DeedWorthGuide · QuebecCMHC MLI Select: Multi-Unit Financing for 5+ Units
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In brief — MLI Select is a CMHC mortgage loan insurance program for buildings of 5 units or more. By committing to affordability, energy efficiency or accessibility, the borrower earns points that unlock higher financing (up to 95%), longer amortization (up to 50 years) and a reduced insurance premium. Plexes of 2 to 4 units do not qualify. In French it is called APH Select.
MLI Select changes the math on an income property: with less money down and payments stretched over a longer term, a building that would barely cash-flow on conventional financing can turn positive. In exchange, you take on durable commitments and must hold at least five units. This guide explains how the points work, what they unlock, and who the program fits.
What MLI Select is
MLI Select is a mortgage loan insurance product from Canada Mortgage and Housing Corporation (CMHC). It is not a grant: it is insurance that lets a lender offer more generous terms because the risk is covered. The program targets rental housing of 5 units or more — new or existing — and rewards projects that improve affordability, climate performance or accessibility.
The mechanism is a points system: the more the borrower commits to those goals, the more points they earn, and the greater the financing flexibilities.
The three commitments that earn points
Points come from three commitments, which stack:
- Affordability. Keeping part of the rents below an affordability threshold for a set period. This is the most point-rich commitment; a long-term commitment (20 years or more) adds a bonus.
- Energy efficiency. Achieving a level of reduced consumption or emissions versus a reference building (or code requirements), for new construction or a retrofit.
- Accessibility. Designing or adapting units and common areas to universal-accessibility criteria.
A project can combine all three to reach a higher point tier. The entry threshold is 50 points.
What the points unlock: 50, 70, 100
Benefits scale by point tier:
| Tier | Premium discount | Max amortization | Max loan (LTV) |
|---|---|---|---|
| 50 points | −10% | up to 40 years | up to 85% (existing) |
| 70 points | −20% | up to 45 years | up to 95% |
| 100 points | −30% | up to 50 years | up to 95% |
Two levers matter most for the investor: the larger loan (less capital tied up) and the longer amortization (lower monthly payment, so better cash flow). The minimum debt-service coverage ratio (DSCR) is generally 1.10 for standard rental — more flexible than conventional. The insurance premium is added to the loan; amortization beyond 25 years adds a small surcharge, more than offset by the points-based discount.
For buildings of 5 units and up
This is the limit that surprises first-time investors most: a duplex, triplex or fourplex does not qualify for MLI Select. The program targets multi-unit of 5 units or more. For a first 2-to-4-unit plex occupied by the owner, the route is standard mortgage insurance (CMHC/Sagen) with a low down payment — a very different case, covered in our guide to buying a first plex in Quebec.
MLI Select vs conventional financing
Against a conventional loan (often capped at 80% over 25-30 years), MLI Select can, at higher tiers, finance more over a longer term. The result: a smaller down payment and a lower monthly payment, so much better starting cash flow. The trade-off is the insurance premium (added to the loan) and the durable commitments (affordability, efficiency, accessibility) that earn the points. The right move is to compare both structures on the same building, premium and amortization included.
Model it on your property
For a building of 5 units or more, DeedWorth computes the MLI Select points, the flexibilities of the tier reached (LTV, amortization, premium discount), the total premium and the cash flow — and compares them to conventional financing. Analyze a property with DeedWorth →
FAQ
What is MLI Select? It is a CMHC mortgage loan insurance program for buildings of 5 units or more. By committing to affordability, energy efficiency or accessibility, the borrower earns points that unlock higher financing, longer amortization and a reduced premium.
Does a 2-to-4-unit plex qualify for MLI Select? No. The program is for buildings of 5 units or more. For a 2-to-4-unit plex, you use standard mortgage insurance with a low down payment, especially as an owner-occupant.
How many points do you need? The entry threshold is 50 points, with tiers at 50, 70 and 100 points. The higher the tier, the better the financing, amortization and premium discount.
How high can the financing and amortization go? Depending on the tier, the loan can reach up to 95% of value and the amortization up to 50 years. An existing building at the 50-point tier is generally capped at 85%.
Is MLI Select a grant? No. It is loan insurance: it pays no money, but lets the lender offer better terms because the risk is insured. The premium is added to the loan amount.
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For information only, not financial advice or a confirmation of eligibility. CMHC criteria and schedules change; confirm your project with an approved lender. Last verified: July 2026.