Sell, Evaluate and Finance a Multiplex in Quebec
Clear, data-driven guides for plex and income property owners on the North Shore. Valuation, tax, CMHC financing and sale strategies — without the jargon.
Columns & Positions
Our straight-talking opinions on the market, taxes and policies affecting plex owners on the North Shore — always with the devil's advocate.
SellWho to sell your building to without a middleman
Direct buyer, investor, fund, flipper, iBuyer, FSBO: the options to sell without a broker on the North Shore, with pros and cons.
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SellSell an income property in under 30 days
Is it realistic? A day-by-day timeline, what speeds up or slows a sale, and how a direct buyer closes in 2 to 4 weeks.
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SellSell an income property as-is: defects, damage, distance
Who buys as-is, with no work done? The legal warranty, the duty to disclose, and selling at the buyer's risk.
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ManagementSell or manage your plex? How to decide
A time problem or a return problem? An honest framework between delegating management and selling to a direct buyer.
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ManagementHow much does property management cost in Quebec?
% of rent, per-door fees, leasing fees: the pricing models, what's included, and the self-manage vs manager threshold.
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ValueGRM vs NRM: which valuation method?
Gross or net rent multiplier: formulas, worked example, link to the cap rate, and which to use to value an income property.
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Real Estate MarketPrices Falling in 2026: Sell Your Plex?
CMHC now forecasts falling home prices and sales in 2026. Rental starts −3%: should you sell your North Shore plex now, or wait for the rebound?
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StrategyOptimizing Your Plex's Occupancy Rate
Cutting vacancy and keeping units rented maximizes NOI and resale value. A landlord's management guide: every 1% of vacancy quietly costs an income-property owner.
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FinancingTop 10 Banks to Finance a Multiplex
Residential vs commercial (5+ units), CMHC-approved lenders, big banks vs First National and MCAP: the pros and cons of each lender.
Read the article →FinancingCMHC vs Conventional Loan: Which to Choose?
LTV, amortization, DSCR, premium: the full comparison, and why an insured CMHC loan (MLI Select) is often better for an investor.
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ManagementThe Best Property Management Software
Proprio Expert, Hopem, PlexFlow, Bloc Solution, Buildium, Yardi… which ones really handle the TAL lease, the RL-31 slip and French?
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SellSell Your Plex Without a Broker — North Shore
Complete guide to selling your plex without a broker on the North Shore of Québec in 2026: save the 4-6% commission, plus steps, documents and taxes.
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TaxationSelling Your Plex to Your Children: Tax Rules
Selling or gifting your plex to your children triggers a capital gain at fair market value. Key tax rules for your North Shore income property in Quebec.
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Real Estate MarketSelling your plex fall 2026 on the North Shore
Royal LePage raises its Québec forecast to +7% for Q4 2026. Pent-up demand returns this fall — what it means for selling your plex on the North Shore.
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Real Estate MarketCMHC Wants Bigger Units: Your North Shore Plex
CMHC wants to curb the micro-unit trend: 63% of new 2-bedroom units in Laval are ≤1,000 sq ft. Your older North Shore plex has the size advantage.
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FinancingMortgage Renewal for Your Plex 2026
The 2026 mortgage renewal wave — CMHC confirms the feared shock didn't happen. What it means for your plex on the North Shore, where prices rose 5.9%.
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Real Estate MarketHousing Shortage Québec: Your North Shore Plex
In 2026, Québec is building 57,000 homes a year but needs 100,000. This structural housing deficit keeps demand strong for your North Shore plex.
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RegulationMaintenance Obligations for Your Plex
CCQ art. 1854, RBQ Safety Code, municipal habitability by-laws: 2026 guide to your maintenance obligations as a plex owner on Québec's North Shore.
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Real Estate MarketHousing Starts 2026: Your North Shore Plex
In June 2026, multi-unit housing starts rose 10% in the Montréal CMA (CMHC). Here's what it means for your North Shore plex before new supply lands.
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Real Estate MarketMid-2026 rental market: your North Shore plex
CMHC confirms older affordable plexes stay in strong demand in mid-2026. What it means for your North Shore plex if you sell — they sell in 28 days.
Read the article →Property managementVacant unit in your plex: real costs
Vacant unit in your North Shore plex: insurance at risk, fixed costs, falling value. What a vacancy really costs — and when it's time to sell your plex.
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Property ManagementTenant Refuses Access to Your Plex: Remedies
Your tenant is blocking access despite a 24-hour notice? Complete guide to your rights and remedies at the TAL as a plex owner on Quebec's North Shore.
Read the article →Real Estate RegulationExpropriation of Your Plex: Your Rights
Municipal expropriation of your plex in Québec: the legal process (Act E-25), compensation through the TAQ, and strategy to protect your North Shore plex.
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Insurance & ClaimsWater Damage in Your Plex: 2026 Insurance
Torrential rain: no government aid. Is your North Shore plex covered? Essential insurance endorsements and new 2026 grants of $700–$1,000 explained.
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RegulationFire Alarm and Sprinklers: 5+ Unit Buildings
Fire alarm system, sprinklers, annual CAN/ULC-S536 verification: the fire safety duties of owners of Québec buildings over 2 storeys and 8 units, and their sale impact.
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GuideDual Agency: Your Risks When Selling a Plex
Dual agency has been banned in Québec since June 10, 2022 for residential buildings under 5 units. Risks and alternatives for selling your plex on the North Shore.
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StrategyRemoving Conditions on a Purchase Promise
Financing, inspection, review of leases and certificate: how a plex seller secures the removal of conditions on a purchase promise. Typical 7-day deadline.
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RegulationNominee Agreement for a Property
Nominee agreement for a property in Québec: since 2019, the contract must be disclosed to Revenu Québec within 90 days or the parties face penalties up to $5,000.
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StrategyFamily Trust to Hold a Rental Property
Family trust to hold a rental property in Québec: income splitting, asset protection, estate planning, the 21-year rule and the $1,250,000 exemption. Both sides.
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Taxes and expensesEstate Freeze of Your Real Estate Portfolio
An estate freeze locks in the current value (and latent capital gains tax) of your income-property portfolio and shifts future growth to your children. 50% of the gain is taxed at death.
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GuideBalconies and Railings: Your Plex's Safety
Guardrails from 900 to 1,070 mm, baluster spacing, owner liability for a fall (art. 1467), 5-storey façade inspection: making your plex safe before selling.
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StrategyRoof Replacement Before Selling Your Plex
Worn roof before selling your plex? Asphalt shingles ~20 yrs, elastomeric ~30 yrs: impact on financing, inspection and price. Replace or sell as-is.
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GuideLead Paint in an Older Plex: Your Risks
Lead paint in a plex built before 1980: health risks, safe renovation, CNESST workplace duties and disclosure when selling in Québec. Test before you sand.
Read the article →StrategyRadon in Your Income Property: What to Do
Radon is the 2nd leading cause of lung cancer. Health Canada's 200 Bq/m³ guideline, low-cost testing, mitigation and disclosure when selling your plex.
Read the article →StrategyWell and Septic: Selling a Rural Plex
Selling an off-grid plex in Québec: well water testing (twice a year), septic compliance under Q-2 r.22, documents lenders require, and upgrade costs ($10,000+).
Read the article →GuideBackwater Valve and Sewer Backup for a Plex
Backwater valve in a plex: increasingly required by municipal by-law, often demanded by insurers, subsidies available. Impact on insurability and selling.
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Taxes and ExpensesLandlord Liability Insurance for a Plex
Landlord liability insurance vs building coverage on a Quebec plex: third-party injury, legal fees, exclusions. Why to aim for at least $2M on an income property.
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RegulationEmphyteusis: Selling a Property Involved
Emphyteutic lease (10 to 100 years): you sell the right, not full ownership. How emphyteusis affects the price, financing and sale of your income property.
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RegulationSelling a Heritage-Designated Building
Selling a cited, classified or heritage-site building in Québec: work authorizations, 60-day pre-sale notice, restoration aid up to 70%. Seller's guide.
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StrategyOccupied or Vacant Plex: The Price Impact
Selling a plex occupied or vacant changes the price and the buyer pool. Below-market rents, tenant rights: what a 24-hour notice really means for sellers.
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ValuationInterest Rates and Your Plex's Value (Cap Rate)
When rates rise, the cap rate climbs and your plex's value falls at equal NOI. Understand value = NOI ÷ cap rate, leverage, and the timing of a sale.
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StrategyAssignment of a Purchase Contract
Assigning a plex purchase promise before closing in Québec: conditions, seller consent and tax. Profit can be 100% taxable if held under 365 days.
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StrategySelling to a Fund or an Individual Buyer?
Fund vs individual buyer for your plex: price, speed (30 days in Greater Montreal), conditions, tenant treatment and closing reliability compared for sellers.
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ValuationBoosting NOI Before Selling Your Plex
Value = NOI ÷ cap rate. At a 5.5% cap rate, every $1,000 of added net operating income is worth about $18,000 in price. How to boost your plex's NOI before you sell.
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StrategyFoundation Cracks: Selling Your Plex
Shrinkage or structural crack on the plex you're selling? Disclosure, hidden defects, price and financing impact: the seller's guide. Most cracks are benign.
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StrategyDue Diligence: Documents to Sell a Plex
The 8 due-diligence documents a serious buyer requires for a plex: leases and rent roll, financials, tax bills, energy invoices, location certificate, permits, insurance.
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GuideTenant Estoppel Certificate When Selling
Buyers require an estoppel certificate signed by each tenant to validate your rent roll. What it contains and how a seller obtains one in 4 steps.
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GuideMold: The Plex Landlord's Responsibility
Mold in a plex: the duty to provide a habitable dwelling, tenant remedies at the TAL, and hidden-defect risk when selling. Keep humidity at 30% to 55%.
Read the article →StrategyFlood Zone: Selling a Plex in Quebec
New 2026 maps, hard-to-get insurance, mandatory disclosure: what changes when selling a plex in a flood zone in Quebec (zones up to +30%).
Read the article →StrategyOld Wiring: Insuring and Selling an Older Plex
Knob-and-tube, two-wire, fuse panels: why insurers refuse or require an upgrade, the impact on financing and selling, and what a rewire costs ($8,000 to $15,000).
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RegulationAcquired Rights and Nonconforming Use of a Plex
A plex use that no longer complies with current zoning may be protected by acquired rights — but 6 months of abandonment or 50% destruction can lose them. What it means when you sell.
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RegulationIllegal Unit: Selling a Non-Conforming Plex
Unit added without a permit or non-conforming basement: risks (financing, insurance, municipal order) and 3 options to sell your plex on the North Shore.
Read the article →RéglementationHousing in the Charter: What About Your Plex?
Nearly 120 groups want the right to housing added to Québec's Charter. What the demand would mean, factually, for a North Shore plex owner and your property.
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NewsCapital Gains: QS Wants to Tax 100% of Your Plex
Québec solidaire proposes taxing 100% of capital gains on property sales (vs 50%). A $200,000 gain would become fully taxable: what it would change if you sell your plex.
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Taxes and ExpensesChange of Use Residence-to-Rental: The Tax
A change of use triggers a deemed disposition at fair market value and a possible capital gain. The 45(2)/45(3) elections can defer tax up to 4 years — what a plex owner must know.
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Taxes and ExpensesSelling a Plex as a Non-Resident of Canada
Non-resident selling a plex in Québec: the buyer withholds 25% (or 50%) of the price until the CRA (section 116) and Revenu Québec issue a certificate of compliance.
Read the article →StrategySelling Your Plex for Its Land Potential
A plex can be worth more for its land than its building. Zoning, densification, TOD (0.5–1 km radius): why the cap rate then understates your sale price.
Read the article →RegulationBed Bugs: Landlord Responsibilities
Bed bugs in a plex: the landlord must treat the whole building within 10 days of notice. Costs, TAL remedies and impact on selling your North Shore income property.
Read the article →RegulationSmoke Alarms: Your Landlord Obligations
Smoke and CO alarms in your plex: who installs, who maintains, the 10-year sealed-battery rule, and what a non-compliant alarm can cost you after a fire (2026).
Read the article →GuideLandlord Insurance for a Plex: Essential Coverages
Landlord insurance for a plex or multi-unit in Quebec: building, liability, loss of rental income, water damage, replacement vs actual cash value. The coverages guide.
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OpinionPlex or Single Condo to Start? Our Take
Start in rental real estate with a plex or a single rental condo? Our clear-cut opinionated take, backed by APCIQ and CMHC data, for a North Shore beginner.
Read the column →OpinionPay Down Your Plex Mortgage or Reinvest?
Pay down your plex mortgage faster or reinvest the cash in another building? Our stance for a North Shore plex owner in the 2026 interest-rate context.
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OpinionListed Cap Rate: Don't Trust It
The cap rate listed in a plex ad is often inflated: potential rents, buried expenses. Why a North Shore buyer must recalculate it before offering.
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OpinionHold or Sell Your Plex After 5 Years?
Hold or sell your plex after 5 years? Our opinionated take on appreciation, capital gains and CCA recapture, for North Shore multi-unit owners in 2026.
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OpinionBuying a Plex Young (20-30): Too Soon?
Buying your first plex at 20-30 on the North Shore: too soon or the best timing? Our sharp take on age, credit, risk and the owner-occupant leverage edge.
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OpinionRenovate a Plex for Energy or Looks First?
Renovate your plex for energy efficiency (insulation, heat pump, windows) or for looks (kitchens, baths) first? Our opinionated take on what pays most.
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OpinionFixed 12-Month Lease or Flexible: Which to Pick?
Fixed 12-month lease or a shorter, flexible one for your North Shore plex? Our opinionated take on renewal, repossession and resale, with sourced facts.
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OpinionTurnkey vs Value-Add: Your First Building
Turnkey vs value-add for a first income property on the North Shore? Our sharp take: immediate return and peace of mind versus creating value and margin.
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OpinionColiving in a plex: worth it or a headache?
Coliving or room rental in a North Shore plex: higher per-room income, but turnover, room leases and conflicts. Our honest take for plex owners.
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OpinionBRRRR Strategy in Quebec: Realistic in 2026?
Is the BRRRR strategy realistic in Quebec in 2026? Our opinionated take on refinancing a North Shore plex: rates, reno and rent control for investors.
Read the column →OpinionTenanted or Vacant Building: Which to Buy?
Tenanted building with below-market rents or a vacant one: which is the better buy? Our opinionated take for North Shore plex investors, discount vs freedom.
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OpinionFurnished Mid-Term Rental: The Winning Plex Bet
Renting furnished mid-term (1 to 6 months) beats an unfurnished long-term lease on the North Shore. Our straight take from the plex owner's side, sourced.
Read the column →OpinionMaxing Rent Increases Every Year: A Mistake?
Raising rent to the maximum allowed every year on your North Shore plex: strategy or false economy? Our honest take, with a fair devil's advocate section.
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OpinionAllowing Pets in Your Plex: Our Take
Should you allow pets in your North Shore plex? Wider tenant pool vs. damage risk, and why the no-pets clause is losing ground at Quebec's TAT. Our take.
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GuidePermits and RBQ Contractor to Renovate a Plex
Major plex renovation: when a municipal permit is required, how to verify an RBQ licence, secure a written contract and warranty. A guide for owners.
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GuideSelling a Plex with Active Leases: Duties
Selling a plex with active leases in Quebec: leases follow the building, handing over records, prorating prepaid rent, deposits and notices. A full seller's guide.
Read the guide →GuideDebt Coverage Ratio (DCR) Explained for a Plex
Debt coverage ratio (DCR) explained: formula, NOI ÷ debt service calculation, lender thresholds (1.10-1.30) and 5 ways to improve it. Worked example.
Read the guide →GuideFinancing 5+ Units: Commercial vs Residential
Financing a building of 5 or more units flips your loan from residential to commercial. Down payment, DSCR ratio, CMHC multi-unit insurance: why 4 to 5 changes everything.
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GuideDemand Letter for Unpaid Rent: Collecting
Unpaid rent: when to send a demand letter, what to include, what deadlines, then the TAT application and payment agreement. Step-by-step landlord guide for Quebec.
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GuideMove-In / Move-Out Inspection: Document It
Move-in and move-out inspection: how to document a unit (photos, checklist, witness) to protect the landlord and build evidence at the TAT if damage occurs.
Read the guide →GuideAncillary income for a plex: laundry, parking
Ancillary income for a plex: shared laundry, parking rented separately, storage lockers. How to set it up, market rates, tax rules and impact on value. 2026 guide.
Read the guide →GuideIndividual Meters in a Plex: Who Pays What
Individual electricity meters in a plex: who pays what, heat included or not, and the impact on rent and yield. A landlord's guide for Quebec.
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GuideCurrent vs Capital Expenses on a Plex: Taxes
Current deductible expense or capital expense on your plex? Repair vs improvement (roof, paint, windows) and the tax impact, explained with CRA rules.
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GuideReporting Rental Income in Quebec: TP-128 & T776
Reporting rental income in Quebec: forms TP-128 and T776, gross rent, deductible expenses and co-ownership share. A concrete guide for plex owners.
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GuideTenant Screening in Quebec: What's Legal
Tenant screening in Quebec: credit check, references, income — and the information banned by the Charter. Screen applicants without discriminating.
Read the guide →GuideFiling a TAT Application as a Landlord: Guide
Filing a TAT application as a landlord: form, fees, evidence and how the hearing works. A step-by-step guide for non-payment, lease cancellation and recovery.
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GuideMandatory Tenant Notices & Deadlines Quebec
Mandatory tenant notices in Quebec and their legal deadlines: lease change, rent increase, major work, entry, repossession, eviction. Who, when, how.
Read the guide →GuideLease Renewal vs Non-Renewal: A Plex Owner's Rights
Automatic lease renewal in Quebec: modification notice, deadlines, and when a plex owner can or cannot end a lease. A clear, sourced guide for landlords.
Read the guide →GuideReading a Quebec TAL Lease Section by Section
Landlord guide: read Quebec's mandatory TAL lease section by section (A to G), the required disclosures and the annexes you must attach. Sources: TAL, Éducaloi.
Read the guide →GuideAsbestos and Vermiculite in an Older Plex
Asbestos and vermiculite in a pre-1990 plex: health risks, CNESST renovation obligations, disclosure when selling, and price impact. Québec's air limit is 0.1 fibre/cm³.
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StrategyOil Tanks and Soil Contamination When Selling
An old oil tank can sink the sale of a plex: financing refusal, remediation, hidden defect. The 3 steps a prepared seller takes before listing an income property.
Read the article →StrategyTitle Insurance When Selling Your Property
Title insurance when selling an income property in Québec: what it covers, when it saves an expired certificate of location, who pays. One-time premium.
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StrategyClosing Adjustments When Selling Your Plex
Taxes, current-month rents, heating oil: the notary prorates each item at closing. Seller's guide to the 6 key adjustments when selling a North Shore plex.
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StrategyAssuming a Mortgage When Selling Your Plex
Letting a buyer assume your low-rate mortgage is a powerful selling point in 2026, when a 3-year fixed sits near 3.94%. Conditions, lender approval, penalty avoided.
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GuideFirst Lease: Setting Rent and Section F
New or newly rented unit: set the initial rent, fill in Section F and use the 5-year new-building exemption.
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OpinionRenovate Before Renting, or Rent As-Is?
Renovate before renting, or rent as-is? We call the trade-off on rent, Section F, tenant quality and yield.
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GuideCapital Reserve Fund for a Small Plex: How Much
How much to set aside per door, which items (roof, windows, heating) and how to fold it into your return.
Read the guide →OpinionBuying a Plex With Partners: Smart or a Trap?
Partnership, indivision, partner agreement and partner exit: should you buy your first plex with partners?
Read the column →GuideEasements & Encroachments on a Plex Lot
Easements (right of way, view, Hydro) and fence or shed encroachments: detect and resolve them before you buy.
Read the guide →OpinionNegative Cashflow: Beginner Mistake or Bet?
Negative cashflow upfront on a plex: beginner mistake or calculated bet? Appreciation, rates and real risk.
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GuideHeat Pump Conversion for a Plex: Costs & ROI
Costs, Hydro-Québec and LogisVert grants, who pays the power, value impact and real ROI of a heat pump.
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StrategyVendor Take-Back Financing for a Plex
Vendor take-back financing when selling a plex: lend 10 to 15% of the price to widen your buyer pool and spread the capital gain over 5 years. Seller guide.
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Taxes and expensesUnderused Housing Tax: Your Plex
Federal 1% Underused Housing Tax (UHT): who it targets, exemptions for Canadians and 4-unit-plus plexes, and the real risk for a plex held through a corporation.
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ValuationPrice Per Door vs Per Square Foot: Valuing Your Plex
Price per door and price per square foot: 2 shortcuts to value a plex, their limits, and why the cap rate (NOI-based) stays superior. North Shore seller guide.
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OpinionInvesting in a Plex: Region vs Greater Montreal
"Double the yield for half the price"? The regional cap rate melts once you weigh liquidity, vacancy and management.
Read the column →GuideBasement Unit Compliance Before Renting a Plex
Ceiling height, egress window, light, occupancy permit: compliance before renting a basement unit.
Read the guide →OpinionNew-Build Rental vs Old Plex to Renovate
New-build rental or old plex to renovate on the North Shore? Price per foot, upkeep, return, financing: our take.
Read the column →GuidePyrite, Asbestos, Vermiculite: Inspecting an Old Plex
Pyrite, asbestos, vermiculite, iron ochre: where they hide, tests, decontamination costs and value impact.
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OpinionSelf-Manage Your Plex or Pay a Property Manager?
6 to 12 doors: self-manage or pay a manager (6-12% of rents)? Costs, time, control and the real threshold.
Read the column →GuideSecurity Deposit Banned in Quebec
Security deposit, last month, postdated cheques: what a plex landlord can and can NOT require in Quebec.
Read the guide →OpinionHouse hacking: living in your plex
Buy a plex, live in one unit, rent the rest: genius or trap? Reduced CMHC down payment, taxes and close quarters.
Read the column →StrategyEasements and Location Certificate When Selling
Selling your plex in Québec? You must provide an up-to-date location certificate (under 10 years) and declare easements. How sellers prepare to avoid delays.
Read the article →GuideIncorporating to Hold a Plex: Pros and Cons
Hold your income property through a corporation or personally? Tax deferral and protection vs passive investment income taxed at high rates. Both sides explained.
Read the article →StrategySelling a Mixed-Use (Residential-Commercial) Building in Québec
Selling a mixed-use building in Québec: the commercial portion is GST/QST taxable (14.975%), commercial leases must transfer, and the buyer pool is smaller.
Read the article →RegulationConverting a Plex to Divided Co-Ownership in Québec
Converting a plex to condos needs TAL authorization and is banned in Montréal. The 3% vacancy threshold, protected tenants, and the option to sell as-is.
Read the article →GuideOil Heating Phase-Out: Converting Your Plex
Oil banned in new builds since Dec. 2021, fossil-fuel replacement banned since Dec. 2023 in Québec. Costs, grants and resale impact for your North Shore plex.
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RegulationShort-Term Rental: Mandatory CITQ Registration
Renting your plex short-term (Airbnb) in Québec: CITQ registration number is mandatory and must appear in every listing. Fines of $2,500 to $50,000. Owner's compliance guide.
Read the article →Tax and ExpensesCCA Recapture When Selling Your Income Property
Claimed CCA on your plex over the years? On sale, the recapture is added to your income — 100% taxable, on top of any capital gain. Mechanics and a worked example.
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RegulationLease Assignment: What Loi 31 Changes for Landlords
Since Loi 31, you can refuse a lease assignment — but the lease then ends. What it means for managing and selling your plex.
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GuideLocation Certificate for a Plex: Buyer Guide
Location certificate: encroachments, servitudes and non-compliant setbacks to spot before buying a plex in Quebec.
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OpinionRenoviction: the plex owner treated as a suspect
Bill 31 + moratorium until 2027: the good-faith owner who wants to renovate is presumed guilty, like a predatory fund. Our straight take — and the devil's advocate.
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OpinionOpinion: the city can buy your plex before you do
The municipal right of first refusal lets a city substitute itself for your buyer. The silent cost for the plex seller — and how to respond.
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OpinionHabitability: the real burden on the plex owner
Mandatory upkeep regulations from April 1, 2026, fines up to $10,000: the small landlord penalized like a predatory fund. Our position — and the devil's advocate.
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OpinionOpinion: the new assessment roll is inflating your plex taxes
The 2026–2028 roll is pushing your plex value up (+27%, +50% by sector) and so are your taxes. Why to contest before April 30 — and when to sell.
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OpinionOpinion: selling your plex as condos — nearly impossible
Moratorium, Rental Housing Tribunal (TAL) authorization, tenants' right to stay for life: three walls lock down divided co-ownership conversion. Why it's a seller's trap.
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OpinionOpinion: illegal Airbnb will sink your plex
$5M in fines, stolen CITQ numbers: illegal tourist rentals are a losing risk-return bet. Our straight take — and the devil's advocate.
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OpinionWelcome tax: the plex buyer forgotten
Quebec refunds the welcome tax to first-time buyers, but the investor-buyer of a plex pays full price. Our position — and the devil's advocate.
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OpinionOpinion: housing policy is strangling the small plex owner
1 in 4 plexes unprofitable, costs up 49%, programs nobody uses: the government caps your income without capping your costs. Our straight take — and the devil's advocate.
Read the column →Understanding Value, Tax and Financing
The concepts that make the difference when you own or buy an income property.
Taxes and expensesAnti-Flipping Rule: Sell a Plex Within 12 Months
Sell a plex held under 365 days and your profit is taxed 100% as business income, not a capital gain. No principal residence exemption. Exceptions explained.
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FinancingSell or Refinance Your Plex in 2026: The Calculation
Equity, rate, capital gains tax: the complete decision table for choosing between selling or refinancing your plex.
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EstateSelling an Inherited Income Property in Quebec
Liquidator, timelines, deemed disposition, capital gains and welcome tax: everything about selling an inherited property.
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EvaluateCalculating Multiplex Yield: Cap Rate, GRM, Cash Flow and DSCR
Four simple indicators to know whether a property is a good buy — and how to calculate them without a complicated spreadsheet.
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TaxWelcome Tax in Quebec in 2026: Calculation, Brackets and Exemptions
How the land transfer tax works, how much to budget for a multiplex, and the exemption cases to know.
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FinancingCMHC Financing and MLI Select (APH Select) in 2026
Points system, loan-to-value ratio, extended amortization and reduced premiums: the complete guide to insured financing.
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MontrealSelling a Duplex in Montreal: Prices, Tax and Timelines in 2026
Value by neighbourhood (Plateau, Rosemont, Verdun), capital gains, municipal roll and strategies to maximize your net proceeds.
Read the article →Local Guides: Sell a Plex in Your Area
Market prices, welcome tax and strategies tailored to each city — Montreal, Laval and the greater North Shore of Montreal.
MontrealSelling a Duplex in Montreal: Prices, Tax and Timelines in 2026
Value by neighbourhood (Plateau, Rosemont, Verdun), capital gains, municipal roll and strategies to maximize your net proceeds.
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MontrealSelling a Triplex in Montreal: Complete 2026 Guide
Cap rate, GRM, existing leases and tax strategy: everything you need to know before putting your Montreal triplex on the market.
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MontrealSelling a Plex in Montreal: Appraisal, Market and Options 2026
Duplex, triplex, quadruplex or 5-unit — comparison of sale methods and real price ranges by borough.
Read the article →All Articles — Most Recent First
All guides and analyses from the ImmoMulti blog, in chronological order.
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The ImmoMulti team, specialized in buying multiplexes on the North Shore, drawing on firsthand market experience and the realities of the Quebec market.
For income property owners, potential sellers and investors who want to understand the value, tax and financing of a multiplex.
The valuation principles (cap rate, GRM, cash flow) are universal, but the tax rules and programs (welcome tax, CMHC) are specific to Quebec.
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No. The content is informational and does not constitute tax, legal or financial advice. Consult a professional for your specific situation.
Start from net income and use our calculators (cap rate, NOI, offer calculator). For an official estimate, hire a certified appraiser.
With an agent you pay a commission (4% to 7%) and go through a public listing; selling directly means no commission, faster closing and full confidentiality.
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We buy your property directly, with no commission and a firm offer within 48 hours. Contact us for a free proposal.