In the high-stakes world of real estate investing, leverage is everything. The Canada Mortgage and Housing Corporation (CMHC) MLI Select program has revolutionized how investors finance multi-family properties, offering up to 95% Loan-to-Value (LTV) and 50-year amortizations. However, accessing these terms requires a strategic approach to the point system. While many investors default to Energy Efficiency or Affordability, there is a third pillar that is often underestimated but highly effective: Accessibility.
Specifically, the Rick Hansen Foundation Certification MLI Select points pathway offers a streamlined route to qualifying. Unlike complex energy modeling or long-term rent caps that limit your revenue, accessibility focuses on the physical design of the asset. For investors in Calgary and Edmonton, understanding how to leverage this certification can be the difference between a standard commercial loan and a portfolio-changing financing package.
Key Takeaways
- Two Tiers of Points: You earn 20 points for a standard RHF Accessibility Certification (60-79% score) and 30 points for RHF Accessibility Certified Gold (80%+ score).
- The Visitability Prerequisite: Regardless of your certification level, the building must be 100% visitable (CSA B651-2023 standards) to qualify for any accessibility points.
- Gold Standard Strategy: Achieving Gold Certification is often more cost-effective for pre-construction projects than retrofitting older buildings to meet 100% universal design standards.
- Stacking for Success: Combining 30 accessibility points with 20 energy efficiency points is a common strategy to hit the 50-point minimum without capping rents.
- Future-Proofing: Accessible units are in high demand in Albertaâs aging demographic, reducing vacancy risk and increasing asset value.
Overview
This guide demystifies the accessibility pillar of the MLI Select program. We will break down exactly how the Rick Hansen Foundation Certification MLI Select points are calculated and why this specific certification (RHFAC) is often the smartest choice for investors building new multi-family projects. You will learn the difference between standard and Gold certification, how to integrate these requirements into your pre-construction contracts, and why “visitability” is the non-negotiable foundation of your application. At New Homes Alberta, we specialize in helping investors identify pre-construction opportunities that are pre-engineered to meet these rigorous standards.
Understanding the Point System: How RHFAC Fits In
The MLI Select program requires a minimum of 50 points to qualify for insurance incentives. You can earn these points through Affordability, Energy Efficiency, or Accessibility.
Accessibility is unique because it offers a “one-and-done” benefit. Unlike Affordability, which requires you to audit tenant incomes and cap rents for 10 years, accessibility is a physical characteristic of the building. Once certified, you have secured your points.
There are two levels of points available through the Rick Hansen Foundation Accessibility Certification (RHFAC):
Level 1: 20 Points
To earn 20 points, your building must achieve an RHF Accessibility Certification with a score between 60% and 79%.
- Alternative: You can also hit this level by making 15% of units accessible (CSA B651-18) or 15% universal design.
- Why Choose RHFAC? The certification provides a third-party verification that lenders trust. It removes the ambiguity of self-declaring âuniversal design,â which can sometimes be disputed during the financing approval process.
Level 2: 30 Points (The Gold Standard)
To earn the maximum 30 points in this category, your building must achieve RHF Accessibility Certified Gold with a score of 80% or better.
- Alternative: You could make 100% of units universal design or 100% accessible.
- The Investor Advantage: Achieving Gold status on a new build is often more feasible than trying to make every single unit in a complex fully universal. It allows for a high-performance building without the rigid requirement of modifying every interior floor plan to hospital-grade standards.
The “Visitability” Prerequisite: Don’t Miss This
This is where many applications fail. You cannot simply get the Rick Hansen Foundation Certification MLI Select points and walk away. CMHC has a mandatory baseline: 100% of the units must be visitable.
What does visitability mean?
- Entrance: A person using a mobility aid must be able to enter the building and access the main floor.
- Maneuverability: They must be able to move independently through the common areas.
- Washroom: There must be a usable washroom on the main visitable level (typically the ground floor or the unitâs main level).
If your building scores 90% on the RHFAC scale but fails the basic visitability check for even one unit, you get zero points. When we review pre-construction floor plans with our clients, we check for flush thresholds, wide doorways, and elevator access to ensure this baseline is met before you sign a purchase agreement.
Pre-Construction vs. Retrofits: The Alberta Context
For investors in Calgary and Edmonton, the choice between buying a new build and retrofitting an existing property is critical when targeting these points.
The Challenge with Retrofits
Taking a 1990s walk-up apartment in Edmonton and trying to achieve RHFAC Gold is expensive. Widening corridors, installing elevators in stair-only buildings, and grading exterior pathways can kill your capital budget (CapEx). The cost to gain the points often outweighs the benefit of the lower insurance premiums.
The Pre-Construction Edge
New developments in Alberta are increasingly designed with accessibility in mind. Developers know that MLI Select is the primary financing vehicle for their buyers. By purchasing pre-construction, you are buying a product where the RHFAC standards are baked into the architectural drawings.
- Cost Efficiency: It costs significantly less to design a wide doorway than to cut through concrete to widen one later.
- Certification Readiness: Many builders will coordinate the RHFAC professional rating as part of the project delivery, saving you the administrative headache.
Strategic Stacking: Getting to 50 or 100 Points
Most investors we work with aim for one of two targets: 50 points (for access) or 100 points (for limited recourse).
The 50-Point “Cash Flow” Play
- Strategy: Combine 30 Points (Accessibility â RHFAC Gold) + 20 Points (Energy Efficiency).
- Result: You hit 50 points total.
- Benefit: You get 95% LTV and 40-year amortization.
- Why it wins: You do not have to cap rents. You can charge full market rates in Calgaryâs rising rental market while enjoying government-backed financing terms. This maximizes your cash flow and potential appreciation.
The 100-Point “Scale” Play
- Strategy:30 Points (Accessibility) + 50 Points (Energy Efficiency) + 20 Points (Affordability).
- Result: 100 points total.
- Benefit: 50-year amortization and potentially limited recourse.
- Why it wins: Limited recourse protects your personal assets. If you are planning to buy 5, 10, or 20 buildings, this is essential to prevent hitting a borrowing ceiling with your personal guarantees.
Why Representation is Crucial
Navigating the nuances of RHFAC scoring and CMHC guidelines is not something you should do alone. If you walk into a builder’s sales center unrepresented, you are relying on their verbal assurances that the building “should” qualify.
As your buyer’s agent, we verify the data. We ask for the RHFAC provisional rating. We ensure the purchase contract includes conditions that protect you if the building fails to achieve the promised certification level. We bridge the gap between the construction reality and your financing requirements. Our goal is to ensure that when you go to the lender, your application is bulletproof.
The Long-Term Value of Accessible Units
Beyond the points, investing in RHFAC-certified buildings is a smart market play. Canada’s population is aging. The demand for accessible housing in Alberta is outpacing supply.
Tenants who need accessible features—such as lower light switches, lever handles, and barrier-free showers—tend to stay longer. This reduces turnover costs and vacancy rates. By prioritizing Rick Hansen Foundation Certification MLI Select points, you are not just checking a box for a loan; you are future-proofing your asset against market shifts and expanding your potential tenant pool.
Summary
The Rick Hansen Foundation Certification is more than a plaque on the wall; for the astute investor, it is a financial tool. It offers a clear, verifiable path to earning 20 or 30 points towards your MLI Select qualification. By prioritizing accessibility in your acquisition strategy, particularly with pre-construction assets in Alberta, you can unlock superior financing terms without always sacrificing market-rate revenue.
However, the technicalities of visitability and scoring thresholds are strict. You need a partner who understands both the construction standards and the financial implications.
If you are looking to build a portfolio of high-performance, MLI Select-qualified properties in Calgary or Edmonton, we should talk. We can help you identify projects that are designed to hit the Gold standard.
Business InformationName: New Homes Alberta Contact: Book a Discovery Call Address: Calgary, AB, Canada Email: joshua.l.clark@exprealty.com
Common Questions About Rick Hansen Foundation Certification MLI Select Points
Q: What is the difference between RHFAC “Certified” and “Gold” for MLI Select? A: The difference lies in the score and the points awarded. A standard âRHF Accessibility Certifiedâ rating requires a score of 60% to 79% and awards you 20 MLI Select points. A âGoldâ rating requires a score of 80% or higher and awards you 30 MLI Select points.
Q: Who conducts the RHFAC rating? A: The rating must be conducted by a designated RHFAC Professional. These are independent consultants trained and designated by the Rick Hansen Foundation. You cannot self-assess; the official rating and adjudication process is required for CMHC validation.
Q: Does the visitability requirement apply to all units? A: Yes. This is a critical detail. Even if you are only claiming points for a percentage of accessible units, CMHC requires that 100% of the units in the project be visitable according to CSA B651-2023 standards. This ensures basic access to the entry level and a washroom for all units.
Q: Can I combine Accessibility points with Energy Efficiency points? A: Absolutely. In fact, this is a highly recommended strategy. Combining 30 Accessibility points (Gold) with 20 Energy Efficiency points allows you to reach the 50-point minimum threshold without needing to commit to the Affordability (rent cap) criteria.
Q: How much does RHFAC certification cost? A: Fees vary based on the size and complexity of the building. There is a registration fee paid to the Rick Hansen Foundation (typically starting around $1,350 for mid-sized buildings) plus the professional fees charged by the RHFAC Professional you hire to conduct the rating.
Q: Is RHFAC recognized for existing building renovations? A: Yes, RHFAC applies to both new construction and existing sites. However, achieving the âGoldâ level (80%+ score) on an older building can be challenging and expensive due to structural limitations. New construction is generally the more efficient path to these points.
Q: When do I need to provide the certification to CMHC? A: For new construction, you typically provide a provisional rating or a commitment to certify during the application phase. The final certification and plaque are usually required to confirm the points once construction is complete and the building is occupied.
Q: What happens if my building misses the 80% Gold score? A: If you fail to hit 80% but still score above 60%, you will receive the âCertifiedâ level. This drops your MLI Select points from 30 down to 20. This reduction could jeopardize your eligibility if you were relying on those extra 10 points to hit the 50-point minimum.
Conclusion: The Smart Path to 95% Leverage
The Rick Hansen Foundation Certification MLI Select points system offers a powerful alternative for investors who want to maximize leverage while minimizing operational restrictions. By choosing high-quality, accessible builds, you secure the best financing Canada has to offer—95% LTV and 50-year amortization—while creating housing that serves a vital community need. Do not leave your financing to chance. Align your portfolio with the future of inclusive housing and reap the financial rewards.
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