{"id":245,"date":"2026-07-26T15:54:12","date_gmt":"2026-07-26T19:54:12","guid":{"rendered":"https:\/\/structure.virtualgx.com\/?p=245"},"modified":"2026-09-15T11:37:02","modified_gmt":"2026-09-15T15:37:02","slug":"refinancer-un-immeuble-de-six-logements-en-financement-residentiel","status":"publish","type":"post","link":"https:\/\/structure.virtualgx.com\/fr\/refinancing-a-six-unit-property-on-the-residential-side\/","title":{"rendered":"Refinancer un immeuble de six logements en financement r\u00e9sidentiel."},"content":{"rendered":"
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La situation.<\/p><\/div><\/div>\t\t\t\t<\/div>\n\t\t\t\t

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Le client poss\u00e9dait un immeuble locatif de six logements en son nom personnel. L'immeuble \u00e9tait plein, les revenus de location \u00e9taient constants et la valeur nette \u00e9tait l\u00e0. Il le d\u00e9tenait depuis des ann\u00e9es et voulait puiser dans une partie de cette valeur nette pour financer de futurs projets de construction.<\/p>

Chaque pr\u00eateur approch\u00e9 lisait le dossier de la m\u00eame fa\u00e7on. Six logements, donc commercial. Commercial, donc un autre service, un processus plus long, un prix plus \u00e9lev\u00e9 et une admissibilit\u00e9 fond\u00e9e sur l'immeuble seul. Sa propre banque lui avait propos\u00e9 des conditions commerciales sans regarder plus loin.<\/p>

Quand il est venu nous voir, il avait accept\u00e9 qu'un immeuble de cette taille \u00e9tait un dossier commercial.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t

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Ce que nous avons constat\u00e9.<\/p><\/div><\/div>\t\t\t\t<\/div>\n\t\t\t\t

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Le seuil de cinq logements est r\u00e9el pour la majeure partie du march\u00e9 hypoth\u00e9caire. La plupart des pr\u00eateurs tracent la ligne l\u00e0. Il en existe toutefois quelques-uns qui acceptent d'accorder une hypoth\u00e8que r\u00e9sidentielle, et non commerciale, sur un immeuble de six logements. Leurs lignes directrices traitent la propri\u00e9t\u00e9 comme r\u00e9sidentielle jusqu'\u00e0 un nombre de logements l\u00e9g\u00e8rement plus \u00e9lev\u00e9, mais seulement \u00e0 certaines conditions. L'une d'elles, presque toujours, est que la propri\u00e9t\u00e9 doit \u00eatre d\u00e9tenue au nom personnel de l'emprunteur, et non dans une soci\u00e9t\u00e9 de portefeuille ou une soci\u00e9t\u00e9 \u00e0 num\u00e9ro.\u00a0<\/p>

Pour ce client, la propri\u00e9t\u00e9 convenait. Il l'avait achet\u00e9e des ann\u00e9es plus t\u00f4t en son nom personnel et ne l'avait jamais transf\u00e9r\u00e9e dans une structure corporative.\u00a0<\/p>

Nous avions acc\u00e8s \u00e0 un pr\u00eateur pr\u00eat \u00e0 traiter le dossier comme r\u00e9sidentiel. L'\u00e9cart de taux \u00e9tait important. Un prix r\u00e9sidentiel plut\u00f4t que commercial, sur un immeuble de cette taille, voulait dire un versement hypoth\u00e9caire tr\u00e8s diff\u00e9rent, des flux de tr\u00e9sorerie diff\u00e9rents pour l'immeuble et un portrait global tr\u00e8s diff\u00e9rent du refinancement.\u00a0<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t

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Ce que nous avons fait.<\/p><\/div><\/div>\t\t\t\t<\/div>\n\t\t\t\t

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Dans une hypoth\u00e8que commerciale, la propri\u00e9t\u00e9 doit se porter elle-m\u00eame. Le pr\u00eateur qualifie le dossier sur le revenu net d'exploitation de l'immeuble et sur sa capacit\u00e9 \u00e0 assurer le service de la dette de fa\u00e7on autonome. Si les flux de tr\u00e9sorerie de l'immeuble sont serr\u00e9s, le dossier est serr\u00e9.<\/p>

Dans une hypoth\u00e8que r\u00e9sidentielle, l'analyse est diff\u00e9rente. Le revenu de location de la propri\u00e9t\u00e9 compte, mais le revenu personnel de l'emprunteur et sa situation financi\u00e8re globale font aussi partie de l'analyse. Un l\u00e9ger manque \u00e0 gagner dans les flux de tr\u00e9sorerie de l'immeuble pris isol\u00e9ment peut \u00eatre compens\u00e9 par la force financi\u00e8re plus large de l'emprunteur.<\/p>

Plusieurs locataires \u00e9taient en place depuis des ann\u00e9es et leurs loyers \u00e9taient sous le march\u00e9 actuel, ce qui est fr\u00e9quent dans les immeubles locatifs d\u00e9tenus depuis longtemps. Le client n'avait pas l'intention de pousser les loyers de fa\u00e7on agressive. Il avait un plan \u00e0 plus long terme pour les ramener graduellement au niveau du march\u00e9 \u00e0 mesure que les logements se lib\u00e9reraient. Il lui fallait une structure de financement qui fonctionne avec les chiffres actuels, pas contre eux.<\/p>

Financer la propri\u00e9t\u00e9 en r\u00e9sidentiel a rendu cela possible. Le revenu personnel de l'emprunteur a absorb\u00e9 le l\u00e9ger manque \u00e0 gagner actuel, la propri\u00e9t\u00e9 a \u00e9t\u00e9 financ\u00e9e \u00e0 75\u00a0% de sa valeur \u00e0 un prix conventionnel, et le refinancement s'est conclu proprement.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t

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Le d\u00e9nouement.<\/p><\/div><\/div>\t\t\t\t<\/div>\n\t\t\t\t

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Le client a cl\u00f4tur\u00e9 le refinancement \u00e0 des conditions r\u00e9sidentielles et \u00e0 un prix conventionnel. Les flux de tr\u00e9sorerie de l'immeuble sont confortables sous la nouvelle structure, en partie gr\u00e2ce au taux plus bas et en partie gr\u00e2ce \u00e0 la fa\u00e7on dont le revenu a \u00e9t\u00e9 qualifi\u00e9. Il a maintenant de la marge pour hausser les loyers graduellement \u00e0 mesure que les logements se lib\u00e8rent, de la marge pour un autre achat si la bonne occasion se pr\u00e9sente, et de la marge pour exploiter l'immeuble comme un immeuble locatif d\u00e9tenu depuis longtemps devrait l'\u00eatre.<\/p>

Si le dossier \u00e9tait pass\u00e9 au commercial, ce vers quoi toutes les autres conversations pointaient, aucune de ces marges de man\u0153uvre n'existerait.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t

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Ce que ce sc\u00e9nario illustre.<\/p><\/div><\/div>\t\t\t\t<\/div>\n\t\t\t\t

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La plupart des pr\u00eateurs consid\u00e8rent cinq logements comme le plafond du financement r\u00e9sidentiel. Quelques-uns, non, et la diff\u00e9rence p\u00e8se lourd dans un dossier comme celui-ci. Savoir quels pr\u00eateurs ont des seuils diff\u00e9rents fait partie de ce qu'un courtier est cens\u00e9 apporter \u00e0 un dossier. C'est aussi ce qui est saut\u00e9 quand les dossiers sont achemin\u00e9s selon des suppositions plut\u00f4t que selon une connaissance r\u00e9elle du march\u00e9.<\/p>

Le d\u00e9tail de la structure de propri\u00e9t\u00e9 m\u00e9rite d'\u00eatre nomm\u00e9 \u00e0 part. Bien des investisseurs d\u00e9tiennent leurs immeubles locatifs dans une soci\u00e9t\u00e9 pour des raisons fiscales et de responsabilit\u00e9 l\u00e9gitimes, et c'est souvent le bon choix. Mais la structure de propri\u00e9t\u00e9 n'est pas une d\u00e9cision neutre du point de vue hypoth\u00e9caire. Une propri\u00e9t\u00e9 d\u00e9tenue par une soci\u00e9t\u00e9 est un dossier commercial par d\u00e9faut chez presque tous les pr\u00eateurs, peu importe le nombre de logements. La d\u00e9tention personnelle garde ouvertes des portes que la d\u00e9tention par une soci\u00e9t\u00e9 ferme. Les investisseurs qui prennent cette d\u00e9cision t\u00f4t devraient comprendre ce qu'ils sacrifient d'un c\u00f4t\u00e9 comme de l'autre.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>","protected":false},"excerpt":{"rendered":"

Un immeuble locatif de six logements d\u00e9tenu au nom personnel de l'emprunteur, que tous les pr\u00eateurs consid\u00e9raient comme un dossier commercial. Nous l'avons confi\u00e9 \u00e0 un pr\u00eateur qui traite les immeubles de six logements comme des pr\u00eats hypoth\u00e9caires r\u00e9sidentiels, ce qui a permis d'obtenir des conditions nettement plus avantageuses et une structure d'\u00e9ligibilit\u00e9 adapt\u00e9e \u00e0 la situation financi\u00e8re globale de l'emprunteur.<\/p>","protected":false},"author":1,"featured_media":237,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[20],"tags":[],"class_list":["post-245","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investors"],"acf":[],"yoast_head":"\nRefinancing a six-unit property with residential financing. - Structure Mortgage \/ Hypoth\u00e9caire<\/title>\n<meta name=\"description\" content=\"Refinancing six units on the residential side: where the commercial line sits, and how the file stayed on the right side 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