As someone who lives and breathes real estate across Quebec every day, I can tell you this: the next municipal elections in 2025 will have a major impact on our industry.
The Association des professionnels de la construction et de l’habitation du Québec (APCHQ) recently released a series of recommendations for municipal candidates, and what they are asking for goes straight to the core of the housing crisis we are all navigating.
According to the CMHC, Quebec needs to build close to 100,000 new housing units every year until 2035 just to catch up with demand. That is a staggering number, and it will not happen without decisive action from municipalities.
Here is how I see it from the ground.
Infrastructure: The Real Bottleneck
I have seen it too many times. Projects are ready to go, financing is lined up, and developers are eager to build, but cities cannot issue permits because local water and sewer infrastructure is not sufficient.
The APCHQ is absolutely right to call for major investment in basic infrastructure. Without it, growth is impossible. If municipalities act, we could see entire suburban and regional markets finally open up for new multi residential and mixed use projects.
That is where the next wave of opportunity lies.
Permitting Delays: Time Is Money
Every week of delay costs developers and owners real dollars and kills deals. The APCHQ wants municipalities to modernize their permitting systems and set clear performance targets.
In today’s market, predictability is everything. Faster approvals mean projects can move from paper to reality sooner, which improves absorption, financing terms, and ultimately the investor’s return.
As brokers, we need to push for this kind of efficiency because when the process moves, everyone wins.
Development Fees and Affordability
Another key issue is development fees. These charges often add hundreds of thousands of dollars to a project’s cost, directly impacting affordability.
The APCHQ is suggesting a pause or reduction of these fees. If adopted, it could have a real effect on land values and make new construction more viable, especially in urban cores where margins are already thin.
This could rebalance the economics for both developers and long term investors.
Densification and Access to Ownership
The association is also pushing for municipalities to use all the tools available under Bill 31 to encourage densification.
From my perspective, this is where vision meets execution. Smart densification around transit, main arteries, and employment zones creates stronger communities and sustainable long term value.
It also opens the door for repositioning older properties and unlocking underutilized lots, opportunities that investors who think long term will want to be ready for.
The Shift Toward Green and Resilient Construction
We cannot ignore it. Sustainability is no longer optional.
The APCHQ is calling for financial incentives to promote energy efficient, low carbon, and resilient buildings.
The market is already rewarding assets that meet these standards through better financing rates, lower operating costs, and higher long term liquidity.
This is where institutional money is heading, and those who align early will lead the next cycle.
Predictability Around Flood Zone Mapping
Another practical yet critical point is the APCHQ’s call for clarity and predictable implementation of the new flood zone maps. If you have ever been in a transaction where the flood designation changed mid due diligence,
Predictability here would mean better underwriting, smoother financing, and fewer surprises for both sellers and buyers.
you know how disruptive that can be.
My Takeaway
The APCHQ’s message is clear. Municipalities are on the front line of the housing crisis.
Infrastructure, permitting, taxation, and planning decisions made at the local level will determine how quickly we can address the supply gap and where investment will flow over the next decade.
As a broker who works daily with developers, lenders, and institutional investors, I can tell you this: when public policy lines up with private execution, value creation follows.
If cities choose to act boldly, Quebec could be on the verge of its most dynamic housing cycle in decades.