Commercial construction · Greater Montréal
Commercial construction in Greater Montréal: every dollar committed should be explainable.
For office fit-outs, branch renovations and commercial tenant improvements in Greater Montréal. Detailed costs from the start, transparent monthly reporting, and no change carried out without your approval.
So you don't have to go back to the finance committee: every month, you see the forecast final cost, not just what has been spent.
General contractor, RBQ licence 5832-0771-01 · Lump sum, design-build and construction management
Illustrative photo
Monthly report · month 2 of 3
Forecast final cost
$944,718
Revised contract$921,318
Remaining contingency$33,000
Progress73% · planned 72%
1 decision required: PC-02
See a sample report →
Projects
The projects we deliver in Greater Montréal.
For organizations that cannot stop while their premises change: professional services firms, financial institutions and branch networks.
Offices and head offices
Fit-outs, relocations and expansions, in downtown towers and across the boroughs.
Branches and financial institutions
Branch renovations and repeat programs across multiple sites in the region.
Professional firms
Law, accounting and consulting firms, often in occupied premises.
Clinics and healthcare
Medical, dental and allied health clinics.
Retail
Street-front and shopping centre premises.
Renovations in occupied premises
Phased work, evenings or weekends when needed, while your teams keep working.
Included in our projects: partitions and finishes, mechanical and electrical, IT networks and cabling, meeting room AV, access control and security, furniture coordination.
Other commercial projects: restaurants, fitness centres, hotels and shopping centres.
Monthly cost report
This is what you receive every month.
The forecast final cost, the remaining contingency and every change awaiting your decision, on a single page. A structure aligned with CCDC contracts that your finance team can verify.
Monthly report no. 2
Office fit-out · 4,000 sq ft
Greater Montréal · Lump-sum contract · 10-week construction
Xenofan Consultants Constructions inc.
Period: October · month 2 of 3
Accompanies payment application no. 2
Sample
Highlights: partitions and ceilings complete. Furniture ordered, delivery confirmed for November 18. Decision required on PC-02 by October 30.
Progress by trade package
| Package | Value | Billed | % done |
|---|---|---|---|
| 10 Architecture | $210,567 | $147,400 | 70% |
| 20 Electrical and low voltage | $212,507 | $170,000 | 80% |
| 30 HVAC and mechanical | $147,161 | $117,700 | 80% |
| 40 Plumbing and fire protection | $40,935 | $34,800 | 85% |
| 60 AV, IT and security | $91,250 | $41,100 | 45% |
| 70 Allowances | $18,031 | $9,000 | 50% |
| 80 General conditions | $94,510 | $66,200 | 70% |
| — Contractor's fee | $94,357 | $69,800 | 74% |
| CO-01 Additional data outlets | $12,000 | $12,000 | 100% |
| Total contract | $921,318 | $668,000 | 73% |
Changes
CO: change order · CD: change directive · PC: proposed change
- CO-01Additional data outlets
Change order signed contingency+$12,000
0 days - CD-01Card reader, secondary entrance
Directive · price to confirm contingency≈ +$5,000
0 days - PC-02Server room cooling
Your decision required contingency+$18,400
+2 days
Forecast final cost, pending changes included: $944,718. If they are approved, remaining contingency of $9,600.
Payment application no. 2
| Work completed to date | $668,000 |
| Holdback (10%) | −$66,800 |
| Previous applications | −$256,500 |
| Amount this period | $344,700 |
Before GST and QST.
Cumulative billing
Earned value $668,000 · planned $663,300 · SPI 1.01 (on schedule)
Schedule
- Permit✓ done
- Demolition✓ done
- Mechanical and electricalNovember 6
- CommissioningNovember 17
- Move-inNovember 24
Sample Xenofan monthly report, amounts for illustration only. This report accompanies the invoice and does not replace it; the invoice governs.
- 1
The forecast final cost, not just what has been spent
Every month, the forecast final cost includes pending changes. You see where the project will finish, not just where it stands.
- 2
Actual progress, package by package
Value, amount billed and percent complete for each trade package. The schedule performance index (SPI) shows whether the project is ahead or behind.
- 3
No change without your decision
Change orders, change directives and proposed changes, as defined in CCDC contracts. Each is priced, in cost and time, before you approve it.
- 4
A payment application you can verify
Work completed, holdback and previous applications: the amount for the period recalculates line by line.
Want a budget validated before you launch the project? Get your budget reviewed →
Procurement
You see how the price is built.
The main trades are competitively bid, and the bids received are compared line by line before award. You know what is included, what is excluded, and why a bid was chosen.
- Lump sum
- A fixed price for the scope shown in your architect's drawings.
- Design-build
- One contract, with a price set once the scope of work is defined.
- Construction management
- Xenofan manages and builds the project, and you see every trade bid.
Team experience
Greater Montréal experience, on both sides of the table.
Downtown · Offices
$3.5M office renovation
Four-storey building. Construction target held at two design milestones, contract awarded within 0.02% of the validated budget.
Case study →Old Montréal · 17-storey tower
BANK Condos
Cost estimates, value engineering, then full-time site management, on the contractor side.
Financial institutions · Telecommunications
Head offices, branches and offices
Branch and office renovations, and end-of-life building systems replacement, on the client side.
Mandates delivered by Martial Youadjeu, P.Eng., PMP, our principal, before he took the lead at Xenofan. Full background →
Want this level of reporting on your project?
Schedule
The move-in date doesn't move. The schedule starts from there.
A lease expiry or incoming teams set the date. We plan the project backward, and every month you see whether it is ahead, on time or behind.
- 01Move-in date. Set by the lease or your business plan: it is the starting point.
- 02Backward planning. Design, permits, procurement and construction, placed back from that date.
- 03Long-lead orders. Furniture, HVAC equipment, glazing and hardware ordered early.
- 04Monthly tracking. The schedule is updated with the cost report, and any variance is flagged to you with its options.
Downtown
Renovating in a downtown office tower.
In a tower, the job depends as much on the building as on the work itself. A missed time slot, delivery or approval costs days. We plan for them from the bid stage.
- The building's rules. Drawings approved by the property manager, proof of insurance, approved subcontractors: we prepare the package before day one.
- Service elevator and loading dock. Booked ahead, with a delivery planned for each phase of the work.
- Noisy work outside office hours. Demolition, drilling and coring in the evening or on weekends, when the building requires it.
- Neighbours and common areas. Corridors, elevators and lobbies protected, dust controlled, neighbouring tenants informed.
- Base-building systems. Sprinklers, fire alarm and ventilation coordinated with the property manager, with planned shutdowns.
Occupied premises
Your operations continue during the work.
A professional firm or a financial institution does not close to renovate. We organize the site around your operations, your clients and the confidentiality of your files.
- Confidential areas protected. Work zone separated by temporary partitions, controlled access, no worker traffic through your file or server areas.
- A reception that stays presentable. Client-facing areas are protected, cleaned daily, and renovated last or outside business hours.
- Phased work. One floor or zone at a time, with internal moves planned and, if needed, swing space for your teams.
- Noise at the right time. Noisy work is done in the evening or on weekends, around your hours and the building's.
- A planned IT cutover. Network, phones and meeting rooms switched over outside office hours, so your teams find working stations on Monday.
Permits
One permit per borough or city, and rules that vary.
In Montréal, the alteration permit is issued by the borough where the building is located; in Laval, on the North Shore and in Lanaudière, by the municipality. Requirements differ from one to the next. We check the permit requirements from the start and prepare the application with the drawings, so the permit doesn't delay your move-in date.
Interior renovations, Ville de Montréal (in French) →Areas served
Across Greater Montréal.
- Downtown Montréal
- Old Montréal
- Griffintown
- Saint-Laurent
- Anjou
- Laval
- Blainville
- Boisbriand
- Sainte-Thérèse
- Mirabel
- Terrebonne
- Repentigny
Local pages (in French): Laval · Blainville and North Shore · Mirabel and Laurentians · Terrebonne and Lanaudière
A move-in date to meet? Let's plan backward.
Do you work evenings and weekends?
Yes, when the building or your operations require it. In downtown towers, noisy work is often scheduled outside office hours. We build it into the bid and the schedule.
Who handles the permit?
We check the permit requirements, prepare the application with the drawings and follow it through. The permit is issued by the Montréal borough or the municipality where the building is located.
Do you handle the property manager's requirements?
Yes: drawing approval, insurance, access, service elevator, loading dock and coordination with base-building systems.
What project size do you take on?
Projects from $100K to $5M: fit-out of one or more floors, branch renovations, tenant improvements or repeat programs across multiple sites.
Which areas do you cover?
Greater Montréal: every borough on the island, Laval, the North Shore, Mirabel and Terrebonne. Our office is in Blainville.
Which delivery method should I choose?
Lump sum if your drawings are complete; design-build if the scope is clear and the move-in date is fixed; construction management if you want to see every trade bid. We recommend one at the needs analysis stage.
Before you award us a project
- RBQ licence5832-0771-01, verifiable in the registry
- P.Eng., PMPProjects led by an OIQ-registered engineer, PMP certified
- Insurance and bonding$2M general liability; $40,000 licence bond; performance bonds on request
- CCDC contractsLump sum, design-build and construction management
Next steps
What happens after you reach out.
- 01 · Call
A 30-minute call
Your needs, the building, the move-in date and the budget you have in mind.
- 02 · Visit
A site visit
We survey existing conditions and the building's requirements before estimating anything.
- 03 · Bid
A detailed bid
An itemized price by trade package, what is included and excluded, and the recommended delivery method.
- 04 · Planning
A backward schedule
Design, permits, long-lead orders and construction, planned back from your move-in date.
- 05 · Delivery
The monthly report
From the start of construction: forecast final cost, changes and schedule, every month.
Tell us about your project
An office project in Greater Montréal?
Tell us what you are planning, the building address and when the space needs to be ready. We reply within one business day with next steps.
Already have a budget or a bid? Have it reviewed first →
Or write to info@xenofan.ca
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