More listings can give buyers more options, but an effective offer still needs to reflect the particular unit and building. A regional headline is not a discount schedule.

In its August release covering July, the QPAREB reported a 20% year-over-year increase in Montréal-area condo inventory and a market moving toward balance. Plex sellers still held the negotiating advantage. These figures support comparing the two segments, but do not establish that Bill 16 is driving investors from condos to plexes. [1]

Look at recent comparable sales, competing units currently available, condition, floor level, parking, outdoor space, fees and building documentation. Two condos with the same number of bedrooms may differ substantially in usable layout or upcoming costs. Asking prices show the competition; they do not establish what buyers have paid.

Occupancy timing, included appliances, document review, financing and inspection conditions can all affect whether an offer works. Identify which points are essential and where you have flexibility. Keep those priorities clear before negotiations begin so a concession on one item does not quietly undermine the overall plan.

A hypothetical $10,000 price reduction may seem attractive, but it is less helpful if the purchase also requires a documented $15,000 assessment you did not budget for. Likewise, an occupancy date that forces temporary accommodation has a cost. Compare the complete transaction, not just the final price.

For sellers, anticipate these questions. An organized document file, transparent information about work and realistic pricing make it easier for a buyer to assess your unit. A well-supported counteroffer is more persuasive than relying on what a neighbour hoped to receive months earlier.

As discussed in March’s Bill 16 article, a condo’s maintenance log and contingency fund study give an investor useful evidence about future expenses. Compare the recommended funding with what the syndicate actually collects. If rising contributions or an assessment make the project unsuitable for your cash flow, widening the search can be constructive.

An entire duplex or triplex held outside divided co-ownership may suit an investor seeking direct control over maintenance decisions and several rental income streams. That control comes with responsibility for the whole building, contractor coordination and tenant relationships. The TAL confirms landlords’ obligations to maintain habitability and carry out necessary repairs, subject to those assigned to tenants. [2] A plex held in divided co-ownership needs its own co-ownership analysis; the word “plex” alone does not determine the legal structure.

For both options, begin with documented rents and subtract taxes, insurance, operating expenses, vacancy allowances and management costs. Include condo fees where applicable. Then account for financing and a realistic cash allowance for repairs and capital work, without double-counting amounts already funded through condo contributions. Compare the cash required at purchase, not just annual income.

A hypothetical triplex bringing in $54,000 annually, with $16,000 of operating expenses including a vacancy allowance, $6,000 reserved for capital work and $30,000 of mortgage payments, leaves $2,000 before income tax. These are illustrative cash-flow figures, not a market yield or taxable-profit calculation. One substantial repair could consume that margin. A larger gross rental income does not necessarily mean a stronger investment.

Ask how each property performs if one tenant leaves or a major repair arrives sooner. Also verify leases, permitted use and rental restrictions. A well-managed condo may fit an investor who prefers shared building responsibilities; a plex may suit someone with the capital and time for direct management. I help build the comparison around your budget and objectives, then involve the appropriate financing, technical and legal professionals.