction better for RHF points?
Accessibility design is far cheaper to implement during architectural planning than through structural retrofits.