For real estate developers and rental property owners in Quebec, the CMHC’s APH Select program represents a concrete opportunity to reduce financing costs while improving the energy performance of their buildings. Still relatively unknown to many players in the sector, this program directly links energy efficiency to substantial mortgage benefits. Understanding how it works has therefore become essential, particularly as the changes planned for September 2026 draw closer.

What Is the APH Select Program?

A CMHC Program for Rental Properties

The APH Select program was launched in March 2022 by the Canada Mortgage and Housing Corporation (CMHC). It is aimed at owners and developers of residential multi-unit buildings with five or more units. Its objective is to support the creation and preservation of affordable, accessible, and energy-efficient housing across Canada.

Concretely, APH Select offers flexibilities on mortgage loan insurance for the construction, purchase, or refinancing of rental properties. These flexibilities translate into more advantageous financing conditions, accessible to projects that commit to meeting certain performance criteria.

The Three Criteria of the Points System

The program operates on a points system structured around three distinct criteria:

  • Affordability: proportion of units offered at rents below market thresholds
  • Energy efficiency: level of improvement in the building’s energy performance relative to an established benchmark
  • Accessibility: integration of units accessible to people with reduced mobility

A minimum of 50 points is required to access the program’s benefits. The higher the score, the more generous the financial benefits. It is important to note that since June 2024, it is no longer possible to reach the maximum of 100 points by focusing solely on energy efficiency. Projects must now incorporate commitments in at least two of the three categories.

Who Can Access the Program?

The APH Select program is accessible to owners and developers of residential multi-unit buildings with five or more units, whether new constructions or existing buildings. Applications are submitted to the CMHC through the developer’s financial institution, accompanied by the required documents, including the energy reports and simulations produced by a qualified engineer or architect.

The APH Select Energy Efficiency Component: How to Earn Points?

New Buildings: Surpassing the Building Code

For new constructions, earning points in the energy efficiency component depends on the project’s ability to exceed the minimum requirements of the National Energy Code for Buildings (NECB) currently in force. The required level of improvement ranges from 20% to 40% above the code, depending on the target point level.

The greater the improvement, the higher the number of points awarded. This tiered progression thereby encourages developers to push the energy performance of their projects beyond minimum standards, generating lasting environmental benefits in addition to immediate financial advantages.

Existing Buildings: Improving Current Performance

For existing buildings, the logic is different. The benchmark is not the building code, but rather the rental property’s actual performance before the work begins. The mandated engineer or architect must first evaluate this baseline performance, then demonstrate that the planned renovations will improve the building’s energy efficiency by 15% to 40% compared to this benchmark.

This approach is particularly interesting for owners of ageing buildings with low energy performance. Indeed, these buildings often offer significant improvement potential, which facilitates reaching the required thresholds to accumulate points and access the program’s benefits.

Energy Simulation: A Mandatory Step

Regardless of the nature of the project, energy simulation is an unavoidable requirement from the CMHC to validate points in the energy efficiency component. This modelling involves simulating the building’s performance using specialized software, comparing the proposed project to the applicable benchmark. The report must be produced by a qualified engineer or architect and submitted to the CMHC with the application file. This energy modelling step must therefore be planned ahead of the project, ideally from the design phase, in order to optimize architectural and technical choices based on the target performance thresholds.

Financial Benefits of the Program

Loan-to-Value Ratio of Up to 95%

One of the most significant benefits of the APH Select program is the ability to obtain a loan-to-value ratio of up to 95%. This means that developers can finance up to 95% of the value of their project, thereby considerably reducing the required down payment. In a context of rising construction costs, this advantage represents a decisive financial lever for the viability of multi-residential rental projects in Quebec.

Amortization Period of Up to 50 Years

The program also makes it possible to extend the mortgage amortization period to up to 50 years, or even 55 years in certain cases. This extension reduces monthly payments and improves the debt coverage ratio, which facilitates obtaining financing and improves the project’s operational profitability in the short and medium term.

Reduction in Mortgage Insurance Premiums

In addition to the advantageous financing conditions, APH Select offers a reduction in mortgage loan insurance premiums. These premiums, normally calculated as a percentage of the borrowed amount, are reduced for projects that achieve a sufficient score in the program. This reduction translates directly into savings on the total cost of the project, thereby improving its long-term profitability.

Changes Coming Into Effect in September 2026

New Energy Requirements for New Constructions

As of September 30, 2026, the CMHC will update the energy efficiency criteria applicable to new constructions under the APH Select program. These new requirements will be based on the 2020 National Energy Code for Buildings (NECB) and the 2020 National Building Code (NBC), significantly more demanding references than previous versions.

Concretely, projects whose applications are submitted after this date will need to demonstrate their energy performance in reference to these new codes, which implies higher construction standards. Projects currently in the planning phase must therefore account for this transition now to avoid costly adjustments along the way.

Why Anticipate These Changes Now

The September 2026 update is not merely an administrative formality. It involves concrete changes in building design, equipment choices, and construction practices. Developers who do not anticipate these changes risk ending up with projects designed to obsolete standards, unable to reach the thresholds required to access the program’s benefits.

Furthermore, integrating the new requirements from the design phase is considerably more effective and economical than attempting to satisfy them during construction. Indeed, decisions made early in the process, such as the choice of heating system, insulation, or windows, have a major impact on the building’s final energy performance.

What This Means for Developers and Property Owners

For developers with projects underway or in planning, the message is clear: action is needed now. This concretely means engaging an energy simulation expert to evaluate the project’s performance against the new codes, identify necessary adjustments, and ensure that the file will comply with the CMHC’s requirements as of September 2026.

For existing building owners, the window of opportunity remains open. Renovation projects can still rely on the current criteria until the transition date, which represents an opportunity to maximize the program’s benefits before the new requirements come into force.

How ORT Énergie Can Support You

Carrying Out the Energy Modelling Required by the CMHC

Energy modelling is at the heart of any APH Select application involving the energy efficiency component. ORT Énergie has the expertise needed to carry out these simulations in accordance with the CMHC’s requirements, whether for a new rental building or an existing building undergoing renovation. This step not only validates the project’s eligibility, but also optimizes technical choices from the design phase to maximize the score achieved.

Identifying Levers to Maximize Your Score

Beyond modelling, ORT Énergie supports developers in identifying the most cost-effective improvement levers. Not all energy efficiency investments have the same impact on the APH Select score. An expert perspective thus makes it possible to prioritize measures that offer the best return in terms of points earned, energy savings achieved, and costs incurred.

Accessing Complementary Funding Programs

The APH Select program can be advantageously combined with other funding programs available in Quebec. For example, the ÉcoPerformance program, extended until March 31, 2027, offers grants for energy efficiency and conversion projects in the commercial, institutional, and municipal sectors. Similarly, Hydro-Québec’s LogisVert program provides financial assistance for the installation of heat pumps and energy-efficient equipment, now expanded to multi-unit residential buildings.

Identifying and combining these programs requires in-depth knowledge of eligibility criteria and applicable timelines. ORT Énergie can help you structure your file to make the most of available programs, thereby reducing the net cost of your energy performance investments.

Conclusion

The APH Select program represents a rare convergence of energy performance and concrete financial benefits. For developers and rental property owners in Quebec, it offers a direct path to more advantageous financing, provided that the energy efficiency criteria established by the CMHC are met.

The changes planned for September 2026 add a dimension of urgency to this process. Projects that prepare for them now will benefit from a significant competitive advantage, both in terms of energy performance and access to financing.

In this context, support from an energy efficiency expert is not a luxury, but a strategic necessity. A rigorous energy simulation carried out upstream makes it possible to maximize the score, anticipate the new NECB 2020 requirements, and build a solid file with the CMHC.

Frequently Asked Questions (FAQ)

What types of buildings are eligible for the APH Select program?

The APH Select program is aimed at residential multi-unit buildings with five or more units. It covers both new constructions and existing buildings undergoing significant renovation work. Applications may relate to the construction, purchase, or refinancing of these rental properties, provided that the project meets the minimum scoring criteria established by the CMHC.

How many points are needed to access the program’s benefits?

A minimum of 50 points is required to access the program’s basic benefits. Points are accumulated based on commitments made in the program’s three components: affordability, energy efficiency, and accessibility. The higher the score, the more advantageous the financing conditions, particularly with regard to the loan-to-value ratio, the amortization period, and the reduction in mortgage insurance premiums.

Is energy simulation mandatory for all projects?

Yes, energy simulation is a mandatory requirement for all projects seeking to earn points in the energy efficiency component of the APH Select program. It must be carried out by a qualified engineer or architect and submitted to the CMHC with the application file. For existing buildings, an assessment of current performance is also required before proceeding with the post-renovation simulation.

What are the deadlines for submitting an APH Select application?

The APH Select application must be submitted within one year of the completion of the work. It is therefore strongly recommended to involve an energy modelling expert early in the process, from the design phase, to ensure that the project is designed to meet the program’s criteria. Waiting until the work is complete to look into this indeed considerably limits the possibilities for optimization.