Commercial lending
Commercial Mortgages in Vancouver, BC and Alberta
A commercial mortgage is a loan secured against business or income property, such as industrial, retail, office, mixed-use or multi-unit buildings. Lenders typically go up to about 65% to 75% of value and look for a debt service coverage ratio near 1.2. Sasha arranges them across BC and Alberta.
Properties Sasha finances
From a single warehouse unit to an income property portfolio, in BC and Alberta.
Industrial and flex
Warehouse, light industrial and flex space, whether you own it for your business or lease it out.
Retail, office and mixed-use
Street-front retail, office buildings, and properties with shops below and suites above.
Multi-unit residential
Rental buildings and other income properties, including insured multi-unit financing.
Owner-occupied property
A building for your own company, where the business covers the payments.
Purchases and refinances
Acquisitions, refinances, equity take-outs and renewals.
Bridge and short-term
Interim financing when timing or property condition rules out a bank.
How lenders decide on a commercial mortgage
Lenders look at the property and the borrower together. These four things matter most.
Loan-to-value
The loan divided by the lender's assessed value of the property. For most commercial property, lenders typically stop at about 65% to 75%.
Debt service coverage
The property's net operating income divided by the annual mortgage payments. Many lenders look for about 1.2 times or better.
Borrower strength
Net worth, liquidity, experience with similar property and the strength of any business that will occupy the building.
The property itself
Type, location, tenants, lease terms and condition all affect the loan size and rate.
Typical commercial mortgage terms
General market ranges as of October 2026, not offers. Rates move with bond yields, so get a current quote for your file.
Where commercial mortgages come from
Different lenders suit different deals. Sasha works with major banks, credit unions, life insurance company lenders, insured multi-unit programs and private lenders.
Banks, credit unions and insurers
A bank may offer the lowest rate on a stable, well-leased building with strong borrower numbers.
Private lenders
A better fit when you need to close quickly, the property needs work, or the income does not yet support conventional financing.
Commercial financing in BC and Alberta
Sasha is licensed in both provinces and arranges the same range of commercial mortgages in each.
Vancouver, the Lower Mainland and across BC
Industrial, retail, mixed-use and multi-unit property. BCFSA Lic. #154371.
Properties across Alberta
Alberta Lic. #00132955. Alberta has no provincial land transfer tax, though a land titles registration fee applies, which can lower the cash needed to close a purchase.
Property values, rents and lender appetite differ between markets, so the loan-to-value and coverage a lender accepts can differ too. Ask for a current quote on your specific property.
Documents lenders usually ask for
- Personal and corporate tax returns and financial statements
- A net worth statement and proof of the down payment
- For income property: the rent roll, leases and operating statements
- The purchase agreement, and an appraisal or environmental report where required
- A summary of the business plan for value-add or repositioning deals
Frequently asked questions
What is a commercial mortgage?
A commercial mortgage is a loan secured against property used for business or income, such as industrial, retail, office, mixed-use or multi-unit buildings. Lenders underwrite the property income and the borrower together, which makes the process different from a home mortgage.
How much down payment do I need for a commercial property?
It depends on the property and the lender. With typical maximum loan-to-value of 65% to 75%, many investment purchases need about 25% to 35% down. Owner-occupied properties can sometimes qualify for a smaller down payment.
What is a debt service coverage ratio?
The debt service coverage ratio (DSCR) is a property’s net operating income divided by its annual mortgage payments. A ratio of 1.0 means income exactly covers the payments, and many lenders want about 1.2 or higher to leave a cushion.
Can a bank say no and I still get a commercial mortgage?
Often yes. If the property, the income or the timeline does not fit a bank, a broker can look to credit unions, insurance company lenders, alternative lenders or private lenders. Private and bridge financing usually costs more, so it works best with a clear plan to move to longer-term financing.
Do you arrange commercial mortgages in Alberta?
Yes. Sasha is licensed in both BC and Alberta and arranges commercial, industrial and multi-unit mortgages for properties in either province. Lender criteria and property values vary by market, so ask for a current quote on your specific property.
Talk to Sasha about your mortgage
Tell her about your situation and she will walk you through your options. Available Monday to Saturday, 8am to 8pm Pacific.