Renovating · Extension · Brossard
A Brossard bungalow, two kids, a missing office: extending is the natural answer, and not always the right one. Here is Brossard's permit as priced in 2026, the costs, and the comparison with selling and buying again in the same sector.
In Brossard, any extension requires a permit from the urban planning department, priced in 2026 at a $51 base plus $3.50 per $1,000 of the estimated cost of the work for residential use (a veranda goes through a $126 review fee), free when the work is subsidized by the home adaptation program; the permit is valid 12 months. The file is sent by email to direction.urbanisme@brossard.ca or at city hall with the extension and renovation form, the certificate of location, the extension site plan and the construction drawings; development charges, ARTM charges ($132 per square metre of floor for a new dwelling, $54 review fee) and 10% park fees apply only when the extension creates a dwelling or a lot. The cost of the work follows the 2026 industry ranges ($250 to $450 per square foot on a full foundation, $200 to $400 for a storey), $100,000 to $160,000 for 400 square feet. In the 1960s to 1980s bungalow sectors (letters A to S), adding a storey is common and is compared with sales of two-storey houses in the same sector to judge the value created; in a neighbourhood where the neighbouring houses are smaller, the return at resale caps.
| Item | Rule (city's extension and renovation form, June 2026) |
|---|---|
| Permit fee, residential use | $51 base + $3.50 for each $1,000 or part of $1,000 of the estimated cost of the work (example: $120,000 of work, $471) |
| Veranda | $126 review fee, non-refundable, deducted from the final fee |
| Work subsidized by the home adaptation program (PAD, SHQ) | No fee |
| Validity | 12 months |
| Documents | Completed form, certificate of location, extension site plan, construction drawings; additional documents possible at the applicant's expense |
| Charges (only if a dwelling or a lot is created) | Development charge $3,858 per dwelling; ARTM charge $132 per square metre of floor, $54 review fee (1 dwelling); park fees 10% of the site's value |
| Filing | direction.urbanisme@brossard.ca or in person at city hall |
Check before the plans: the zone in the zoning by-law (front, side and rear setbacks, lot coverage, height), the presence of a PIIA in the sectors concerned, and the servitudes on the certificate of location. An extension that encroaches on a setback requires a minor variance, with public notice and council approval, two to three more months.
| Type of extension | Typical 2026 cost (Dessins Drummond estimates, August 2026) | Typical project |
|---|---|---|
| Ground-level extension on a full foundation (basement) | $250 to $450 per square foot | 400 sq ft at the back: $100,000 to $160,000 |
| Ground-level extension on piers or a slab | $200 to $390 per square foot | Cheaper, no basement |
| Second storey added on the existing house | $200 to $400 and more per square foot | 800 sq ft: $160,000 to $320,000 and more, depending on structure and roof |
| Attached garage | $180 to $240 per square foot | 400 sq ft: $72,000 to $96,000 |
| Four-season sunroom | $250 to $325 and more per square foot | 300 sq ft: $75,000 to $97,500 |
These ranges are industry estimates, before taxes, excluding plans ($2,000 to $8,000 depending on the architect or technologist), permits and contingencies (allow 10% to 15%); an extension that touches the roof, plumbing, electrical or load-bearing structure lands at the top of the range. Three detailed quotes from RBQ-licensed contractors, with a schedule and a holdback, remain the only way to get a price.
An extension is rarely recovered in full at resale: in a sector where comparable houses already have the added area, the value created comes close to the cost; in a sector of smaller houses, it caps at what the market pays for the best house on the street, and the excess is lost. The honest comparison: the cost of the extension (plus 6 to 14 months of work and municipal taxes that rise with the assessed value) against the cost of selling and buying bigger (commission, notary, welcome tax, moving: about 8% of the price, $50,000 to $60,000 on a $650,000 to $700,000 house) and the price gap between the two houses. A broker who knows the sector's closed sales can price both options within a week, before you pay for plans.
Yes, for any increase in floor area, including a storey, an attached garage, a sunroom or a veranda; the permit is obtained before the work and an inspector visits the site.
About $100,000 to $160,000 in 2026 for a ground-level extension on a full foundation, taxes, plans and permit extra, according to industry estimates.
Partly: the value created depends on the sector's comparable sales and caps at what the market pays for the best house on the street; compare with selling and buying bigger.
Six to fourteen months from plans to completion, including several weeks for the permit, longer if the project needs a minor variance or an architectural integration approval (PIIA).
Before extending, compare with the other option: the cost of selling, renovating before selling and the 2026 renovation grants.
The Loaa & Manseur team, led by Lotfi Manseur and Loaa Al Daow, is the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 of large residential teams according to the official RE/MAX ranking, computed on actual transactions. Its Google profile counts 221 reviews with a 4.9 rating. Its offices are at 55 avenue de l'Équinoxe in Brossard, one bridge from the island, and every broker's licence can be checked in the OACIQ public register. Three things to verify yourself before calling us, and to demand of any other broker.
Also available in French: version française de ce guide.
Published September 7, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.
Équipe no 1 de RE/MAX Platine en 2024 et en 2025, 6e au Québec, 15e au Canada et dans le top 50 mondial au classement officiel RE/MAX. Réponse en moins de 24 heures, sept jours sur sept.