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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Get Unbiased Advice: Work with an Independent Mortgage Pro

By Josh Perez • December 24, 2025
Why Work With an Independent Mortgage Professional? If you’re in the market for a mortgage, here’s the most important thing to know: Working with an independent mortgage professional can save you money and provide better options than dealing directly with a single bank. If that’s all you read—great! But if you’d like to understand why that statement is true, keep reading. The Best Mortgage Isn’t Just About the Lowest Rate It’s easy to fall for slick marketing that promotes ultra-low mortgage rates. But the lowest rate doesn’t always mean the lowest cost . The best mortgage is the one that costs you the least amount of money over time —not just the one with the flashiest headline rate. Things like: Prepayment penalties Portability Flexibility to refinance Amortization structure Fixed vs. variable terms …can all affect the true cost of your mortgage. An independent mortgage professional looks beyond the rate. They’ll help you find a product that fits your unique financial situation , long-term goals, and lifestyle—so you’re not hit with expensive surprises down the road. Save Time (and Your Sanity) Applying for a mortgage can be complicated. Every lender has different rules, documents, and policies—and trying to navigate them all on your own can be time-consuming and frustrating. When you work with an independent mortgage professional: You fill out one application They shop that application across multiple lenders You get expert advice tailored to your needs This means less paperwork , less stress , and more confidence in your options. Get Unbiased Advice That Puts You First Bank specialists work for the bank. Their job is to sell you that bank’s mortgage products—whether or not it’s the best deal for you. Independent mortgage professionals work for you. They’re provincially licensed, and their job is to help you: Compare multiple lenders Understand the fine print Make informed, long-term financial decisions And the best part? Their services are typically free to you . Mortgage professionals are paid a standardized fee by the lender when a mortgage is placed—so you get expert guidance without any out-of-pocket cost. Access More Mortgage Options When you go to your bank, you’re limited to that bank’s mortgage products. When you go to an independent mortgage professional, you get access to: Major banks Credit unions Monoline lenders (who only offer mortgages) Alternative and private lenders (if needed) That’s far more choice , and a much better chance of finding a mortgage that truly fits your needs and goals. The Bottom Line If you want to: Save money over the life of your mortgage Save time by avoiding unnecessary back-and-forth Access more lenders and products Get honest, client-first advice …then working with an independent mortgage professional is one of the smartest decisions you can make. Let’s Make a Plan That Works for You If you're ready to talk about mortgage financing—or just want to explore your options—I'm here to help. Let's connect and put together a strategy that makes sense for your goals and your future. Reach out anytime. I’d be happy to help.

Why High Income Doesn’t Automatically Mean a Bigger Mortgage

By Josh Perez • December 18, 2025
Most people assume a bigger paycheck leads to a bigger mortgage approval. But here’s the truth that surprises almost everyone: “It’s not about how much you earn. It’s about how much of your income is already spoken for.” — Josh Perez I’ve sat across from clients earning six figures who qualified for less than someone making half as much. The problem wasn’t their income. It was their monthly obligations . Lenders Don’t Just Look at Income — They Look at What’s Left Over You can make $200,000 a year, but if $80,000 of it is tied up in payments, lenders see very little room for a mortgage. Here’s what typically eats up that space: Big car loans Multiple credit cards Buy-now-pay-later plans Personal loans Lines of credit Old debts that still report monthly payments These commitments matter because lenders are focused on one main calculation: Debt-to-Income Ratio (DTI) This tells lenders how much of your income is already locked into payments — and how much is available for a mortgage. A high DTI = lower mortgage approval A low DTI = stronger approval and better options It’s that simple. Want to Qualify for More? Do This First Most people think they need to increase their income. The truth? Reducing debt often has a bigger impact — and works faster. 1. Pay down or eliminate high monthly payments Even paying off a single loan can shift your approval dramatically. 2. Avoid taking on new credit before applying Every new payment reduces your borrowing room. 3. Keep your spending stable for 90 days Lenders review recent bank history. Stability helps. 4. Work with a mortgage broker, not just one bank This is one of the biggest ways people leave money on the table. Every lender calculates affordability differently. Some are far more flexible with DTI. If you only go to your bank, you’re only getting one version of your potential approval. Let’s Make Your Approval Work for You If you want to qualify for more, reduce debt strategically, or understand where you stand right now, I can help you build the right plan. Let’s give you access to more options — not just one.