Commercial Mortgage
Commercial Mortgage — Winnipeg
Financing for retail, office, industrial, mixed-use, and multi-family (5+ unit) investment properties across Winnipeg and Manitoba.
Arranged by Poupe Vongkhamchanh, Mortgage Agent with CENTUM Financial Services LP (AFC), serving Winnipeg and Manitoba homeowners. View full profile on CENTUM →
Five highlights of commercial mortgage in Winnipeg.
Property types
retail plazas, office buildings, industrial/warehouse, mixed-use, apartment buildings (5+ units), owner-occupied commercial.
Loan size: $500K to $25M+ in Winnipeg market
beyond that, we co-broker with national desks.
Debt Service Coverage Ratio (DSCR) driven
property income must exceed debt service by 1.20-1.35x at most lenders.
Terms
1 to 10 years with 15-25 year amortizations; longer amortizations available on stronger income streams.
CMHC-insured MLI Select available for multi-family
reduces rate premium by 40-60 basis points if the building meets affordability/energy/accessibility scoring.
Who We Fund
Retail investors buying strip mall units or standalone commercial buildings. Multi-family investors — 5-plus-unit apartment buildings from Winnipeg’s core to St. Vital, Fort Rouge, or Osborne Village. Owner-occupied businesses financed to their business income. Development / construction loans for approved-permit ground-up commercial in Winnipeg’s growth corridors. Refinances — if your commercial mortgage is maturing, we shop 20+ commercial lenders to beat your renewal.
Signs You Need a Commercial Broker
Your bank’s commercial desk won’t quote below $2M
brokers cover the middle market ($500K-$5M) that big banks avoid.
You want a longer amortization than your bank offers.
Your DSCR is tight
some lenders count 100% of rental income; others discount 25% for vacancy.
You’re refinancing at maturity and want to shop.
You’re structuring purchase + rehab + tenant improvement financing that needs multi-lender coordination.
Not sure which one is you?
A quick, no-pressure call clears it up fastest — and it costs you nothing.
Our Commercial Process
Intake
property type, income statement, rent roll, borrower experience.
DSCR and LTV modeling
we calculate the numbers lenders will underwrite to.
Lender match
matched against banks, credit unions, and commercial-focused alternative lenders.
Appraisal + due diligence
environmental report, lease review, property inspection.
Approval + funding
legal, insurance, and closing coordinated with your lawyer.
Frequently asked questions about commercial mortgage.
Still wondering about something? A quick, no-pressure call clears it up fastest.
A commercial mortgage is a loan secured against real estate used for business or investment purposes — including retail, office, industrial, mixed-use, and multi-family (5+ unit) buildings. Terms, amortizations, and qualification differ significantly from residential mortgages, and pricing is typically 100-200 basis points above prime residential rates.
The down payment you need for a commercial mortgage in Winnipeg is typically 25-35% of the purchase price, depending on the property type and lender. Multi-family CMHC-insured deals can go as low as 15% down with strong DSCR; owner-occupied commercial can qualify at 20% down with certain lenders.
DSCR (Debt Service Coverage Ratio) in commercial mortgage lending is the ratio of the property’s net operating income to its total debt payments. Most Manitoba commercial lenders require a DSCR of 1.20 or higher — meaning the property earns at least 20% more than its mortgage payment obligation. Stronger DSCRs unlock better rates.
Yes, commercial mortgage rates are higher than residential rates — typically 100 to 200 basis points above equivalent residential rates. Rates depend on property type, loan-to-value, DSCR, borrower experience, and lender. CMHC-insured multi-family financing can approach residential rates.
Yes, you can use a commercial mortgage for a rental property in Manitoba — specifically, rental properties with 5 or more units qualify as commercial. Rental properties with 1-4 units are financed as residential investment mortgages with different rules, higher down payment requirements (20%+), and residential rates.
Commercial mortgages take 45-90 days to close, longer than residential mortgages. The extra time accounts for a full commercial appraisal, environmental Phase I report (sometimes Phase II), lease review, property inspection, and lender committee approval. Rush closes are possible but rare.
Let’s talk about your commercial mortgage.
Free consultation with a licensed Manitoba mortgage broker — no pressure, no cost.