CMHC MLI Select & Multi-Family Renovations: How Window and Door Upgrades Can Unlock Better Financing

Across BC and Alberta, multi-family rental buildings are changing hands at a pace we haven’t seen in years. Rising interest rates, shifting rental markets, and aging buildings are forcing owners to rethink how they finance and future-proof their assets. 

One financing tool gaining a lot of traction is CMHC MLI Select – a federal mortgage insurance program that rewards property owners for making energy-efficient upgrades and maintaining affordable rental housing. CMHC MLI Select is a specialized version of CMHC’s multi-family mortgage loan insurance program, designed specifically for rental buildings with 5+ units. 

What many owners, landlords, REITs, asset managers, and non-profit housing providers don’t realize is: 

Upgrading your windows and doors can directly help you qualify for better mortgage terms under CMHC MLI Select. 

For owners planning refinancing, purchasing, or major renovations, this is a great opportunity to improve cash flow while modernizing aging building envelopes at the same time. 

In this handy guide, we’ll explain: 

• What CMHC MLI Select is 

• How it applies to existing multi-family rental buildings 

• Why window and door replacement plays a key role 

• How Centra Install Pros helps owners align renovations with financing goals 

What Is CMHC MLI Select? 

Unlike traditional financing, MLI Select rewards owners who commit to improvements that deliver broader social and environmental benefits. The program uses a points-based system where you must earn a minimum of 50 points to qualify. Points are earned through three categories: 

1. Energy Efficiency: Reducing the building's energy consumption and GHG emissions. 

1. Housing Affordability: Committing to maintaining below-market rents for a set period. 

1. Accessibility: Improving the building’s "visitability" and universal design. 

CMHC MLI Select is a mortgage loan insurance program offered by the Canada Mortgage and Housing Corporation for multi-unit residential buildings with 5 or more units. 

Unlike traditional financing, MLI Select rewards owners who commit to improvements that deliver broader benefits, such as: 

• Energy efficiency 

• Housing affordability 

• Accessibility 

The more points a project earns across these categories, the more incentives are unlocked. The point thresholds and scoring criteria are subject to CMHC approval and project-specific energy modeling. 

What Are the Benefits of MLI Select? 

If a building qualifies by reaching the 50, 70, or 100-point thresholds, owners may access: 

• Higher loan-to-value (LTV) ratios: Up to 95% LTV. 

• Longer amortization periods: Up to 40 or 50 years, significantly lowering monthly payments. 

• Lower Debt Coverage Ratios (DSCR): Allowing for higher loan amounts. 

• Premium Discounts: Reduced insurance costs for high-scoring energy and affordability projects. 

• Improved cash flow: The chance to include renovation costs in the mortgage. 

Can Existing Buildings Use MLI Select? 

Yes! MLI Select is a powerful tool for: 

• Refinancing existing rental buildings to pull equity for upgrades. 

• Purchasing older multi-family complexes that require modernization. 

• Funding major retrofits to meet new energy standards or affordability goals. 

Why Windows and Doors Matter for MLI Select Scoring 

Energy efficiency is often the most practical "bucket" for owners of older buildings to pursue. Compared to mechanical overhauls, window and door replacement often delivers one of the most cost-effective energy gains per dollar invested. For existing properties, CMHC awards points based on the percentage decrease in energy consumption compared to the building's current baseline: 

• Level 1 (20 points): 15% decrease. 

• Level 2 (35 points): 25% decrease. 

• Level 3 (50 points): 40% decrease. 

Because windows and doors are often the weakest point in an aging building's envelope, replacing them is one of the most effective ways to hit these 15% to 40% reduction targets. When paired with modest affordability commitments, these energy gains can easily push a project over the 50-point qualification line. 

At Centra Install Pros, we help clients plan upgrades that solve: 

• Significant heat loss and high energy bills. 

• Drafts that lead to resident complaints and turnover. 

• Moisture intrusion and rot that threatens building longevity. 

The Importance of Early Planning & Documentation 

To qualify for the energy efficiency points, CMHC requires a Professional Energy Audit. A qualified engineer or energy advisor must model the building’s current performance and provide a certified estimate of how much energy the new windows and doors will save. 

Early planning allows you to align your renovation scope with your financing goals. By proving a 25% or 40% energy reduction through a high-performance window retrofit, you make your building much more attractive to lenders under the MLI Select framework. 

Why Owners Work with Centra Install Pros 

With over 40 years of experience and 550+ completed multi-family complexes, Centra Install Pros is the leading authority in building envelope renewal throughout BC and Alberta. 

• Building Envelope Expertise: We specialize in full building envelope renewal, including window and door replacement, structural rot remediation, and occupied-building renovations. 

• In-House Manufacturing: Our windows and doors are locally manufactured and engineered to exceed code, ensuring you get the performance data needed for your energy audit. 

• Financing Support: We work alongside your energy consultants to provide the technical documentation required for CMHC MLI Select applications. 

• Industry-Leading 30-Year Warranty: We provide long-term peace of mind for property owners and asset managers. 

CMHC MLI Select & Renovations: FAQ 

Q: Can I qualify for MLI Select using only energy efficiency? 

A: To enter the program, you need 50 points. A 40% energy reduction provides exactly 50 points. However, many owners find it easier to combine a 15% or 25% energy improvement (via windows/doors) with a small commitment to affordability to reach the 50-point mark more cost-effectively. 

Q: Can renovation costs be included in the mortgage? 

A: Yes. Under MLI Select, you can refinance based on the "as-improved" value of the property. This allows you to access the necessary capital for upgrades (like windows and doors) as part of the total insured loan, while the extended amortization helps maintain or improve your monthly cash flow. 

Q: Do I need an energy audit for MLI Select? 

A: Yes. For existing buildings, CMHC requires a report from a qualified professional to validate that your window and door upgrades will achieve the claimed energy savings. 

Please note that CMHC has changed before and could do so again at any time. 

Planning a Refinance or Building Envelope Upgrade? Let’s Talk. 

Window and door replacement may be the most efficient way to unlock the 50+ points required for MLI Select, while also improving cash flow and long-term asset performance. Book Your Free Consultation Today and let’s discuss how strategic envelope upgrades can stabilize your asset and maximize your financing outcomes.