Adapting to New CMHC Policy Changes: What Investors Need to Know Part 1

Josh Perez • August 9, 2024

Investors, the landscape for multi-unit insurance has seen some significant shifts following recent updates from CMHC (Canada Mortgage and Housing Corporation). These changes, rolled out last month, have a direct impact on how you should approach your wealth-building strategies.


Let's dive into the three key changes—two of which are positive, while the third presents a new challenge. But don’t worry, with the right approach, these changes can be navigated effectively.

"Be ready to pivot. Be ready to keep growing your wealth-building plan with us today."

The Energy Efficiency Program: A Major Shift

The most substantial change revolves around the energy efficiency program. Previously, investors could earn up to 100 points, which would qualify you for 95% loan-to-value (LTV) and a 50-year amortization under CMHC’s MLI Select financing. However, the recent adjustments have cut the maximum points available through the energy efficiency program to 50. This means that for existing buildings, your amortization is now capped at 40 years, and your LTV is limited to 85%.


For new construction, while you can still achieve a 95% LTV, your amortization is similarly capped at 40 years with the initial 50 points. This change is particularly impactful for investors in Ontario who are purchasing or refinancing existing properties. The reduction from 95% to 85% LTV and the shift from a 50-year to a 40-year amortization could significantly affect your debt coverage ratio.


Navigating the New Reality: Your Options

Given these changes, you have two primary options:

  1. Adapt to the New Parameters: Even with these new limitations, the terms are still competitive compared to conventional financing. You can look for properties that fit within the new guidelines and make the best of the current scenario.
  2. Pivot and Reassess: The keyword here is "pivot." In today’s ever-changing market, adaptability is crucial. By incorporating an affordability component into your investment strategy, you can potentially gain the additional 50 points needed to reach the full 100 points in your financing program. This might involve reassessing your current properties or exploring new opportunities that align better with the updated CMHC policies.


The Silver Lining: Opportunities Still Exist

Despite the challenges posed by these changes, there are still excellent deals available in Ontario’s market. Many investors are successfully pivoting their strategies, integrating affordability components to maximize their financing options. The key is to view these changes not as roadblocks, but as opportunities to refine your wealth-building plan.



We’re here to help you navigate these new waters. Whether it’s adjusting your current investments or exploring new ones, we’re committed to helping you grow your wealth. Remember, the market may change, but with the right approach, your investment potential remains strong. Be ready to pivot, and let’s keep building your wealth together.


If you have any questions or need assistance in adjusting your investment strategy to align with the new CMHC policies, feel free to reach out. Together, we can find the best path forward for your financial goals.

Josh Perez
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Co-Signing a Mortgage in Canada: Pros, Cons & What to Expect

By Josh Perez • May 20, 2026
Co-Signing a Mortgage in Canada: Pros, Cons & What to Expect Thinking about co-signing a mortgage? On the surface, it might seem like a simple way to help someone you care about achieve homeownership. But before you sign on the dotted line, it’s important to understand exactly what co-signing means—for them and for you. You’re Fully Responsible When you co-sign, your name is on the mortgage—and that makes you just as responsible as the primary borrower. If payments are missed, the lender won’t only go after them; they’ll come after you too. Missed payments or default can damage your credit score and put your financial health at risk. That’s why trust is key. If you’re going to co-sign, make sure you have a clear picture of the borrower’s ability to manage payments—and consider monitoring the account to protect yourself. You’re Committed Until They Can Stand Alone Co-signing isn’t temporary by default. Even once the initial mortgage term ends, you won’t automatically be removed. The borrower has to re-qualify on their own, and only then can your name be taken off. If they don’t qualify, you stay on the mortgage for another term. Before agreeing, talk openly about expectations: How long might you be on the mortgage? What’s the plan for eventually removing you? Having these conversations upfront prevents surprises later. It Affects Your Own Borrowing Power When lenders calculate your debt service ratios, the co-signed mortgage counts as your debt—even if you never make a payment on it. This could reduce how much you’re able to borrow in the future, whether it’s for your own home, an investment property, or even refinancing. If you see another mortgage in your future, you’ll want to consider how co-signing could limit your options. The Upside: Helping Someone Get Ahead On the positive side, co-signing can be life-changing for the borrower. You could be helping a family member or friend buy their first home, start building equity, or take an important step forward financially. If handled with clear expectations and trust, it can be a meaningful way to support someone you care about. The Bottom Line Co-signing a mortgage comes with both risks and rewards. It’s not a decision to take lightly, but with careful planning, transparency, and professional advice, it can be done responsibly. If you’re considering co-signing—or want to explore safer alternatives—let’s connect. I’d be happy to walk you through what to expect and help you decide if it’s the right move for you.

Why a Mortgage Pre-Approval Protects Both Your Head and Your Heart

By Josh Perez • May 13, 2026
Why a Mortgage Pre-Approval Protects Both Your Head and Your Heart There’s no denying it—buying a home is an emotional journey. In a competitive market, it can feel like you need to stretch beyond your comfort zone or bid above asking just to have a chance. That pressure can make it hard to separate what you want from what you can realistically afford. One of the biggest pitfalls buyers face is falling in love with a home that’s outside their price range. Once that happens, every other property seems like a compromise—even the ones that might have been a perfect fit otherwise. The best way to avoid this heartache? Get pre-approved before you start shopping. What a Pre-Approval Does for You A mortgage pre-approval gives you more than just a number—it provides clarity, confidence, and protection: Know your buying power : Shop within your true price range and avoid disappointment. Spot potential roadblocks : Uncover issues like credit bureau errors before you make an offer. Get organized : Learn exactly what documentation you’ll need so there are no surprises. Lock in a rate : Many lenders hold your rate for 30–120 days, giving you peace of mind if rates rise. Save yourself heartache : Protect yourself from falling for a home you can’t afford. Head vs. Heart Buying a home is about balance. Your head tells you what’s financially sound, your heart tells you what feels right—and both matter. A pre-approval helps bring those two sides together, so you can make confident choices without emotional stress clouding your judgment. The Bottom Line Looking at properties for fun is one thing—but if you’re serious about buying, a pre-approval is the smartest first step you can take. It sets realistic expectations, saves time, and protects your emotions along the way. If you’d like to explore your options and get pre-approved, I’d be happy to walk through the process with you. Let’s make sure you’re ready to shop with confidence.