Short-term financing to reposition or renovate industrial properties

First National assists borrowers ready to enhance their industrial properties' value through capital improvements.

This short-term financing option, typically up to two years, enables access to a property’s equity to fund capital improvements or repairs and eliminates the need to raise capital from personal sources or less flexible, higher-cost alternatives.

The goal is usually to increase rents and/or reduce operating expenses to increase the value of the property and make it eligible for standard financing.

The borrower’s expertise, net worth, and liquidity, as well as the location and quality of the property are key considerations for this type of financing.

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Economic and political developments – both in Canada and globally – can impact the commercial real estate market. First National experts follow these trends closely and provide honest, real and professional perspectives into what they could mean for your portfolio.

Smart risk solutions in action for industrial

See how we’ve applied our financing products innovatively to help industrial borrowers achieve their goals with performance and value.

CMHC MLI Select refinance that achieved level 3 energy efficiency to payout existing conventional construction mortgage and equity takeout

$128.9 M
400 units
Montréal, QC

CMHC insured mortgage
10 years term, 50 years amortization
LTV: 72%

Refinance to provide equity take-out for future acquisitions on a mortgage-free retirement residence

$40.3 M
165 units
Kelowna, BC

CMHC insured mortgage
10 years term, 30 years amortization
LTV: 85%

CMHC Market refinance of a free and clear retirement residence to provide equity take-out for working capital

$47.4 M
169 units
Kelowna, BC

CMHC insured mortgage
10 years term, 30 years amortization
LTV: 85%

Refinance of a free and clear retirement residence to provide equity take-out for improvements and acquisitions

$44.1 M
158 units
Penticton, BC

CMHC insured mortgage
10 years term, 30 years amortization
LTV: 85%

Refinance of a construction mortgage for a 31-storey, 266-unit building with 4,751 sq. ft. of retail space

$113.4 M
266 units
London, ON

CMHC insured mortgage
5 years term, 50 years amortization
LTV: 92.91%

Construction mortgage to develop a 7-storey and 10-storey complex with 159 units

$57 M
159 units
Oakville, ON

CMHC insured mortgage
5 year term, 40 years amortization
LTV: 80%

CMHC Market refinance of an 8-storey, 157-unit building to repay the current debt and equity take-out

$31.8 M
157 units
Sainte-Jérôme, QC

CMHC insured mortgage
5 year term, 40 years amortization
LTV: 70%

Refinance through CMHC MLI Select that realized Level 1 energy efficiency and accessibility to pay out existing debt and equity takeout.

$51.5 M
197 units
London, Ontario

CMHC insured mortgage
5 years term, 40 years amortization
LTV: 85%

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Latest resources and insights

Original perspectives and personal viewpoints on developments and industry trends in commercial real estate.

Growth, Value and Risk

Bank of Canada brings its benchmark interest rate down 50 basis points to 3.25%

The Bank of Canada tied a bow on 2024 by cutting its policy interest rate once again today to 3.25%. This latest 50 basis point drop – coming on the heels of reductions in June, July, September and October – is welcome news.

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Expert insights

Looking back on a year of extremes in commercial real estate financing

Over the years, it has become a personal and pleasant tradition to write a brief note before the holidays to express my appreciation to you for doing business with First National.

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Borrower perspectives

Borrower Perspectives: Rob Piroli, President, Piroli Group

Founded in 1992 in Leamington, Ontario, Piroli Group started in general contracting (under the name of Piroli Construction) but has evolved into a multi-faceted development group.

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Capital Markets update

Market Commentary: A catch-up and overview of the markets

First National’s, Jason Ellis, provides an overview as well as an update of the markets including rates, Government announcements and changes to the Commercial mortgages. Read an overview here.

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View other industrial mortgage solutions

Standard Financing

First National’s standard financing programs are favoured by borrowers when acquiring a new property or refinancing an existing building. Loan terms typically range from three to five years, have a fixed interest rate, and are closed to prepayment for the term’s duration.

Bridge financing

First National’s bridge loan terms usually range from three months to three years, include floating interest rates and allow some form of early prepayment. Borrowers choose this solution until standard financing is secured or while they contemplate a property sale, a change in ownership structure or complete operational improvements.

Secondary financing

A First National second mortgage enables borrowers to access the equity in a property and use it to purchase another asset or renovate/repair their existing property.

Development / Construction

A First National construction loan provides funds to cover the cost of building or rehabilitating a property with terms typically of three years or less.