Before demolishing a building in whole or in part, you must first obtain a demolition permit from our Urban Planning and Inspection Division.
Before granting you that permit, our Demolition Review Committee, which consists of three (3) Council members, will first review your project.
What is considered a demolition?
A demolition means:
- razing, knocking down, altering, or otherwise destroying more than fifty per cent (50%) of the gross exterior volume, above ground, of any building on whatever foundation;
- razing, knocking down, altering, or otherwise destroying more than forty per cent (40%) of the area of the exterior walls of any building;
- razing, knocking down, altering, or otherwise destroying more than fifty per cent (50%) of the surface area, in plan view, of the roof of any building.
Elements the committee must consider before reaching a decision on a demolition permit
- any reports and documents submitted by the owner that provide evidence of the state of the building, the reasons for the demolition and the cost of restoring the building;
- the report prepared by the professional hired by the Town;
- the preliminary program for reusing the land;
- the condition of the building, the deterioration of the architectural appearance, aesthetic character or quality of life of the surrounding environment, and the cost of restoration;
- any objections received;
- when the building has one or more dwelling units, the harm caused to tenants, the housing needs in the area and the possibility of relocating tenants;
- any other relevant criterion.
Complete list of documents and information to be included with a demolition permit application
- the address where the building to be demolished is situated;
- any report that the owner deems pertinent to support his application. It must be signed by an accredited consultant who is member of a professional order, recognized in Québec, in the field in which the report is issued;
- the anticipated timeframe for the demolition work and the anticipated date of occupation for the new building, where appropriate;
- recent photographs of all the building’s façades and of the surrounding neighbourhood;
- a preliminary program for the re-use of the vacated land in conformity with the Town’s by-laws and presenting details of the following:
- the locations of the building to be demolished and of the new building;
- the locations and dimensions of any existing structures and features on the site;
- the landsite coverage ratings before demolition and after reconstruction;
- the height in metres or in storeys, the total gross floor area of floors above ground, and the total gross area of floors below ground, of the building to be demolished and of the new building;
- a volumetric rendering showing the current and envisaged integration of the new building into the immediate street environment;
- trees to be felled and preserved;
- sidewalks, curb cuts and patios to be built and added;
- the number of dwelling units in the building to be demolished.
- if the foundation is to remain, any information required regarding the safety measures the applicant intends to implement to make it inaccessible;
- an estimate of the cost of the demolition and reconstruction work;
- a description of the conditions under which the demolition work will take place;
- the schedule for the demolition work and the date on which disconnection of any municipal service is required;
- proof of liability insurance specifically issued in favour of the applicant for this purpose;
- a copy of the Notice to tenants required by law and proof of its delivery;
- planned measures to relocate residential tenants, if there are any, or, if the building is vacant, the date on which it became so;
- any other relevant document.
Costs and fees
When the applicant for the demolition permit submits his application, it must be accompanied by a payment of $10,000 to cover the cost of examining the application, the inspection report and the cost of publishing the public notice as stipulated in this by-law.
No permits, Demolition or Construction, may be issued before:
- the expiry of the thirty-day (30) appeal period as provided for in this by-law, or if an appeal has been filed under this clause, until Council has rendered a decision authorizing the issuing of such a permit;
- final approval from the Planning Advisory Committee (CCU) and from Council, of the drawings for the work, and of all materials for the exterior cladding, all confirmed by a building or renovation permit;
- receiving the contribution for the purposes of parks, playgrounds and natural spaces required under the Subdivision By-law;
- the Town has received a monetary guarantee.
If the new building is located within a zone requiring that we charge transportation dues for the Réseau électrique métropolitain, these dues must be paid in full at the time of the issue of the permit(s) and by bank draft.
The reconstruction and renovation work for the building must be completed by the expiry date of the timeframe set by the Committee; failing this, the Town may confiscate the monetary guarantee. This work will be considered completed when the following two conditions are met:
- the exterior cladding work on the building is totally complete, including openings and the roof;
- landscaping of the yards is complete.
Anyone who demolishes a building, or has it demolished, without a demolition permit, or counter to the conditions for the demolition permit, is liable to a fine of $25,000.
Our By-law No. 1435 Governing the Demolition of Immovables details all the steps in obtaining your demolition permit and explains the path your application will follow.