Assessment · Property roll · Brossard
Your assessment jumped 37% and you braced for a tax bill to match. It did not arrive all at once, and that is not a mistake. Here is why.
In Brossard, the property assessment roll in force is the 2025-2026-2027 three-year roll, prepared by the City of Longueuil's property assessment department for the whole agglomeration. It was filed on September 30, 2024 and took effect on January 1, 2025. The values it contains reflect market conditions as of July 1, 2023, eighteen months before it came into force. For the agglomeration as a whole, the value of the property stock went from $78.3 billion to $109.6 billion, a 40% increase in three years, and 37% for the residential sector, with an identical increase for single-family homes and condominiums. The change in taxable value is phased in over the three years of the roll, one third per year.
Brossard does not prepare its own roll. The City of Longueuil's property assessment department produces the rolls of every municipality in the agglomeration: Boucherville, Brossard, Longueuil, Saint-Lambert and Saint-Bruno-de-Montarville.
The roll in force is the 2025-2026-2027 three-year roll. It was filed on September 30, 2024 and took effect on January 1, 2025. Its reference date is July 1, 2023.
The rule is the same everywhere in Quebec and it settles most of the surprises. To establish the value, the assessor must consider market conditions and the state of the property as of July 1 of the second fiscal year preceding the roll's entry into force, which is eighteen months earlier. Since the roll takes effect on January 1 and stays in place for three years, the value used in the third year describes a market that is four and a half years old.
Your roll value is therefore not the price you would get today. That is not an error by the assessor, it is how the law is built.
The agglomeration figures speak for themselves. The value of the property stock went from $78.3 billion on the previous roll to $109.6 billion, a 40% increase in three years. For the residential sector alone the increase is 37%, and it is identical for single-family homes and for condominiums.
In other words, if your assessment rose about 37%, you moved with the average and your share of the tax burden did not change much. If it rose 50%, you pay more than your neighbour. If it rose 20%, you pay less.
This is the point that explains why your tax bill did not jump 37% in January 2025. The change in the taxable value of buildings is phased in over the three years of the roll, one third per year. Your 2025 taxable value carried only one third of the increase, your 2026 value carries two thirds, and your 2027 value will carry all of it.
The practical consequence for a seller or a buyer: the value that appears on a given year's tax bill is not the value entered on the roll. You have to look at both.
This is the most expensive misunderstanding in wasted energy. The city sets its budget first, then adjusts its tax rate to collect the revenue it needs. If every assessment in an area rises 30%, the rate falls proportionally. What determines your bill is how YOUR assessment moved relative to the average of your city. Rising as much as the average changes almost nothing; rising far more than the average costs you more.
Anyone with an interest may request a review, not only the owner. The deadline is the later of these two dates: May 1 following the roll's entry into force, or sixty days after the notice was sent. For a property valued at three million dollars or more, that second delay becomes one hundred and twenty days, unless the roll is published online within sixty days. If you receive a notice of modification, the same calculation applies from the day it was sent.
Fees vary from one municipality to another: there is no provincial tariff, the municipal body responsible for assessment sets the amount. The form is prescribed and is completed in French, which matters if you are handling this in English: the instructions can be obtained in English, the form itself cannot. If the assessor's answer does not satisfy you, you have sixty days from the date it was sent to bring the matter before the Tribunal administratif du Québec, or thirty days after the deadline if no answer comes.
Before you start, check the essential question: are you over-assessed compared with comparable properties on your street, or simply higher than you hoped? The roll is public and the comparison takes an hour. See municipal assessment explained in English.
The tax base for transfer duties is the highest of three amounts: the price paid, the consideration stipulated in the deed, and the roll value multiplied by the municipality's comparative factor. On a property bought close to its assessment, it is often that third amount that wins, and the bill comes in higher than the buyer calculated from the purchase price. This is why you look at the roll before making an offer, not after. See the welcome tax in Brossard.
The roll describes the market of July 2023. Since then, Brossard has kept moving. To know the price your property would get today, you need the comparable closed sales of the last few months in your own area, not the roll. See our Brossard page, buying a house in Brossard and selling a house in Brossard.
How the system works: our guide to Quebec's property assessment roll covers the three-year cycle, the reference date, the comparative factor and the review procedure.
The roll in force, its filing date and its reference date were verified on the municipality's own site and in its filing release on September 11, 2026. The rules on deadlines and review come from quebec.ca. Review fees and filing methods vary from one municipality to the next, and the municipal body responsible for assessment in your area is the authority. For a contested file, a chartered appraiser or a lawyer takes over, not a broker.
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 more than 220 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.