The mixed-use building, according to the City
In its housing policy, the Politique de l'habitation, the City writes that its older neighbourhoods, including Laval-des-Rapides, have a larger share of medium-density plexes and mixed-use buildings.
The City does not describe their roofs, so look at yours. For the owner, roofing in Laval-des-Rapides raises two more questions here: which permit procedure applies, and how to run the work above people who are working and people who are sleeping.
The flat roof rule does not sort by use
Article 380 of the Code de l'urbanisme (Laval's urban planning code) deals with main and accessory buildings that have a flat roof. It does not separate businesses from housing. It calls for a green roof, a white covering, a material with a solar reflectance index of at least 78, or a combination, and it does not say what applies to an existing roof redone exactly as before.
What the City publishes, and what it does not
The same-material rule, with no permit, comes from the City's page on exterior residential renovation. This rule is written for a residence.
For businesses, the City has another page, on renovating and fitting out a commercial space. It states that a construction and improvement permit is needed before altering or fitting out a commercial unit. The posted fees are $172 for the first $5,000 of work, plus $6.10 per $1,000 or part of $1,000.
This page does not mention roofing. No City page deals with the roof of a commercial building, and nothing there indicates which of the two procedures applies to a building that is both a business and housing. Ask the Service de l'urbanisme (the City's planning department) before setting a date, describing the use of each floor and the planned material.
Work above an open business
In a mixed-use building, two groups live through the work. Ask us to state in the quote:
- whether the business entrance stays clear, and where the container goes
- at what times the old covering is torn off, the noisiest moment for the apartments
- how the storefront, the sign and the sidewalk are protected
- who takes care of the business's equipment installed on the roof
- how the roof is made watertight at the end of each day
Notify the merchant and the tenants in writing of the dates and the affected access points. For what your commercial lease or residential leases provide in case of work, consult a legal advisor.
What the owner can gather
Without climbing onto the roof, gather what you have: the date of the last roof replacement if you know it, repair invoices and the list of leaks, with the floor and the room.
Frequently asked questions
A business downstairs, apartments upstairs: which permit rule applies?
The City's pages do not say which rule applies to a mixed-use building. Its same-material rule is written for a residence, and its page on commercial spaces does not mention roofing. The Service de l'urbanisme can decide for your address.
Does the white roof requirement cover a mixed-use building?
Article 380 covers main and accessory buildings with flat roofs, without distinguishing by use. It does not address an existing roof redone exactly as before.
Does the business have to close during the work?
The answer depends on the work and the building. Ask us to specify in the quote the affected access points and working hours, then talk to the merchant before signing.