MLI Select Point Estimator
(APH Select)
Estimate your project's points based on affordability, energy efficiency and accessibility, and discover the tier reached: up to 95% LTV, up to 50-year amortization and reduced premium.
Affordability
% of units at ≤ 30% of median tenant income (10-year commitment)
Energy efficiency
Performance vs. Building Code (new) or energy + GHG reduction vs. current consumption (existing)
Accessibility
Accessible units (CSA B651:23 standard / universal design / Rick Hansen)
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Simplified estimate for guidance purposes only. The official calculation of points, tiers and benefits is the exclusive responsibility of CMHC and your lender. Validate your eligibility with a multiplex financing specialist.
MLI Select (APH Select): the program changing multiplex financing
Launched by CMHC, the MLI Select program — also known as APH Select — rewards developers and investors who build or renovate more affordable, more energy-efficient and more accessible buildings. In return, you gain access to some of the most advantageous financing terms on the market: a high loan-to-value ratio, a very long amortization period and a reduced premium.
The three pillars of the program
Points accumulate across three categories. You can combine them or focus heavily on one to reach the higher tiers.
1. Affordability
You commit to offering a portion of units at a rent of ≤ 30% of median tenant income, maintained for a set period (at least 10 years). The thresholds differ by project type: in new construction, 10 / 15 / 25% of units are required for 50 / 70 / 100 points; for an existing building, 40 / 60 / 80%. Tip: an affordability commitment of 20 years or more earns a 30-point bonus — often decisive for crossing the 100-point tier. This is generally the fastest route to a large number of points.
2. Energy efficiency
Your building must demonstrate improved energy performance relative to a benchmark (building code for new construction, current consumption for existing buildings). The greater the improvement, the more points you earn.
3. Accessibility
By incorporating universally designed or fully accessible units, you accumulate additional points and make your building more attractive to a wider range of tenants.
Tiers and their benefits
The total point count determines which tier is reached, and therefore the financing benefits. Here is the general program structure:
| Tier | Points | Max LTV | Amortization | Min. DCR | Premium reduction |
|---|---|---|---|---|---|
| Tier 1 | 50 pts | 85% existing · 95% new | 40 years | 1.10 | − 10% |
| Tier 2 | 70 pts | 95% | 45 years | 1.10 | − 20% |
| Tier 3 | 100 pts | 95% | 50 years | 1.10 | − 30% |
A minimum of 50 points is required to be eligible. The tier reached determines three levers: the loan-to-value ratio (up to 85% at 50 pts for an existing building, 95% from 70 pts, and 95% of cost for new construction), the maximum amortization (40 years at 50 pts, 45 years at 70 pts, 50 years at 100 pts) and the CMHC premium reduction (−10% / −20% / −30%). The minimum debt coverage ratio (DCR) is 1.10 for standard rental housing, identical at all tiers (rising to 1.20 for certain models with support services and 1.40 for a non-residential portion). Source: CMHC — MLI Select / Affordability Choice (2025-2026 parameters). Exact parameters vary based on the version of the program in effect and your file.
Why aim for 100 points?
Reaching the maximum tier unlocks amortization of up to 50 years, which significantly reduces your monthly payment and improves cash flow, a CMHC premium reduced by up to −30% and optimal leverage. A benefit unique to the 100-point tier: the loan becomes limited recourse (instead of full recourse at the 50- and 70-point tiers), which helps protect your other assets in case of default. For a multiplex investor, this is often what transforms a "good" project into an "excellent" one.
New construction or existing building?
The program applies to both. For new construction, energy performance is compared against the current building code. For an existing building, the improvement is measured against current consumption, which can make it easier to meet energy targets after targeted renovations.
How to obtain MLI Select financing
- 1. Define your commitments across the three pillars and estimate your points (this tool helps you get started).
- 2. Assemble the technical file: energy reports, plans, affordable rent schedule, accessibility measures.
- 3. Work with a CMHC-approved lender and, ideally, a broker specialized in multiplex financing.
- 4. Submit the application to CMHC, which validates the points and commitments.
- 5. Obtain the commitment and finalize financing according to the confirmed tier.
Tips and mistakes to avoid
- Do not overestimate your points: the technical requirements are precise and verified by CMHC.
- Combine the pillars: a bit of affordability, energy efficiency and accessibility can be enough to cross a tier.
- Think about long-term commitments: affordability must be maintained for several years.
- Engage experts early: a broker and an energy advisor from the start maximize your points.
Quick glossary
- MLI Select / APH Select: CMHC points-based program for multi-unit residential buildings.
- LTV (loan-to-value ratio): the portion of the purchase price financed by the loan; up to 95% with this program.
- Amortization: the total repayment period, up to 50 years at the maximum tier (40 years at 50 pts, 45 years at 70 pts).
- DCR (debt coverage ratio): the building's ability to cover the mortgage with its net income. The lower it is, the more you can borrow. MLI Select allows a DCR as low as 1.10 for standard rental housing, at all tiers (1.20 for certain service models, 1.40 for a non-residential portion).
- CMHC premium: the cost of loan insurance, reduced at higher tiers (up to −30% at 100 pts).
- Limited recourse: at the 100-point tier, the lender has limited recourse against your other assets in case of default (tiers 50 and 70 are full recourse).
- CMHC: Canada Mortgage and Housing Corporation.
20 answers about the
MLI Select program (APH Select)
It is a CMHC program for multi-unit residential buildings that rewards affordability, energy efficiency and accessibility through a points system. The more points you accumulate, the better the financing terms you can access.
A minimum of 50 points is required to access the program. From there, benefits increase by tier: 50, 70 and 100 points.
At the maximum tier, you can obtain a loan-to-value ratio of up to 95%, amortization of up to 50 years, and the maximum premium reduction — the most advantageous combination on the market for multiplex financing.
You commit to offering a portion of units at an affordable rent threshold, for a set period (often at least 10 years). This is generally the most efficient route to accumulating a large number of points quickly.
The building's performance is compared against a benchmark: the building code for new construction, or current consumption for an existing building. The greater the improvement, the more points you earn.
Yes. MLI Select applies to both new construction and existing buildings (acquisition, refinancing, renovation). For existing buildings, targeted energy retrofits can be sufficient to meet the performance targets.
Yes, amortization of up to 50 years is one of the flagship benefits of the maximum tier. It significantly reduces your monthly payment and improves your building's cash flow.
It is the portion of the purchase price (or value) financed by the loan. An LTV of 95% means a down payment of approximately 5%. MLI Select allows you to reach high LTV ratios, meaning less capital tied up.
No. It is a simplified estimate to guide you. The official calculation of points and benefits is the responsibility of CMHC and your lender, based on your complete technical file.
Not necessarily. You can reach a tier by focusing heavily on a single pillar (often affordability), or by combining all three. Combining pillars offers more flexibility to cross the thresholds.
Typically: energy performance reports, plans, affordable rent schedule, description of accessibility measures, building financial statements and lender documents. A specialized broker will guide you.
Affordability must generally be maintained for at least 10 years, sometimes longer depending on the number of points targeted. It is a long-term commitment to integrate into your planning.
Yes, MLI Select is a national CMHC program, therefore available throughout Quebec, including on the North Shore and in the Laurentians, for eligible buildings.
The program targets multi-unit residential buildings, generally 5 units and more. The precise eligibility criteria are set by CMHC; a specialist will confirm the eligibility of your project.
The CMHC premium reduction increases with the tier: approximately −10% at 50 points, −20% at 70 points and −30% at 100 points, applied to the base premium. On a multi-million-dollar loan, this represents significant savings. Your lender will provide the exact figure based on your file.
Yes, the program applies notably to refinancing and renovation projects that improve energy performance or accessibility, which can also increase your points.
Strongly recommended. A broker specialized in multiplex financing knows CMHC requirements, optimizes your points file and connects you with the right approved lenders.
A CMHC file generally takes longer than a conventional loan — often several weeks to a few months — due to the analysis of points and commitments. Preparing a complete file speeds up the process.
You must demonstrate performance through reports and, depending on the case, recognized modelling or certifications. An energy efficiency advisor helps you document and maximize your points.
ImmoMulti is not a lender. We are a direct buyer of multiplex properties and offer informational tools. For MLI Select financing, contact a CMHC-approved lender and a specialized broker.
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