Aging-in-Place Capital
Defensive capital for the fastest-growing demographic in Canada. We finance independent living, assisted living, memory care, and continuing-care communities from $10M to $250M+ — through CMHC MLI Select, conventional debt, and institutional JV equity.
$10M+
Minimum Deal
$250M+
Platform Capacity
95%
CMHC LTV
50-Yr
MLI Select Amort
Why Seniors Housing
Canada's 75+ population is the fastest-growing cohort in the country. Demand is need-based, occupancy is sticky, and the sector consistently outperforms through rate and recession cycles.
The 75+ cohort is projected to nearly double over the next two decades, driving a structural undersupply of seniors housing across every major Canadian market.
Need-based occupancy and long-stay residents produce some of the most resilient income streams in Canadian real estate — exactly what institutional capital is hunting for.
CMHC MLI Select unlocks 95% LTV, 50-year amortization, and sub-market rates — the cheapest, longest, and highest-leverage capital available anywhere in the country.
From 55+ rental to high-acuity memory care — capital structured around the asset, the operator, and the regulatory environment.
55+ rental, life-lease, and independent-living communities — financed for development, acquisition, or refinance with CMHC MLI Select pricing where eligible.
Service-enriched residences combining housing with personal care. Capital structured around stabilized NOI plus the operating component.
Specialized dementia and Alzheimer's care residences. Higher operating intensity, higher per-suite revenue, financed with operator-experienced lenders.
Multi-acuity campuses spanning IL, AL, and memory care under one roof. Structured debt and equity for full master-planned communities.
From land acquisition through stabilization and recap — we structure every layer.
Layer 1
Acquisition, rezoning, and design-stage capital prior to construction start.
Layer 2
Conventional and CMHC-insured construction with cost-to-complete underwriting.
Layer 3
95% LTV, 50-year amortization, sub-market coupon on stabilized seniors rental.
Layer 4
Institutional and family-office equity partners for development and recap.
$10M – $30M
Single-Asset
Stand-alone residences, acquisitions, and value-add repositions.
$30M – $100M
Development & Mid-Portfolio
Ground-up construction, CMHC MLI Select takeouts, and small portfolios.
$100M – $250M+
Platform & Recap
Portfolio recapitalizations, JV equity platforms, and institutional take-privates.
| CMHC-approved lenders (MLI Select & standard) |
| Schedule I & II Canadian banks |
| Life insurance company lenders |
| Private debt funds and pension-backed credit |
| Healthcare-focused REITs and operating partners |
| Family offices, JV equity, and preferred equity |
| Purchase agreement, title, and zoning confirmation |
| Operator resume, licensing, and care-services scope |
| Trailing 12-month financials and rent / care-fee roll |
| Pro forma with stabilized NOI and lease-up assumptions |
| Sponsor net worth, liquidity, and track record |
| Appraisal, market study, and CMHC affordability matrix (if applicable) |
From single-asset acquisitions to $250M+ platform recaps — we structure debt and equity around the operator, the asset, and the demographic tailwind.
The mandate in detail
Seniors housing placements range from $10M–$250M+. Eligible CMHC MLI Select structures list up to 95% LTV and amortization up to 50 years. Independent living, assisted living, memory care and continuing-care communities require different operating and eligibility reviews; insured terms cannot be assumed for every residence.
Loan-to-value compares the advance with the accepted property valuation. Loan-to-cost compares financing with the eligible project budget. These measures are not interchangeable, and a total capital stack can include layers with different security, repayment priority and pricing. The published amounts and leverage parameters are a starting point for discussion, not an offer, approval or guarantee of funding. The final structure depends on the asset, sponsor resources, documentation and capital partner requirements.
We advise sponsors, developers, investors, owner-operators and referring mortgage brokers across Canada and the United States. Ontario markets include Toronto, Mississauga, Brampton, Oakville, Vaughan, Markham, Hamilton, Ottawa and the GTA. The site also covers British Columbia, Alberta and California, with US placements in US dollars through licensed capital partners. A market listing does not mean every lender finances every asset there: we curate the audience around the specific business plan.
Our team reviews inquiries within 24 hours. This response target is different from underwriting, commitment, closing, construction duration or loan maturity. Where a program does not publish a specific closing timetable, we establish it after reviewing the documents and outstanding conditions rather than applying another program’s fast-close estimate. Tell us the purchase deadline, existing maturity, permit status, required first advance and proposed exit so the financing sequence can reflect the real transaction.
The engagement follows a defined sequence from first review to funding. Each stage addresses the information required for the next decision, with terms remaining indicative until the capital partner completes its review.
Share the asset location, requested amount, ownership structure, use of funds and timing. We review the sponsor’s experience, liquidity and proposed repayment path alongside the property or operating business. Referring brokers can supply the existing financing summary and flag the reason a new structure is needed. This first read establishes the questions to resolve before the opportunity is presented.
We assemble the available budget, valuation support, rent roll or revenue information and relevant approvals. The review separates existing debt, sponsor equity and new capital, identifying where senior financing is sufficient and where mezzanine, preferred equity or a joint venture may be appropriate. Missing reports and assumptions are identified rather than treated as confirmed inputs in the financing presentation.
We tailor the presentation to the right audience among the site’s 700+ sources of financing and investment. Asset type, location, loan size, sponsor profile and execution needs guide the selection of banks, institutions, private funds, family offices or specialist partners. The objective is a relevant capital discussion, not an indiscriminate distribution of a confidential file to the whole market.
We assess the proposed rate, fees, leverage, reserves, guarantees, covenants and repayment flexibility together. We identify appraisal, environmental, engineering, legal and other conditions relevant to the asset, and coordinate the information needed by the capital partner. An indicative term sheet is a discussion tool: it is not an unconditional commitment, and final terms depend on the completed underwriting and documentation.
We coordinate with the capital partner and professional advisers through documentation and the initial advance. For construction, the focus includes draw conditions and cost-to-complete requirements; for transitional capital, it includes the planned repayment or permanent takeout. Equity arrangements require agreed governance and distribution terms. Closing is conditional on satisfied requirements, and the financing should remain aligned with the project’s next stage.
Frequently Asked Questions
What sponsors, operators, and brokers most often ask about aging-in-place capital.
