How Much Does Landlord Insurance Cost in Quebec?

For a lot of Laurentides plex owners, insurance is the expense that jumps the most at renewal. A duplex in Saint-Jérôme, a triplex near downtown Sainte-Agathe-des-Monts, a rented bungalow in Mirabel: each gets a very different price, and two quotes for the same building can be far apart.

This guide explains what landlord insurance costs in Quebec based on the figures we could source, why premiums vary so much, what’s specific to plexes, how to lower your premium without losing protection, and how premiums are treated for tax purposes. For what the coverage includes, read our guide on landlord insurance in Quebec.

Key takeaways

• KBD Insurance, a Canadian broker, says landlord insurance in Quebec can range from $1,300 to $5,000 per year. Your own price may fall outside that range.
• The biggest cost drivers are location, building value and construction, number of units, claims history and the deductible.
• Living in one of the units versus renting out the whole building changes the type of policy and the price.
• Higher deductibles, upkeep, security devices and bundling can lower premiums.
• The CRA lets you deduct the insurance premium for your rental property, but only the portion that applies to the current year.

Landlord insurance cost in Quebec: what we could source

Few insurers publish landlord insurance prices, because every building is rated individually. The one Quebec-specific figure we found comes from KBD Insurance, which states that “the cost of landlord insurance in Quebec can range anywhere from $1,300 and $5,000 per year.” The page doesn’t say what size of building, coverage limits or deductibles that range assumes, so treat it as a rough order of magnitude, not a quote.

We didn’t find a reliable source for average prices per unit, per duplex or per triplex, so we don’t publish any. The only way to know your price is to request quotes for identical coverage. Our guide on how to shop for home insurance in the Laurentides explains how to compare offers line by line.

What affects the cost of landlord insurance?

KBD and Hardbacon’s guide to rental building insurance list similar rating factors. Here’s how they translate for a Laurentides rental property.

Factor	Why it matters	Effect on premium
Location	Fire protection, distance to a hydrant, flood or sewer risk, local claims	Higher in risk zones
Rebuilding value	The insurer pays to rebuild, not market value	Higher value, higher premium
Construction and fire resistance	Brick vs wood frame, age, updates	Updated, fire-resistant buildings often cost less
Number of units and occupancy	More households, more kitchens, more water heaters	Rises with units; owner on site may help
Residential vs commercial tenants	A ground-floor shop changes the risk	Commercial use usually costs more
Claims history	Past water or fire claims signal future risk	Claim-free buildings get better rates
Deductible	The amount you pay per claim	Higher deductible, lower premium
Optional coverages	Sewer backup, overland water, earthquake	Each adds to the cost
Security features	Alarms, smoke and CO detectors	Can lower risk and sometimes the premium

Plex specifics: why duplexes and triplexes price differently

Plexes (plex is the Quebec shorthand for a duplex, triplex or quadruplex) are a large share of the rental stock in older Laurentides towns, and they come with particular questions on a quote.

Owner-occupant vs non-occupant

If you live in one unit, your policy combines your own home coverage with landlord coverage for the rented units. If you live elsewhere, you need a non-occupant policy (assurance propriétaire non occupant). Insurers price these differently, partly because an owner on site tends to spot leaks and problems sooner.

Basement units

A rented basement raises the stakes for sewer backup and ground water. CAA-Québec notes that sewer backup is only covered with a specific endorsement (the avenant refoulement d’égout) and recommends a backwater valve (clapet antiretour). Some insurers may ask whether one is installed. See our guide to sewer backup coverage in Quebec.

Older buildings and systems

Many plexes in Saint-Jérôme or Saint-Eustache date back decades. Insurers commonly ask about the age of the roof, electrical panel and wiring, plumbing, oil tank and heating system. Wood stoves in a rental unit can also lead to extra questions. Our article on insuring an older home in Quebec covers what to prepare.

Vacancy and turnover

Units sitting empty after July 1 or during renovations can trigger vacancy conditions in your policy. These don’t usually raise the price directly, but they can reduce coverage if you don’t notify your insurer.

Deductibles: how much should a landlord choose?

Hardbacon notes that raising your deductible (franchise) can lower your premium. The trade-off is simple: you pay more yourself when something happens.

• Choose a deductible you could pay tomorrow without borrowing, ideally from a building reserve fund.
• Check special deductibles: water damage and sewer backup often have their own, higher deductible.
• Remember the tenant side: a small water leak may cost less than your deductible, so who’s responsible and whether the tenant’s liability insurer pays becomes important.

How to lower your landlord insurance premium

1. Compare quotes for identical coverage from at least one broker and one direct insurer. See broker vs agent vs direct insurer.
2. Raise the deductible if you have the cash reserve.
3. Bundle your own home or auto with the rental property, where available.
4. Keep the building claim-free: handle small repairs yourself rather than filing tiny claims, if your policy and budget allow.
5. Maintain and document: roof, gutters, water heaters, washing machine hoses, exterior stairs. Keep receipts and photos.
6. Install protection devices: monitored alarms, smoke and CO detectors, water leak sensors and a backwater valve.
7. Screen tenants and require tenant insurance: Hardbacon points out that careful tenant selection can reduce damage and liability claims. A lease clause requiring tenant liability insurance, explained in our guide to landlord vs tenant insurance, also gives your insurer someone to recover from after a tenant-caused loss.
8. Declare everything accurately: unit count, basement unit, short-term rentals. A cheaper premium based on wrong information can lead to a refused claim.

Don’t cut the coverage you most need to save a few dollars. In a plex, building, loss of rents, liability and sewer backup are usually the core.

Is landlord insurance tax-deductible?

Generally, yes, for the rental part of the property. The Canada Revenue Agency’s page on rental expenses you can deduct (line 8690, Insurance) says you can deduct the premium you pay in the current year to insure your rental property. If the policy covers more than one year, you deduct only the part that applies to the current year and the rest in the years it relates to. The CRA’s example: someone who prepays a three-year policy deducts $700 in the current year and $700 in each of the next two years.

On the Quebec side, Revenu Québec explains that expenses incurred during the year to earn rental income can be deducted if they’re current expenses, while capital expenditures aren’t deductible in the year they’re incurred. Revenu Québec also has specific rules for changing the use of a property, such as starting to rent out a home you lived in.

If you live in one unit of your plex, only the portion related to the rented units is a rental expense. The CRA’s rental income guide (T4036) explains how to handle expenses for a property you partly occupy. An accountant can confirm how to split the premium for your situation.

Frequently asked questions

How much is landlord insurance in Quebec?

KBD Insurance says landlord insurance in Quebec can range from about $1,300 to $5,000 per year. Your price depends on the building, its location, the number of units, your claims history, the deductible and the coverages you choose.

Is landlord insurance more expensive than home insurance?

A rental property is usually rated differently from an owner-occupied home because of the added tenants, units and loss of rents coverage. Compare quotes for your exact property to see the difference.

Why is insurance so expensive for my triplex?

More units means more kitchens, plumbing and occupants, so more potential claims. The age of the building, its systems, its location and any past water or fire claims also weigh heavily.

Can I deduct landlord insurance from my rental income?

Yes. The CRA allows you to deduct the insurance premium for your rental property for the current year. For multi-year policies, you deduct only the portion for the current year.

Does a higher deductible lower my landlord insurance?

Usually, yes. A higher deductible generally reduces the premium, but you pay more out of pocket for each claim. Check whether water damage has a separate deductible.

Does requiring tenant insurance lower my premium?

It doesn’t always change the price directly, but it helps protect you, since a tenant’s liability insurer can pay for damage the tenant causes. Ask your insurer whether it affects your rate.

Have a question we didn’t answer? Contact us.

Sources: KBD Insurance: landlord insurance, Hardbacon: assurance immeuble locatif, Canada Revenue Agency: rental expenses you can deduct, Revenu Québec: rental income and expenses, CAA-Québec: dégâts d’eau et assurance

This article is for general information only and is not insurance advice. Laurentides Insurance Guide does not sell insurance. Always confirm with a licensed broker or your insurer.