Many owners hesitate to list a rented dwelling, fearing they will lose buyers or wrong the tenant. In fact, Quebec law frames the situation clearly. Before listing, it helps to know your building's real value: get a free estimate based on real sales in your area, then follow the rules below.
📜 The lease follows the building
Article 1937 of the Civil Code of Quebec is clear: selling a building does not end the lease. The buyer automatically becomes the new landlord and inherits the ongoing lease — same rent, same term, same right of the tenant to remain in the dwelling. The tenant therefore does not have to move out because of the sale.
💡 To hand over to the buyer: a copy of the lease, the rent amount, the end date, any deposit, and the tenant's contact details. These are part of the transaction and should appear clearly in the promise to purchase.
🔑 Repossession by the buyer
A buyer who wants to live in the dwelling can, once they become the owner, exercise a repossession to house themselves or a close relative (child, parent, or another relative for whom they are the main support), while respecting the notice periods: generally 6 months before the end of a lease longer than 6 months.
⚠️ The tenant may refuse the repossession. The dispute is then decided by the Administrative Housing Tribunal (TAL). A repossession can never be used to circumvent the tenant's right to remain in the dwelling.
👀 Showings: the tenant's rights
✅ About 24 hours' notice before each showing
✅ Showings at a reasonable hour (generally between 9 a.m. and 9 p.m.)
✅ The tenant may require to be present during showings
✅ No "for sale" sign may unreasonably disturb the tenant's peaceful enjoyment
In practice, a well-informed and respected tenant makes marketing far easier. A written agreement on showing windows prevents most conflicts.
💰 Does an occupied building sell for less?
It depends on the target buyer. For an investor, an already-rented plex with solid income is an advantage: immediate cashflow, no vacancy, verifiable revenue. For an owner-occupant, an occupied unit can instead be a drawback if they want to move in quickly.
Good news for plex sellers: according to the May 2026 APCIQ data, the plex remains the most resilient segment of the Quebec market (stable-to-rising prices province-wide, roughly 39 days on market in the Montreal area). A well-positioned income property finds a buyer.
📊 What is your income property worth? Get a free estimate in 2 minutes, based on real sales in your area.
Estimate my property📋 Seller's checklist
1. Gather the leases, rents, end dates and deposits
2. Inform the tenant and agree on showing windows
3. Respect the 24-hour notice for each showing
4. Clearly state the "occupied" status and the income in the listing
5. Transfer the lease to the new owner at the notary
Note: this article covers the main principles. Each situation (repossession, assignment, sublet, deposit) should be verified with the TAL or your notary.
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