How we build a purpose-built rental.
A construction-management service, open-book: the programs that make a small rental viable, assembled in one office, with every cost in plain view. The figures below are the programs and how they work — not a projection of what you'll earn.
Three tailwinds, at the same moment.
Zero net HST
On a qualifying purpose-built rental of four or more units, the full 13% HST is rebated — 100% of the federal 5% under the Purpose-Built Rental Housing rebate, and 100% of Ontario's 8% portion. Roughly $65,000 back on a $500,000 unit. Conditions: at least 90% long-term rental; construction begun after 13 September 2023 and before 2031; substantially complete before 2036.
Four units, as-of-right
Ottawa's new zoning by-law, approved by City Council in January 2026, permits up to four units as-of-right on a serviced urban or suburban lot and removes minimum parking requirements.
Financing built for it
CMHC's MLI Select reaches up to 95% of cost and 50-year amortization for energy-efficient rentals of five or more units (best terms at 100 points; minimum 1.10 debt-service coverage). The Apartment Construction Loan Program reaches up to 100% of construction cost, with takeout to MLI Select.
Your name on every contract — nothing marked up.
You replace an invisible 12–18% embedded margin with a single transparent fee, capture competitive trade pricing, and one office assembles the incentive stack for you — the rebate, the financing and the energy design, coordinated as one.
The stack we assemble.
On a qualifying purpose-built rental we coordinate the HST rebate, CMHC MLI Select and construction financing, and an energy-efficient design (insulated-concrete structure and geothermal) built to the standard those programs reward. What your project qualifies for depends on the lot, the design and CMHC underwriting — which is what a feasibility study establishes.
The incentive stack.
The federal-plus-Ontario HST rebate on a qualifying rental is substantial — roughly $65,000 on a $500,000 unit — and it lands early. Combined with CMHC MLI Select leverage, it reduces the capital you bring. Exact figures depend on your project and are established in feasibility, not promised here.
The stack, in one office's hands.
Purpose-Built Rental Housing HST rebate
Full 13% rebated on qualifying rentals of four or more units — about $65,000 per $500,000 unit.
CMHC MLI Select
Up to 95% of cost and 50-year amortization for energy-efficient rentals of five or more units; energy, affordability and accessibility points unlock premium discounts of 10–30%. (Note: CMHC raised multi-unit premiums in July 2025, with a surcharge for amortizations beyond 25 years.)
CMHC Apartment Construction Loan Program (ACLP)
Construction financing to as much as 100% of cost, 50-year amortization, fixed rates, with automatic takeout to MLI Select.
Enbridge Savings by Design
For new multi-residential construction in the Ottawa service area: a free integrated-design workshop and energy modelling for projects targeting 25% better than code, plus incentives — including up to $45,000 toward airtightness testing.
Lower to run, year after year.
An insulated-concrete, geothermal building costs less to run and less to maintain than a code-minimum one, and it's more resilient. That lower operating cost is a durable advantage for the owner — sized to your specific building in feasibility, not projected here.
See whether your lot works.
Tell us about your site and we'll prepare the real build numbers — cost, financing and the incentive stack — for your lot.
Begin the conversationIllustrative and general information only — not a quote, and not tax, financial or investment advice; consult your own advisor. Based on programs current as of June 2026 (federal PBRH rebate, City of Ottawa zoning, CMHC MLI Select and ACLP, Enbridge Savings by Design), each re-verified at engagement. See our methodology & sources.