Properties with stable cash flow and consistent operating histories are favourable candidates for standard financing. For mixed-use assets, this can mean properties that are fully or nearly fully leased, have a majority of tenants on long-term leases and can display a consistent history of strong tenancy. If there is a residential use to the property, historical occupancy and rental rates are also evaluated.
Standard financing offers a term of five years or more, a fixed interest rate and is typically closed to prepayment for the term’s duration. For mixed use, conventional is the most common type of standard financing. However, there are certain scenarios where CMHC financing can apply. CMHC does consider properties with retail and residential if the non-residential component is less than 25 per cent of the floor space and non-residential revenue is less than 25 per cent of the total gross.
Standard financing is usually considered when borrowers want the payment predictability that comes with a fixed interest rate. However, it is important to note that a typical conventional financing term for a mixed-use asset is five years. Longer terms are available, but there is often greater scrutiny on future cash flows. Borrowers must be able to show that longer-term leases (i.e. maturing in 10 years or more) are in place for the duration of the mortgage term.
Commercial Mortgage Backed Securities (CMBS): CMBS is a conventional financing solution available for first mortgages on established, stabilized properties (generally three or more years of stable operating history). This type of financing works well for properties with in-place, stabilized net cash flow.