You’re a real estate investor. You’ve done the math. You’ve looked at the rents, the cash flow, and the location. Everything adds up—until you hit the financing wall.
That’s where CMHC MLI Select steps in, and for many investors in Alberta and across Canada, it’s the edge they’ve been waiting for.
But to access the gold standard, 5 percent down and 50-year amortization, you’ve got to reach 100 points on CMHC’s scale. It might sound daunting, but it’s achievable. And we’re going to show you exactly how to do it.
What Is the 100-Point Threshold?
CMHC built the MLI Select program to reward investors who create better housing—homes that are more affordable, energy efficient, and accessible.
If your building earns 100 points or more across these three categories, you unlock the most flexible and investor-friendly financing in the country.
Let’s Break Down the Categories
Affordability – The Foundation of the Program
This is where you can stack the most points. Offer a portion of your units at below-market rents and commit to keeping them that way.
Example:
- 20 percent of units at 25 percent below market rent = 50 points
- Maintain affordability for 10+ years = 20 more points
- Total from affordability alone: up to 70 points or more
This is a powerful way to get most of the way to 100.
Energy Efficiency – Modern Buildings Pay You Back
You can earn up to 40 points for reducing energy and greenhouse gas usage.
How to do it:
- Upgrade insulation and windows
- Use energy-efficient HVAC systems
- Retrofit lighting and install low-flow fixtures
- Cut emissions and reduce your carbon footprint
Efficiency upgrades might seem like a big upfront cost, but they reduce expenses long-term and boost your building’s value.
Accessibility – Small Changes, Big Impact
This one is often skipped, but it matters.
By creating accessible units or incorporating universal design features, you can earn up to 30 points.
Even just a few of these can make the difference between 90 points and qualifying for the full 100.
Putting It Together – A Real-World Example
A small developer in Calgary recently took this approach:
- 30 percent of units affordable at 20 percent below market → 55 points
- 30 percent energy efficiency improvement → 30 points
- 2 fully accessible units added → 15 points
Final score: 100 points
With those numbers, they closed the deal with only 5 percent down and locked in a 50-year amortization. That meant lower monthly payments, better returns, and room to reinvest in their next project.
The Impact on Your Bottom Line
Let’s be clear, this is not just about checking boxes. Scoring 100 points directly impacts your returns.
- Lower down payment means less capital tied up
- Longer amortization means better monthly cash flow
- CMHC insurance means lower risk and stronger lender confidence
In a world of rising costs and economic uncertainty, that kind of financing makes all the difference.
Final Takeaway
The MLI Select program is not just for big developers. It’s designed for smart investors like you, who are willing to build responsibly and think long-term.
Scoring 100 points is not easy, but it is worth it. With the right approach, the right upgrades, and the right team, it becomes not just possible, but powerful.
Looking to make your next project MLI Select-ready? We’re here to help.
