Tenant Improvements & Commercial Renovations in Greater Montréal

It depends on your lease. Quebec commercial leases are highly negotiable, and most shift responsibility for fit-out work, operating permits and the occupancy certificate onto the tenant, while the landlord retains the building structure and base systems. Read the improvement, permit and as-is clauses carefully — and clarify who funds and who applies — before signing, because the default rules can be overridden.

Often, yes. Even in an existing shell, a building permit is generally required when work touches partitions, exits, plumbing, HVAC, fire-rated assemblies or the occupancy classification; simple cosmetic refreshes may not. The work must meet the current Construction Code, and an RBQ-licensed contractor must perform licensable work. Requirements vary by borough, so confirm scope with the municipality before construction.

Likely yes. In Montréal an occupancy permit (certificate of occupancy) is required to run a commercial, industrial or professional activity in a space. A new certificate is needed when the operator changes, the floor area is altered, or the activities change or are added. A change of use can also trigger additional Building Code requirements the previous occupancy didn't face.

Often, yes, depending on the scope. In an occupied space the work is phased by zone, work areas are separated with temporary partitions and dust control, and required exits and fire protection are kept in service as the code requires. Noisy or dusty work can be scheduled outside business hours where the lease and the building allow it. Some tasks, such as tying into the building's sprinkler, fire alarm or electrical systems, may still need a short shutdown. Whether and how you can stay open is set at the consultation, once the scope is known.

Commercial leases usually require the landlord's written approval of the tenant's plans before work starts, and many landlords have their own fit-out criteria, insurance requirements, and designated contractors for base-building systems such as sprinklers or fire alarms. We prepare the drawings, submit them through the landlord or property manager, and coordinate any revisions they ask for. Final approval rests with the landlord, so it's worth confirming their process and review time early.

Some leases include a tenant improvement allowance: an amount the landlord contributes toward the fit-out, usually paid against invoices or on completion. Whether there is one, how much it is, and what it covers are negotiated in the lease, so it's worth settling before you sign. We can provide the cost breakdown and documentation landlords typically ask for to release it.