Navigating CMHC Multi-Unit Insurance Post-June Policy Changes: What Investors Need to Know

Josh Perez • August 28, 2024

Is CMHC multi-unit insurance for investors dead after the recent policy changes in June? The answer is no, but the landscape has shifted, and it's crucial to understand these changes to navigate the new opportunities they present.

"The door has opened for value-add and BRRRR investors to get into better financing terms, categorized under new construction with this change."

One of the most impactful changes from this past June involves the classification of projects under CMHC’s MLI Select program, specifically concerning existing properties versus new construction. Many investors might not realize that CMHC MLI Select employs different point systems depending on whether a property is classified as existing or new construction.


In Canada, new construction is heavily incentivized through various financing programs, municipal development charges, and other benefits that don’t necessarily apply to existing apartment buildings. This incentivization makes it easier for projects categorized as new construction to earn more points, leading to better financing terms—like extended amortizations and higher loan-to-value ratios.


With the recent changes in June, the criteria for what qualifies as new construction have broadened. Now, certain existing structures can be categorized under new construction if they meet specific conditions. For instance, if a previous residential or commercial space was demolished to add additional residential units, or if commercial units are converted into residential spaces, these projects might now qualify for the new construction bucket within the MLI Select program.


This shift opens doors for value-add and BRRRR (Buy, Rehab, Rent, Refinance, Repeat) investors to secure better financing terms by fitting their projects into this newly defined category of new construction. While these criteria are often case-specific and require careful planning, the potential benefits make it worthwhile for investors looking to maximize their financing options.



If you're working on an apartment building project or exploring opportunities to expand your real estate portfolio, now is the time to take advantage of these changes. To discuss how these updates might apply to your projects and to explore the best financing terms available, feel free to schedule a call with me or send a DM. Let’s work together to optimize your investment strategy in this evolving market.

Josh Perez
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What You Need to Know About Mortgages and Parental Leave

By Josh Perez • July 8, 2026
If the title of this article caught your attention, chances are your family is growing. Congratulations. If you’re thinking now is the right time to move into a home that better fits your growing family—but you’re unsure how parental leave affects your ability to qualify for a mortgage—you’re in the right place. Here’s the good news. Qualifying for a mortgage while on parental leave is possible when it’s done correctly. When you work with an independent mortgage professional, lenders can often qualify you based on your return-to-work income , as long as you can provide documentation confirming you have guaranteed employment waiting for you. A word of caution If you walk into a bank branch and disclose that you’re currently on parental leave, there’s a chance the bank will only allow you to qualify using your parental leave income. That can significantly reduce your borrowing power. Parental leave income is typically limited to 55% of your previous earnings, up to a weekly maximum. Qualifying on that amount alone can restrict your options and impact the type of home you can purchase. Why lender choice matters One of the biggest advantages of working with an independent mortgage professional is choice . You’re not limited to one lender’s rules or products. Some lenders will allow you to qualify using 100% of your confirmed return-to-work income , which can make a meaningful difference in your approval amount and overall options. What you’ll need to qualify Most lenders will require an employment letter that includes: Employer name (preferably on company letterhead) Your job title Original start date (to confirm probation has been completed) Confirmed return-to-work date Guaranteed salary upon return Lenders want reassurance that your income will resume once parental leave ends. You may also be asked to provide income history from the past couple of years, which is standard for most mortgage applications. One important note Whether or not you actually return to work after parental leave is entirely your decision. From a mortgage perspective, qualification is based on having a confirmed position available to you at the time of approval. If you have questions about qualifying for a mortgage while on parental leave—or anything mortgage-related—please connect anytime. I’d be happy to walk you through your options and help you plan with confidence.
Suburban two-story house with a front porch, two-car garage, and a large tree-lined lawn.

Gifted Down Payment in Ontario? Don't Skip This Step

By Josh Perz • July 7, 2026
Using a gifted down payment to buy a home in Ontario? Learn exactly what lenders require — and the common mistakes that can delay or derail your approval.