In this paper, we propose a novel Hidden-terminal and Exposed-terminal Interference aware routing metric (HEI-ETT) for Multi-Radio and Multi-Rate wireless mesh networks in which each stationary mesh node is equipped with multi-radio interfaces that relays traffic to the extend networks by using multi-hop transmissions. We have two main design goals for HEI-ETT. First, we will characterize interferences as Hidden-terminal Interference and Exposed-terminal Interference regardless of inter- or intra-flow interference and should take into account both interference effects while computing the path metric. Second, an efficient transmission rate adaptation should be employed in HEI-ETT to enhance the network throughput. We incorporated our metric in well known Optimized Link State Routing protocol version 2 (OLSRv2) which is one of the two standard routing protocols for MANETs and evaluated the performance of our metric by simulation. The results show that our metric outperforms existing metrics such as ETX, ETT and WCETT.