Longueuil's real estate market climbed 9.1 % in 2024. Single-family homes are selling fast and at a high price.
Instead of moving, more and more families are choosing to renovate. The open-plan concept has become the number-one project for homeowners aged 35 to 55.
But here's the reality: opening a wall isn't like changing a countertop. A poorly managed load-bearing wall can cost tens of thousands in structural repairs.
Ce guide vous montre exactement comment planifier et réaliser un projet à aire ouverte à Longueuil. Vous allez découvrir comment identifier un mur porteur, les vraies étapes du chantier, les coûts réels et les normes RBQ à respecter.
Bonus: a well-executed project recovers 70 to 85 % of its cost on resale.
Why open-plan living is so popular with homeowners in Longueuil
Open-plan living is more than just a design trend. It's a response to the very real needs of today's families.
Modernizing without moving in a growing market
With the median price of a home in Longueuil approaching 550,000 $, moving costs a fortune. Brokerage fees, welcome tax and moving costs can easily reach 30,000 $ to 40,000 $.
Renovating your current home to suit your needs often costs less. And you keep your neighborhood, your neighbors and your routine.
Open-plan living completely transforms the ambience of a home without affecting the rooms or the basic structure. It's strategic.
Many of our customers in Saint-Hubert tell us they just wanted more space without having to start from scratch elsewhere.
The concrete benefits of a well-designed open space
La lumière naturelle circule mieux dans un espace ouvert. Une fenêtre de salon peut maintenant éclairer la cuisine aussi.
For families with children, it's easy to keep an eye on the little ones while preparing dinner. No more isolation in the closed kitchen.
Open spaces give an impression of grandeur. A 1,200 sq. ft. home can feel like 1,500 sq. ft.
When it comes to resale, buyers on the South Shore are actively looking for open spaces. This has become a standard criterion, not a luxury.
Telecommuting has changed the game too. A well-zoned open space allows you to work from home while staying connected to your family.
Load-bearing wall or not? The critical step before demolition
It's the question that scares everyone. And with good reason: demolishing a load-bearing wall without adequate reinforcement can cause your house to sag.
How to tell if a wall is load-bearing
A load-bearing wall supports the weight of the floors above or the roof. Not all walls have this role.
Here are a few visual clues, but beware: these are just clues, not certainties.
Les murs perpendiculaires aux solives du plafond ont plus de chances d’être porteurs. Regardez dans votre sous-sol pour voir la direction des poutres.
A wall that runs through the house from one end to the other is often load-bearing. Walls that divide just two rooms are rarely load-bearing.
If you have a floor above and the wall continues to the top, it's probably load-bearing.
However, these clues can be misleading. Houses in Longueuil built between 1960 and 1980 sometimes have unconventional structures.
You can't rely on intuition or YouTube videos to make this decision. It's too risky.
Professional assessment and the role of the engineer
Only a structural engineer can confirm whether a wall is load-bearing. This is non-negotiable if you want to comply with the Building Code.
The structural assessment usually takes 2-3 hours on site. The engineer examines foundations, beams, joists and the entire structure.
He then produces a report with detailed plans. This document specifies which type of beam to install, where to place the support columns and how to reinforce the structure.
The turnaround time for this report varies from 20 to 40 days in Longueuil, depending on availability. Plan accordingly.
The cost ranges from 1,500 $ to 3,000 $, depending on the complexity of your home. Yes, it sounds expensive, but it's insurance against catastrophic problems.
Without this engineer's report, the Ville de Longueuil refuses the renovation permit. Period.
Have your wall checked by an engineer before demolition.. At Cartago Construction, we coordinate this step right from the start of the project.
Opening an open-plan space: actual stages of construction
Once the structural assessment has been completed, work can begin. Here's what really happens on site.
Controlled demolition and beam installation
Demolishing a load-bearing wall isn't like smashing drywall with a hammer. It requires precise planning.
The first step is to install temporary supports. These adjustable posts support the weight while the wall is being removed.
The wall is demolished section by section, never all at once. Each piece removed is compensated by a support.
Next comes the installation of the permanent beam. Two main options: steel or glulam.
Steel beams cost between 2,000 $ and 4,000 $ including installation. They are compact and can support long spans.
Glulam beams cost from 2,500 $ to 5,000 $. They are bulkier but blend in better visually.
The beam must rest on support posts at the ends. These posts extend down to the foundation to transfer the weight correctly.
The entire structure must comply with the exact specifications of the engineer's report and the Quebec Building Code.
Related adjustments often overlooked
Opening a wall creates impacts elsewhere in the house. These adjustments are rarely in people's initial budgets.
The electrical system needs to be redesigned. Sockets and switches that were in the missing wall need to be relocated.
Lighting changes completely. A large open space needs several lighting zones: mood, task and accent.
Mechanical ventilation often needs to be reinforced. A large open space circulates differently and may require adjustment of the HVAC system.
Heating also deserves attention. Removing a wall can change the heat distribution in adjacent rooms.
Floor finishes need to be harmonized. If the kitchen had linoleum and the living room hardwood, you have to decide what to keep.
These adjustments usually add 15 to 25 % to the initial budget. To avoid surprises, we discuss them honestly at the planning stage.
Actual budget for an open concept in Longueuil (2025)
Let's talk money. The figures we see on TV shows are rarely representative of real life.
Realistic price ranges
For a typical project combining kitchen and living room (400 to 600 sq. ft.) in Longueuil, expect to pay between 30,000 $ and 60,000 $.
This includes structural assessment, demolition, beam, electrical and mechanical adjustments, plus basic finishing.
If the wall is non-load-bearing, the cost drops to 15,000 $ to 35,000 $. You save on the engineer, the beam and the supports.
High-end finishes can easily add 20,000 $ to 30,000 $. Quartz countertops, custom cabinetry, high-end flooring.
A project including additional windows to maximize light adds 3,000 $ to 8,000 $ per window.
La complexité de la structure fait varier les prix. Une maison avec sous-sol fini demande plus de travail qu’une avec sous-sol ouvert.
Houses built before 1980 sometimes have surprises in store: outdated plumbing, electricity to be redone, missing insulation. Allow a cushion of 10 to 15 % for the unexpected.
ROI and resale value
The return on investment for a well-executed open-plan project is between 70 and 85 % in Longueuil.
An investment of 45,000 $ can add 30,000 $ to 38,000 $ to the resale value. That's solid compared to other renovations.
But beware: ROI depends enormously on the quality of execution and finishing touches. A poorly executed project can even reduce value.
Acoustics play a major role in the perception of quality. Open spaces that are too noisy put buyers off.
Consistent finishes too. Mixing too many styles or materials gives the impression of amateur DIY.
The popularity of open-plan living in the South Shore market remains strong. Properties with open-plan kitchen-living areas sell on average 12 days faster.
Get an estimate tailored to your home. Each project is unique and deserves a personalized assessment.
Open space in Quebec: standards, permits and local realities
Quebec regulations strictly govern structural modifications. Knowing the rules can help you avoid complications.
When a permit is required
In Longueuil, any project involving a load-bearing wall requires a renovation permit. It's automatic, with no exceptions.
Even if the wall is not load-bearing, a permit may be required if you modify the electrical, plumbing or mechanical systems.
Ville de Longueuil by-law CO-2024-1286 relaxed certain requirements in 2024. But structural modifications remain strictly controlled.
The permit process generally takes 3 to 6 weeks. Engineering plans, contractor specifications and fees must be submitted.
Permit fees vary according to the scope of the work, but allow 250 $ to 800 $ for a typical open-plan project.
Working without a permit carries fines ranging from 500 $ to 5,000 $. Worse still, you may have to undo the work and start again.
Municipal inspections are mandatory at various stages: before closing the walls, after the electricity has been installed and at the end of the project.
Ventilation, acoustics and energy (RBQ 2025)
L’article 9.11 du Code du bâtiment RBQ exige une ventilation adéquate dans tous les espaces habitables. Un grand espace ouvert demande souvent plus de capacité.
If you improve waterproofing by installing new materials, you may need to increase mechanical ventilation. This is to prevent moisture build-up.
Acoustics in open spaces are critical in Quebec. Long winters keep us indoors a lot, and noise quickly becomes a problem.
Absorbent acoustic panels, textured ceilings and soft materials help control reverberation.
Since October 2025, major renovations must aim for a 30 % reduction in energy consumption. This applies to insulation, windows and mechanical systems.
An open space can be less energy-intensive if it heats one large area instead of several small, isolated rooms.
Validate the conformity of your project with an RBQ contractor before starting. We take care of all the regulatory aspects.
Common myths about open concept (and reality)
Let's demystify a few common misconceptions about open-plan living.
«It's easy if the wall isn't load-bearing».»
False. Even a non-load-bearing wall affects electricity, ventilation, finishing and sometimes plumbing.
Demolition itself takes 1-2 days. But the associated adjustments can take 2 to 3 weeks.
People forget that removing a wall exposes sections of floor and ceiling that need to be redone. It takes time and expertise.
«Open concept costs less»
On the contrary, opening up a space generally costs 20 to 25 % more than an equivalent standard renovation.
You add the structural cost (beam, posts), plus mechanical adjustments, plus harmonization of finishes.
People sometimes compare the cost of opening a wall with the cost of repainting. It's not at all the same scale of project.
«Ideal for all families».»
Not necessarily. Families with young children sometimes find it too noisy, especially in winter when everyone's indoors.
Telecommuters need closed spaces for video calls. A pure open concept makes this difficult.
Quebec's long winters change the dynamic. In summer, we're outside. In winter, we spend 80 % of our time indoors.
This is why the hybrid open concept is gaining in popularity. It maintains a certain openness while creating recessed areas.
Open concept pure or hybrid? The smart choice in 2025
The total open concept works well in magazines. In real-life Quebec, the hybrid is often more practical.
Acoustic and visual zoning
The hybrid concept uses elements to create zones without complete walls. This gives definition without losing fluidity.
Suspended acoustic panels visually divide space while absorbing noise. They cost 800 $ to 2,500 $ depending on size.
Open bookcases act as lightweight dividers. They provide storage and create a psychological boundary.
Architectural curtains can be used to temporarily close off an area. Perfect for telecommuting or children's homework.
An oversized kitchen island with integrated dining area creates a natural boundary between kitchen and living room.
Floor level differences (one step) define areas without walls. This requires additional structural planning.
Which families prefer hybrids
Families with school-age children benefit from zoning. Homework is done in a semi-open area while life goes on elsewhere.
Regular teleworkers need a dedicated area. A semi-enclosed office corner in an open space offers the best of both worlds.
Couples who entertain a lot appreciate being able to temporarily close off the kitchen while guests are in the living room.
For long Quebec winters, the hybrid reduces acoustic fatigue. Constant noise in a totally open space becomes exhausting.
Discuss the right level of openness for your family with our team. We adapt the concept to your real-life lifestyle, not a Pinterest ideal.
Examples of open-plan projects in Longueuil
There's nothing like concrete examples to help you understand what's possible.
Bungalow - Saint-Hubert
This 2023 project transformed a typical 1970s bungalow. The owners wanted to modernize without enlarging.
Budget total : 35 000 $. Ça incluait la démolition d’un mur porteur, installation d’une poutre en acier, nouvelle cuisine et harmonisation des planchers.
The couple opted for a hybrid concept with an oversized island and acoustic panels. The result: visual openness without sonic chaos.
The house was sold two years later at a capital gain of around 28,000 $. ROI of 80 %.
Maison familiale – Vieux-Longueuil
This 2024 renovation combined several objectives: open plan, energy efficiency and sustainable finishes.
Budget: 45,000 $. The project included the opening of a load-bearing wall, replacement of three windows, increased insulation and ecological finishes.
Homeowners took advantage of the Rénoclimat program to obtain 4,200 $ in subsidies. Their net cost: 40,800 $.
Acoustic zoning with an open library allows children to do their homework while parents cook.
The family told us that their heating consumption has dropped by 18 % thanks to better circulation of heated air.
FAQ - Aire ouverte à Longueuil
How do you know if a wall is load-bearing?
Only a structural engineer can confirm this with certainty. Visual clues (direction of joists, continuity over several floors) give clues, but never replace a professional assessment.
In Longueuil, the cost of a structural assessment ranges from 1,500 $ to 3,000 $.
How much does a support beam cost?
A steel beam costs between 2,000 $ and 4,000 $, including installation. A glulam beam costs between 2,500 $ and 5,000 $.
Prices vary according to span (length of opening) and weight.
Is an engineer always needed?
Yes, for any load-bearing wall. It's mandatory to obtain a permit in Longueuil and to comply with the Building Code.
Even if you're certain that the wall is not load-bearing, the engineer will officially confirm it. This is legal protection.
Is it noisy in winter?
It depends on the acoustic design. A totally open space without acoustic treatment can be tiring in the long run.
The solutions: absorbent panels, carpets, thick curtains and upholstered furniture. The hybrid concept also reduces this problem.
What subsidies are available?
The Rénoclimat program offers grants if your project improves energy efficiency. This can include insulation, windows and mechanical systems.
Amounts vary, but many open area projects achieve 2,000 $ to 5,000 $ by combining different categories.
Open concept or hybrid for kids?
The hybrid is generally preferable with children. It offers visual supervision while creating zones for different activities.
Homework, noisy games and meals can coexist without everyone stepping on each other's toes.
How long does the work last?
For a standard project, allow 4 to 8 weeks from start to finish. This includes demolition, structure, electricity, finishing and clean-up.
Lead times may be longer if you order custom materials or if structural contingencies arise.
Why choose Cartago Construction for an open-plan project?
For over 10 years, our team has been carrying out open-plan projects in Longueuil and on the South Shore. We understand the specific challenges of homes in our region.
Our process is clear: complete evaluation of your home, coordination with the engineer, permitting, compliant execution and final inspection.
We work directly with trusted structural engineers on the South Shore. This speeds up turnaround times and guarantees the quality of our reports.
Our RBQ certification and knowledge of Longueuil bylaws ensure that your project passes inspection the first time.
We also coordinate all specialized subcontractors: electricians, plumbers, ventilation experts. You have a single point of contact for the entire project.
Schedule a free local consultation to discuss your project. We'll visit your home, assess its feasibility and give you an honest estimate.
Transform your home into an open-plan living space
Opening up a space to create an open area completely transforms your home. More light, more fluidity, more value.
But the key to success is to do things in the right order: structural assessment, RBQ-compliant planning, professional execution.
At Cartago Construction, we've been guiding Longueuil homeowners through this type of project for years. We know the pitfalls to avoid and the best practices.
Call us at 438-932-4326 or visit cartagoconstruction.ca to discuss your project. Our office is located at 2580 Rue Cartier in Longueuil.
On dessert Longueuil, Saint-Hubert, Brossard, Greenfield Park et toute la South Shore de Montreal.
Make the right choice for your family and your investment. Transform your home with confidence.
