Renovation permits in Montreal: when do you need one?
Replacing cabinets needs no permit; removing a load-bearing wall, finishing a basement or touching the facade does. Here is the general rule, borough by borough, and how to avoid delays.
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In short: in Montreal, a transformation permit is required as soon as the work affects the structure, the exterior envelope, relocated plumbing, the addition of a unit or the finishing of a basement. It is issued by your borough (or your city, for Westmount, Dorval, Laval and the South Shore). Interior finishes without structural change are exempt.
Permit required or not, by type of work
| Work | Permit | Notes |
|---|---|---|
| Replacing cabinets, counters, floors, paint | No | Interior finishes without structural or plumbing changes |
| Replacing bathroom fixtures in the same place | No | Plumbing stays where it is |
| Moving plumbing or adding a bathroom | Yes | Transformation permit; plans sometimes required |
| Removing or opening a load-bearing wall | Yes | Engineer's plans and certification |
| Finishing a basement, creating a unit | Yes | Zoning, clear height, egress windows, exits |
| Windows, doors, balconies, facade, roof | Yes | Often subject to the borough's PIIA |
| Extension, added storey | Yes | Permit, PIIA and sometimes a minor variance |
What is the PIIA?
The site planning and architectural integration programme is a borough by-law that reviews the appearance of street-visible work in certain sectors: the Plateau-Mont-Royal, Outremont, Vieux-Rosemont, the Sud-Ouest and several others. A project subject to the PIIA goes before an urban-planning advisory committee, which generally adds 4 to 8 weeks. Strictly interior work is not covered.
Who issues the permit?
- City of Montreal: the borough office for your address (Plateau, Rosemont, Villeray, Ahuntsic, CDN-NDG, Pierrefonds-Roxboro, etc.).
- Island cities: Westmount, Dorval, Pointe-Claire, Beaconsfield, Kirkland, Dollard-des-Ormeaux, Mount Royal and Côte-Saint-Luc issue their own permits.
- Laval and the South Shore: each city's urban-planning department (Laval, Longueuil by borough, Brossard, Saint-Lambert, Boucherville).
Timelines and costs
A simple transformation permit is generally issued in 2 to 6 weeks; a file with PIIA or a variance takes 6 to 12 weeks. Fees vary by borough and by the value of the work. Starting without a permit exposes you to a fine, a stop-work order and problems at resale or with your insurer.
How we prepare the application
- Zoning and PIIA check for your address at the first visit.
- Plans and, where required, an engineer's certification for the structure.
- Filing with the borough and follow-up until issuance.
- Permit posted on site and scheduled inspections respected.