You own a plex on the North Shore and want to reclaim a unit to move in yourself or house a family member: do you have the right, and under what conditions? Owner-occupancy repossession is a real right — but one that is increasingly scrutinized. According to a RCLALQ report cited by La Presse, applications filed with the Administrative Housing Tribunal (TAL) have tripled in 12 years. About 66% of these repossessions are legitimized by the tribunal — but one in three fails, and a bad-faith repossession can cost up to $160,000 in damages, as reported by La Presse in June 2026. ImmoMulti, direct buyer of multiplexes on the North Shore, notes that some owners confuse "reclaiming a unit" and "getting rid of an unprofitable building": these two objectives call for very different strategies. This guide explains the process, the 6-month notice requirement, the moratorium that does NOT apply to repossessions, and when selling directly is the better option.
Why have owner-occupancy repossession applications tripled in 12 years in Québec?
The finding comes from a report by the Regroupement des comités logement et associations de locataires du Québec (RCLALQ), cited by La Presse on June 15, 2026: owner-occupancy repossession applications filed before the Administrative Housing Tribunal have tripled over a twelve-year period. In a tight rental market, where the scarcity of affordable housing weighs on the North Shore as elsewhere in Québec, the right of repossession is increasingly invoked by owners of plexes and multiplexes.
This figure reflects two realities. On one hand, a growing number of owner-occupants genuinely want to live in a unit of their building or house a family member there. On the other hand, pressure on the profitability of multiplexes — rising taxes, insurance, and maintenance costs — pushes some landlords to reconsider the use of their units. But repossession is not a property management tool: it is a personal right, regulated and verified by the TAL.
The report also highlights a reassuring fact for tenants and good-faith landlords alike: approximately 66% of repossession applications are legitimized by the tribunal, either through a judge's authorization or an agreement ratified between the parties. In other words, two out of three repossessions proceed within the legal framework — but one in three fails, which underscores that the burden of proof rests entirely on the landlord.
Source: La Presse — "Le nombre de reprises de logement a triplé en 12 ans" (June 15, 2026), based on a RCLALQ report.
What is a valid repossession — and what grounds are not admissible?
Owner-occupancy repossession is the landlord's right to reclaim a rented unit to live in it themselves or to house a close relative. The law is precise about the circle of admissible persons. Repossession is permitted only to house:
- The owner themselves, who wishes to occupy the unit;
- An immediate family member: their child or their parent (father, mother);
- Another close relative for whom the owner is the primary caregiver.
Conversely, several grounds do not constitute a valid repossession. Reclaiming a unit to re-rent it at a higher price, for commercial use, to house a person outside the admissible family circle, or simply to "free up" the building ahead of a sale: these grounds are not covered by the right of repossession and expose the landlord to having their application rejected — or worse, deemed bad faith.
It is important to distinguish repossession from eviction. Eviction targets a physical change or change of use of the dwelling — enlarging, subdividing, or changing its purpose. Repossession, on the other hand, aims to occupy the dwelling as is. This distinction is decisive, particularly in light of the moratorium currently in force, which we address below.
What process must be followed at the TAL — notice, timelines, and burden of proof — for a valid repossession?
Reclaiming a unit does not simply mean asking the tenant to leave. The law imposes a strict procedure that every owner of a North Shore plex must follow to the letter.
| Step | What the landlord must do | Key watch point |
|---|---|---|
| 1. Repossession notice | Send a written notice to the tenant. For a 12-month lease, the notice must reach the tenant 6 months before the end of the lease. | Respect the exact timeline based on lease duration. |
| 2. Tenant's response | The tenant has a set period to accept or refuse. Without a response, they are deemed to have refused. | Silence does not mean consent. |
| 3. TAL application | If refused, file an application with the Administrative Housing Tribunal to have the repossession authorized. | It is the landlord who must act, not the tenant. |
| 4. Proof of genuine project | Demonstrate before the TAL that the repossession project is genuine and in good faith. | The burden of proof rests on the landlord. |
The heart of the procedure lies in the last step: the landlord must prove that their project is genuine. The TAL is not satisfied with a stated intention. It evaluates the consistency of the project, the situation of the landlord and the person who will occupy the unit, and the overall credibility of the case. This is precisely why approximately one third of applications do not succeed.
For the official procedure, forms, and exact timelines based on lease duration, the Administrative Housing Tribunal is the reference to consult. Since every situation is unique, a multiplex owner considering a repossession should validate their approach before sending any notice.
Conditions for a valid repossession
- The repossession houses the owner or an admissible close relative (child, parent, or person for whom they are the primary caregiver)
- The notice is sent within the legal timeframe (6 months before the end of a 12-month lease)
- An application is filed with the TAL if the tenant refuses
- The landlord can prove that the project is genuine and in good faith
Does the 3-year moratorium also block owner-occupancy repossessions — or are they exempt?
A common misconception among plex owners: would the 3-year moratorium on certain evictions, introduced in 2024 and in force until 2027, also block repossessions? The answer is no.
This moratorium targets certain evictions — particularly those related to enlargement, subdivision, or change of use of a dwelling. Owner-occupancy repossession, which consists of occupying the unit to live in it oneself or to house a close relative, is not covered by this moratorium. A North Shore multiplex owner can therefore still exercise their right of repossession in 2026, provided they follow the procedure and timelines described above.
This distinction partly explains the rise in applications: while certain forms of eviction are frozen until 2027, repossession remains an open path. It remains, however, a path closely monitored by the TAL and tenant advocacy groups.
What happens if a repossession is found to be in bad faith — and why did one landlord end up paying $160,000?
The main danger of a poorly conducted repossession is not the rejection of the application — it is being found in bad faith. If a landlord evicts a tenant by invoking a repossession, then does not actually house the announced person, re-rents the unit, or puts it back on the market at a higher price, the tribunal may conclude the repossession was made in bad faith.
A bad-faith eviction can be very costly
La Presse reported the case of a landlord ordered to pay $160,000 to two evicted tenants for a bad-faith eviction. Beyond compensating the harm suffered by the tenants, the tribunal can impose punitive damages. For a North Shore plex owner, a poorly grounded "strategic" repossession can therefore turn into a bill that far exceeds any anticipated gain.
Source: La Presse — "Un propriétaire doit verser 160 000 $ à deux locataires évincés" (June 3, 2026).
"Reclaiming a unit to genuinely live in it is a right. Using it as a pretext to evict a tenant is a wrongful act — and the tribunal is increasingly handing down heavy penalties for such situations."
— ImmoMulti Team, drawing on the case law reported by La PresseThe lesson is clear: repossession is a legitimate tool when the need is real, but it is a minefield when it serves another purpose. If your true goal is to divest yourself of a multiplex or recover your capital, repossession is neither the right nor the safest option.
Reclaim or sell your North Shore plex: how to choose the right option?
Many owners of North Shore plexes — Saint-Jérôme, Terrebonne, Mascouche, Blainville, Boisbriand — confuse two very different objectives: living in their building and divesting themselves of it. Owner-occupancy repossession addresses the first, not the second.
When repossession makes sense
If you genuinely want to move into a unit of your multiplex, or house your child, parent, or a close relative for whom you are the primary caregiver, repossession is the appropriate legal route. Prepare your file, respect the 6-month notice requirement for a 12-month lease, and be ready to demonstrate to the TAL that your project is genuine.
When selling is the best decision
If your real goal is to recover your capital, free yourself from a building that is no longer profitable, or simply turn the page, repossession is the wrong tool: lengthy, regulated, and risky if the real motive is the sale. In that case, selling your North Shore plex or multiplex directly — with leases in place — avoids all TAL proceedings. This is the approach ImmoMulti favours: a direct purchase, no broker, no commission, with an offer within 48 hours.
This route is also legally safer. You do not need to evict anyone or prove a repossession project: the buyer takes over the building with tenants in place. If your building has difficult tenants or complicated leases, know that a direct sale is possible without going through repossession — a distinct but complementary angle to what we explain here.
ImmoMulti: direct buyer of multiplexes on the North Shore
Rather than engaging in a risky repossession proceeding to sell, you can transfer your building directly to us, with leases in place, no commission and in full confidentiality. Receive a proposal within 48 h.
Before deciding, it is worth calculating the true profitability of your building. Our multiplex yield calculation guide explains the GRM and cap rate mechanics, and our page on selling an income property in Saint-Jérôme details how a direct sale unfolds on the North Shore. With these elements in hand, the choice between reclaiming and selling your plex becomes much clearer.
