Yes, some Surrey business owners can buy the building they operate from with little or no money down. Certain lenders finance owner-occupied commercial property at up to 100% of the purchase price for established, profitable businesses. BDC, for example, advertises commercial real estate loans of up to 100% of the project cost, with repayment of up to 25 years. Approval depends on your business's track record, its cash flow and the property itself, and you will usually still need cash for deposits, taxes, legal fees and closing costs. This guide explains the math, who tends to qualify and the steps from first conversation to keys.
Why buy instead of lease?
When you lease, every payment goes to your landlord, and your rent resets at each renewal. When you own, part of each mortgage payment builds equity in a building that you control. For a business that plans to stay in one place for years, that difference adds up.
Here is a simple example with round numbers. The figures are for illustration only, not a quote or a forecast.
- A company leases a 5,000 square foot industrial unit in Surrey at $20 per square foot net, plus about $7 per square foot for taxes, insurance and common costs. That is about $135,000 a year, and the base rent rises at each renewal.
- A similar unit is for sale at $3 million. With 100% financing at 5.5% over 25 years, the mortgage payment is about $221,000 a year, and the owner also pays the property costs.
- That is more cash out each year than the lease. But in year one roughly $57,000 of the mortgage payments goes to principal, and that share grows every year. The business is building equity it keeps, instead of paying rent it never sees again.
Whether buying makes sense depends on how long you will stay, how much the payment strains your cash flow and what happens to property values. Our guide to leasing vs buying commercial space in Surrey walks through the full comparison.
How does 100% financing work?
Traditional commercial mortgages often require a down payment of 25% or more. Some lenders go further for owner-occupied property, where the borrower is the business that uses the building. They are lending against two things: the property and the business's ability to pay.
- BDC (the Business Development Bank of Canada) says its commercial real estate loan can finance up to 100% of the project cost, including costs such as moving and the down payment, with repayment terms of up to 25 years and interest-only payments for up to the first 36 months. It typically looks for businesses that have been operating and earning revenue for at least 24 months.
- Some banks offer similar programs for owner-occupied buildings, sometimes paired with government-backed lending or a second loan that covers the gap a first mortgage leaves.
- Seller financing can also reduce the cash needed, where the seller agrees to carry part of the price.
Full financing is not automatic, and the terms vary by lender. "Up to 100%" means the lender can go that high for the right business and the right property. It does not mean every purchase qualifies.
Who qualifies?
Every lender sets its own rules, but businesses that get these approvals usually share a few traits:
- Time in business. Usually at least two years of operating history, and often more.
- Revenue and profit. Steady revenue and enough profit to cover the mortgage with room to spare. Lenders look closely at debt service coverage.
- Clean financial records. Accountant-prepared statements and tax returns that match.
- The business uses the building. The company must occupy most or all of the property. A building bought mainly to lease to others is an investment purchase and follows different rules.
- A suitable property. Zoning must allow your use, and the building needs to be in a condition and location the lender accepts.
On our owner-occupied commercial property page, we list the starting points we use for a first review: incorporated and operating for at least a year, $1M or more in annual revenue, profitable with financial records available, and buying space for your own operations. Meeting those points starts the conversation; it is not a financing approval.
Will you still need cash?
Usually, yes. Even with 100% of the purchase price financed, budget for:
- The deposit you pay when your offer becomes firm.
- Property transfer tax, which applies to commercial purchases in BC. Our property transfer tax calculator gives an estimate.
- GST, which applies to most commercial property. Registered businesses can often self-assess it rather than paying it in cash. See GST on commercial property in BC.
- Legal fees, appraisal, environmental and building inspection reports.
- Moving costs, improvements and working capital for the business after the move.
What are the steps and how long does it take?
- Business review (week 1 to 2). We start with your business, not a listing: operating history, revenue range and the space you need.
- Lender conversation (weeks 2 to 4). We coordinate with lending professionals to understand your likely buying range and cash requirements.
- Property search (weeks 3 to 12 or more). We look for buildings with the right zoning, access, power, loading and layout for your operation, on and off the market.
- Offer and due diligence (usually 30 to 60 days). Your offer includes conditions for financing, inspection, environmental review and zoning. Owner-occupied lending often needs an appraisal and an environmental report.
- Closing and move-in. Once conditions are removed, closing usually follows within a few weeks.
Plan for three to six months from first conversation to keys, longer if the right property takes time to find.
How we help Surrey business owners buy
The Oberoi Group has helped clients buy commercial property with 100% financing. Every situation starts with a careful review of the business, because the financing has to work before the property search does. We work across Surrey, Langley, Abbotsford and Metro Vancouver, and our team ranked among the Top 3 commercial teams across Canada at RE/MAX in 2025, based on commission.
If you are paying rent today and wondering whether you could own instead, read more about how to buy commercial property for your business, see the types of properties we work with on our commercial real estate in Surrey page, and look at the deals we have closed on our success stories page. Then check if your business qualifies with a short, no-documents review.
Frequently asked questions
Can I buy a commercial building with no down payment?
Some lenders finance owner-occupied commercial property at up to 100% of the purchase or project cost for qualifying businesses. Approval depends on the business, its cash flow and the property.
Who qualifies for 100% commercial property financing?
Usually established businesses with at least two years of operating history, steady revenue and profit, clean financial statements, and a plan to occupy most or all of the building.
Will I still need cash if the purchase is 100% financed?
Usually. Budget for the deposit, property transfer tax, legal fees, reports, moving costs and working capital. GST can often be self-assessed by registered businesses.
How long does it take to buy a building for my business?
Plan for three to six months from the first conversation to getting the keys, longer if the right property takes time to find.
Is it better to lease or buy commercial space?
Buying usually costs more cash each year but builds equity. It tends to suit businesses that will stay in one place for many years and have steady cash flow.
Sources
Rates, thresholds and program rules in this article were checked against these official pages on October 16, 2026. Rules change, so confirm current details before you act.