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1<!DOCTYPE html>2<html lang="fr" data-theme="light">3<head>4<meta charset="utf-8">5<meta name="viewport" content="width=device-width, initial-scale=1, viewport-fit=cover">6<title>Séance 5 — Coût de reproduction et coût de remplacement · IMM1033 — Méthodes du coût en évaluation immobilière</title>7<meta name="description" content="Séance 5 du cours IMM1033 (Méthodes du coût en évaluation immobilière) : Coût de reproduction et coût de remplacement. 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style="background:#2976bb"></i>Partie I — Fondements de la méthode du coût</div><a href="/seance/01/" data-ch="01"><span class="pastille" style="background:#2976bb">1</span><span>Introduction à la méthode du coût</span></a><a href="/seance/02/" data-ch="02"><span class="pastille" style="background:#2976bb">2</span><span>Cadre conceptuel et terminologie</span></a><div class="dd-part"><i style="background:#0f8b8d"></i>Partie II — Évaluation du terrain</div><a href="/seance/03/" data-ch="03"><span class="pastille" style="background:#0f8b8d">3</span><span>Méthodes d'évaluation du terrain</span></a><a href="/seance/04/" data-ch="04"><span class="pastille" style="background:#0f8b8d">4</span><span>Analyse du terrain et ajustements</span></a><div class="dd-part"><i style="background:#cca424"></i>Partie III — Coût de construction</div><a href="/seance/05/" data-ch="05"><span class="pastille" style="background:#cca424">5</span><span>Coût de reproduction et coût de remplacement</span></a><a href="/seance/06/" data-ch="06"><span class="pastille" style="background:#cca424">6</span><span>Méthodes d'estimation des coûts</span></a><a href="/seance/07/" data-ch="07"><span class="pastille" style="background:#cca424">7</span><span>Coûts directs de construction</span></a><a href="/seance/08/" data-ch="08"><span class="pastille" style="background:#cca424">8</span><span>Coûts indirects et profit entrepreneurial</span></a><div class="dd-part"><i style="background:#6b4fbb"></i>Partie IV — La dépréciation</div><a href="/seance/09/" data-ch="09"><span class="pastille" style="background:#6b4fbb">9</span><span>Concepts de dépréciation</span></a><a href="/seance/10/" data-ch="10"><span class="pastille" style="background:#6b4fbb">10</span><span>Dépréciation physique</span></a><a href="/seance/11/" data-ch="11"><span class="pastille" style="background:#6b4fbb">11</span><span>Dépréciation fonctionnelle</span></a><a href="/seance/12/" data-ch="12"><span class="pastille" style="background:#6b4fbb">12</span><span>Dépréciation économique (externe)</span></a><div class="dd-part"><i style="background:#107c4e"></i>Partie V — Applications et intégration</div><a href="/seance/13/" data-ch="13"><span class="pastille" style="background:#107c4e">13</span><span>Applications spécialisées</span></a><a href="/seance/14/" data-ch="14"><span class="pastille" style="background:#107c4e">14</span><span>Synthèse et révision</span></a><div class="dd-part">Enregistrements</div><a href="/videos/"><span class="pastille" style="background:var(--rouge)">▶</span><span>Séances vidéo — enregistrements Zoom, transcription synchronisée</span></a><div class="dd-part">Annexes</div><a href="/aide-memoire/"><span class="pastille">A</span><span>Aide-mémoire des formules</span></a><a href="/glossaire/"><span class="pastille">B</span><span>Glossaire</span></a><a href="/rapport/"><span class="pastille" style="background:var(--teal)">R</span><span>Rapport — Le marché de l’habitation au Québec</span></a></div></div><a class="nav-video" href="/videos/"><svg class="" aria-hidden="true"><use href="#i-video"/></svg> Vidéos</a><div class="dd"><button type="button" aria-expanded="false" aria-haspopup="true">Réviser <span class="caret" aria-hidden="true">▾</span></button><div class="dd-menu "><a href="/aide-memoire/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span>Aide-mémoire<span class="dd-desc">Toutes les formules commentées</span></span></a><a href="/glossaire/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span>Glossaire<span class="dd-desc">Termes du métier, équivalents anglais</span></span></a><a href="/definitions/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-list"/></svg></span><span>Toutes les définitions<span class="dd-desc">Les formulations attendues aux examens</span></span></a><a href="/fiches/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-cards"/></svg></span><span>Fiches de révision<span class="dd-desc">Recto-verso, suivi d’acquisition</span></span></a><a href="/carte/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-network"/></svg></span><span>Carte du cours<span class="dd-desc">Les 14 séances et leurs objectifs en un coup d’œil</span></span></a><a href="/exercices/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span>Banque d’exercices<span class="dd-desc">Tous les exercices corrigés</span></span></a></div></div><div class="dd"><button type="button" aria-expanded="false" aria-haspopup="true">S’exercer <span class="caret" aria-hidden="true">▾</span></button><div class="dd-menu "><a href="/quiz/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-quiz"/></svg></span><span>Quiz et examens blancs<span class="dd-desc">QCM avec rétroaction, chronomètre</span></span></a><a href="/entrainement/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-dumbbell"/></svg></span><span>Entraînement<span class="dd-desc">Problèmes à données aléatoires, corrigés pas à pas</span></span></a><a href="/jeux/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-game"/></svg></span><span>Jeux de révision<span class="dd-desc">Association, vrai ou faux, remise en ordre</span></span></a><a href="/outils/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-calc"/></svg></span><span>Calculateurs<span class="dd-desc">Les formules en interactif</span></span></a><a href="/progression/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-progress"/></svg></span><span>Ma progression<span class="dd-desc">Lecture, quiz, objectifs, notes</span></span></a></div></div><div class="dd"><button type="button" aria-expanded="false" aria-haspopup="true">Ressources <span class="caret" aria-hidden="true">▾</span></button><div class="dd-menu "><a href="/diapositives/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-slides"/></svg></span><span>Diapositives<span class="dd-desc">Les 14 présentations en ligne</span></span></a><a href="/videos/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-video"/></svg></span><span>Séances vidéo<span class="dd-desc">Enregistrements Zoom : chapitres, transcription, sous-titres</span></span></a><a href="/ressources/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-download"/></svg></span><span>Téléchargements<span class="dd-desc">Manuel, plan, TP, gabarits Excel</span></span></a><a href="/rapport/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-report"/></svg></span><span>Rapport marché QC<span class="dd-desc">Indices de prix, macro, abordabilité — 26 sections, 67 figures</span></span></a><a href="/bibliographie/"><span class="dd-ico"><svg class="" aria-hidden="true"><use 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class="readbar-fill"></div></div>94</header>9596<main id="main" class="chapter-page" data-chapter="05" data-title="Séance 5 — Coût de reproduction et coût de remplacement" data-words="7809">97  98<header class="ch-hero">99  <svg class="deco" viewBox="0 0 1200 300" preserveAspectRatio="xMaxYMin slice" aria-hidden="true"><circle cx="1090" cy="20" r="110"/><circle cx="1160" cy="110" r="160"/><circle class="gold" cx="990" cy="170" r="45"/></svg>100  <div class="watermark" aria-hidden="true">05</div>101  <div class="ch-hero-inner">102    <div class="eyebrow"><span class="part-chip">Partie III</span> Coût de construction · Séance 5 · IMM1033</div>103    <h1>Coût de reproduction et coût de remplacement</h1>104    <div class="ch-sub">Méthodes du coût en évaluation immobilière · Automne 2026 · Simon-Pierre Boucher · UQO</div>105    <div class="ch-meta">106      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-list"/></svg> 10 sections</span>107      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-book"/></svg> 4 définitions</span>108      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg> 7 formules</span>109      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg> 9 exemples</span>110      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg> 6 exercices</span>111      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-eye"/></svg> ≈ 43 min de lecture</span>112      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-chart"/></svg> 1 explorateur interactif</span>113      <span class="chip">Remise du TP1</span>114    </div>115    <div class="ch-tools">116      <a class="btn btn-ghost btn-video" href="/videos/05/"><svg class="" aria-hidden="true"><use href="#i-video"/></svg> Enregistrement de la séance</a>117      <a class="btn btn-ghost" href="/files/slides/seance05.pdf" target="_blank" rel="noopener"><svg class="" aria-hidden="true"><use href="#i-slides"/></svg> Diapositives (PDF)</a>118      <button class="btn btn-ghost" type="button" data-action="revision" aria-pressed="false"><svg class="" aria-hidden="true"><use href="#i-eye"/></svg> Mode révision</button>119      <button class="btn btn-ghost" type="button" data-action="tts"><svg class="" aria-hidden="true"><use href="#i-audio"/></svg> Écouter</button>120      <a class="btn btn-ghost" href="#quiz"><svg class="" aria-hidden="true"><use href="#i-quiz"/></svg> Quiz de la séance</a>121    </div>122  </div>123</header>124<div class="stepper-wrap"><nav class="stepper" aria-label="Sections"><a href="#s-5-1"><span class="n">1</span>Le coût dans la méthode du coût : cadrage</a><a href="#s-5-2"><span class="n">2</span>Le coût de reproduction</a><a href="#s-5-3"><span class="n">3</span>Le coût de remplacement</a><a href="#s-5-4"><span class="n">4</span>Comparaison systématique et relation mathématique</a><a href="#s-5-5"><span class="n">5</span>Estimer le coût à la date d'évaluation</a><a href="#s-5-6"><span class="n">6</span>Les unités de comparaison</a><a href="#s-5-7"><span class="n">7</span>Les sources de données de coûts</a><a href="#s-5-8"><span class="n">8</span>Le processus d'estimation en huit étapes</a><a href="#s-5-9"><span class="n">9</span>Cas complet — bungalow à Gatineau</a><a href="#s-5-10"><span class="n">10</span>Exercices</a><span class="rem" id="read-remaining"></span></nav></div>125  <div class="ch-layout">126    127<aside class="ch-toc" aria-label="Sommaire de la séance">128  <div class="toc-progress"><div class="bar"><i></i></div><span>0 % lu</span></div>129  <h4>Dans cette séance</h4>130  <ol><li class="lvl2"><a href="#s-5-1"><span class="toc-num">5.1</span><span>Le coût dans la méthode du coût : cadrage</span></a></li><li class="lvl3"><a href="#s-5-1-1"><span class="toc-num">5.1.1</span><span>La place du bloc 3 dans la démarche</span></a></li><li class="lvl3"><a href="#s-5-1-2"><span class="toc-num">5.1.2</span><span>Coût, prix et valeur : trois notions distinctes</span></a></li><li class="lvl2"><a href="#s-5-2"><span class="toc-num">5.2</span><span>Le coût de reproduction</span></a></li><li class="lvl3"><a href="#s-5-2-1"><span class="toc-num">5.2.1</span><span>Quand utiliser la reproduction</span></a></li><li class="lvl2"><a href="#s-5-3"><span class="toc-num">5.3</span><span>Le coût de remplacement</span></a></li><li class="lvl3"><a href="#s-5-3-1"><span class="toc-num">5.3.1</span><span>Quand utiliser le remplacement</span></a></li><li class="lvl2"><a href="#s-5-4"><span class="toc-num">5.4</span><span>Comparaison systématique et relation mathématique</span></a></li><li class="lvl3"><a href="#s-5-4-1"><span class="toc-num">5.4.1</span><span>Tableau comparatif</span></a></li><li class="lvl3"><a href="#s-5-4-2"><span class="toc-num">5.4.2</span><span>La relation fondamentale</span></a></li><li class="lvl3"><a href="#s-5-4-3"><span class="toc-num">5.4.3</span><span>L'arbre de décision</span></a></li><li class="lvl3"><a href="#s-5-4-4"><span class="toc-num">5.4.4</span><span>Impact du choix sur la dépréciation</span></a></li><li class="lvl2"><a href="#s-5-5"><span class="toc-num">5.5</span><span>Estimer le coût à la date d'évaluation</span></a></li><li class="lvl3"><a href="#s-5-5-1"><span class="toc-num">5.5.1</span><span>Pourquoi la date est cruciale</span></a></li><li class="lvl3"><a href="#s-5-5-2"><span class="toc-num">5.5.2</span><span>L'indexation par les indices de coûts</span></a></li><li class="lvl3"><a href="#s-5-5-3"><span class="toc-num">5.5.3</span><span>L'IPCB de Statistique Canada</span></a></li><li class="lvl3"><a href="#s-5-5-4"><span class="toc-num">5.5.4</span><span>Les facteurs de localisation régionale</span></a></li><li class="lvl2"><a href="#s-5-6"><span class="toc-num">5.6</span><span>Les unités de comparaison</span></a></li><li class="lvl3"><a href="#s-5-6-1"><span class="toc-num">5.6.1</span><span>Vue d'ensemble</span></a></li><li class="lvl3"><a href="#s-5-6-2"><span class="toc-num">5.6.2</span><span>Le pied carré et les normes de mesure BOMA</span></a></li><li class="lvl3"><a href="#s-5-6-3"><span class="toc-num">5.6.3</span><span>Le mètre carré</span></a></li><li class="lvl3"><a href="#s-5-6-4"><span class="toc-num">5.6.4</span><span>Le coût par composante et le pied cube</span></a></li><li class="lvl3"><a href="#s-5-6-5"><span class="toc-num">5.6.5</span><span>Ordres de grandeur des coûts totaux (2025–2026)</span></a></li><li class="lvl2"><a href="#s-5-7"><span class="toc-num">5.7</span><span>Les sources de données de coûts</span></a></li><li class="lvl3"><a href="#s-5-7-1"><span class="toc-num">5.7.1</span><span>Panorama</span></a></li><li class="lvl3"><a href="#s-5-7-2"><span class="toc-num">5.7.2</span><span>Altus Group — Canadian Cost Guide</span></a></li><li class="lvl3"><a href="#s-5-7-3"><span class="toc-num">5.7.3</span><span>Marshall &amp; Swift — Marshall Valuation Service</span></a></li><li class="lvl3"><a href="#s-5-7-4"><span class="toc-num">5.7.4</span><span>RSMeans (Gordian)</span></a></li><li class="lvl3"><a href="#s-5-7-5"><span class="toc-num">5.7.5</span><span>Entrepreneurs, rôle d'évaluation et MEFQ</span></a></li><li class="lvl2"><a href="#s-5-8"><span class="toc-num">5.8</span><span>Le processus d'estimation en huit étapes</span></a></li><li class="lvl3"><a href="#s-5-8-1"><span class="toc-num">5.8.1</span><span>Étapes 1 et 2 : mesurer et classifier</span></a></li><li class="lvl3"><a href="#s-5-8-2"><span class="toc-num">5.8.2</span><span>Étapes 3 à 5 : source, coût de base, ajustements</span></a></li><li class="lvl3"><a href="#s-5-8-3"><span class="toc-num">5.8.3</span><span>Étapes 6 à 8 : indirects, profit, coût neuf</span></a></li><li class="lvl2"><a href="#s-5-9"><span class="toc-num">5.9</span><span>Cas complet — bungalow à Gatineau</span></a></li><li class="lvl3"><a href="#s-5-9-1"><span class="toc-num">5.9.1</span><span>Première estimation : approche de type Altus</span></a></li><li class="lvl3"><a href="#s-5-9-2"><span class="toc-num">5.9.2</span><span>Seconde estimation : Marshall &amp; Swift (calculator)</span></a></li><li class="lvl3"><a href="#s-5-9-3"><span class="toc-num">5.9.3</span><span>Réconciliation</span></a></li><li class="lvl2"><a href="#s-5-10"><span class="toc-num">5.10</span><span>Exercices</span></a></li></ol>131  <div class="toc-extra">132    <a href="#objectifs"><svg class="" aria-hidden="true"><use href="#i-target"/></svg> Objectifs d’apprentissage</a>133    <a href="#synthese"><svg class="" aria-hidden="true"><use href="#i-clipboard"/></svg> L’essentiel de la séance</a>134    <a href="#quiz"><svg class="" aria-hidden="true"><use href="#i-quiz"/></svg> Testez-vous</a>135    <a href="/videos/05/"><svg class="" aria-hidden="true"><use href="#i-video"/></svg> Enregistrement vidéo</a>136    <a href="/fiches/?ch=05"><svg class="" aria-hidden="true"><use href="#i-cards"/></svg> Fiches de la séance</a>137    <a href="/entrainement/"><svg class="" aria-hidden="true"><use href="#i-dumbbell"/></svg> Entraînement</a>138    <a href="/aide-memoire/"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg> Aide-mémoire</a>139  </div>140  <h4 style="margin-top:14px">Raccourcis</h4>141  <div style="font-size:.76rem;color:var(--gris)"><kbd>←</kbd> <kbd>→</kbd> séance précédente / suivante · <kbd>⌘K</kbd> recherche · sélectionnez un passage pour le surligner</div>142</aside>143    <div class="ch-body">144      <div class="revision-banner"><svg class="" aria-hidden="true"><use href="#i-eye"/></svg><span><strong>Mode révision</strong> — seuls les définitions, formules, mises en garde, « À retenir », notes marginales et la fiche synthèse sont affichés.</span><button class="btn btn-sm btn-ghost" type="button" data-action="revision-off">Quitter</button></div>145      <div style="display:flex;justify-content:flex-end;margin-bottom:8px"><button class="btn btn-sm btn-ghost" type="button" data-action="toggle-solutions">Révéler toutes les solutions</button></div>146      <article class="prose" id="notes">147        <p id="p5-1">Avec cette séance s'ouvre le bloc 3 du cours, consacré au cœur de la méthode : le <strong class="c-bleu">coût de construction</strong>. Les deux premières séances du bloc portent sur une question faussement simple — combien coûterait, aujourd'hui, le bâtiment que j'évalue? — qui en cache immédiatement une autre : de quel bâtiment parle-t-on? Une réplique exacte de l'existant, avec ses matériaux d'époque et ses défauts de conception, ou un bâtiment moderne offrant la même utilité? La distinction entre <span class="motcle" data-term="coût de reproduction">coût de reproduction</span> et <span class="motcle" data-term="coût de remplacement">coût de remplacement</span> structure toute la suite du cours, y compris le calcul de la dépréciation. Ce chapitre la développe en profondeur, puis traite de l'estimation du coût neuf à la date d'évaluation : indexation, facteurs régionaux, unités de comparaison, sources de données et processus complet en huit étapes.</p>148<section class="box box-obj" id="objectifs"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-target"/></svg></span><span class="box-label">Objectifs d’apprentissage</span><span class="obj-progress" aria-live="polite"></span></div><div class="box-body"><ul><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-5-1" data-obj="obj-5-1"><span class="obj-text">Distinguer rigoureusement le coût de reproduction du coût de         remplacement et connaître la relation mathématique qui les lie;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-5-2" data-obj="obj-5-2"><span class="obj-text">Déterminer lequel utiliser selon le contexte d'évaluation         (patrimoine, assurance, bâtiment récent, usage courant);</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-5-3" data-obj="obj-5-3"><span class="obj-text">Comprendre l'incidence du choix sur le calcul de la dépréciation;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-5-4" data-obj="obj-5-4"><span class="obj-text">Estimer le coût neuf à la date d'évaluation et l'indexer à l'aide         des indices de coûts (IPCB de Statistique Canada);</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-5-5" data-obj="obj-5-5"><span class="obj-text">Appliquer les unités de comparaison appropriées         ($/pi<sup>2</sup>, $/m<sup>2</sup>, $/unité,         $/pi<sup>3</sup>) et les normes de mesure BOMA;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-5-6" data-obj="obj-5-6"><span class="obj-text">Consulter et croiser les principales sources de données de coûts         (Altus, Marshall &amp; Swift, RSMeans, entrepreneurs, MEFQ);</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-5-7" data-obj="obj-5-7"><span class="obj-text">Dérouler le processus complet d'estimation en huit étapes sur un         bâtiment résidentiel.</span></label></li></ul></div></section>149<h2 id="s-5-1" class="h-section"><span class="h-num">5.1</span><span class="h-text">Le coût dans la méthode du coût : cadrage</span><a class="h-anchor" href="#s-5-1" aria-label="Lien vers cette section">#</a></h2>150<h3 id="s-5-1-1" class="h-subsection"><span class="h-num">5.1.1</span><span class="h-text">La place du bloc 3 dans la démarche</span><a class="h-anchor" href="#s-5-1-1" aria-label="Lien vers cette section">#</a></h3>151<p id="p5-9">La formule fondamentale, <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>V</mi><mo>=</mo><msub><mi>V</mi><mtext>terrain</mtext></msub><mo>+</mo><mo stretchy="false">(</mo><msub><mi>C</mi><mtext>neuf</mtext></msub><mo>−</mo><msub><mi>D</mi><mtext>totale</mtext></msub><mo stretchy="false">)</mo></mrow><annotation encoding="application/x-tex">V = V_{\text{terrain}} + (C_{\text{neuf}} -152D_{\text{totale}})</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.2222em;">V</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.2222em;">V</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3175em;"><span style="top:-2.55em;margin-left:-0.2222em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">terrain</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">+</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mopen">(</span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">neuf</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0278em;">D</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0278em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">totale</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mclose">)</span></span></span></span>, se déploie sur tout le trimestre<label for="sn-5-1" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-5-1" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">Blocs 1–2 : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>V</mi><mtext>terrain</mtext></msub></mrow><annotation encoding="application/x-tex">V_{\text{terrain}}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.2222em;">V</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3175em;"><span style="top:-2.55em;margin-left:-0.2222em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">terrain</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span></span>. Bloc 3 : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>C</mi><mtext>neuf</mtext></msub></mrow><annotation encoding="application/x-tex">C_{\text{neuf}}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">neuf</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span></span>. Bloc 4 : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>D</mi></mrow><annotation encoding="application/x-tex">D</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.0278em;">D</span></span></span></span>. Bloc 5 : synthèse.</span> : les blocs 1 et 2 ont produit la valeur du terrain; le bloc 3 (séances 5 à 8) construit le coût neuf; le bloc 4 (séances 9 à 12) mesurera la dépréciation; le bloc 5 assemblera le tout. Une estimation rigoureuse du coût neuf est la pièce maîtresse : toute erreur commise ici se propage intégralement dans la valeur finale, puisque la dépréciation se calcule en pourcentage ou en dollars <em>du coût neuf</em>.</p>153<h3 id="s-5-1-2" class="h-subsection"><span class="h-num">5.1.2</span><span class="h-text">Coût, prix et valeur : trois notions distinctes</span><a class="h-anchor" href="#s-5-1-2" aria-label="Lien vers cette section">#</a></h3>154<div class="box box-def" id="def-5-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span class="box-label">Définition 5.1</span><span class="box-title">— coût, prix, valeur</span><a class="box-anchor" href="#def-5-1" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-10">Le <strong>coût</strong> est la dépense engagée pour <em>produire</em> un bien : un montant objectif et mesurable, tourné vers le présent ou le passé. Le <strong>prix</strong> est le montant effectivement <em>payé</em> lors d'une transaction : un fait historique, qui peut s'écarter de la valeur. La <strong>valeur</strong> est une notion économique : l'estimation, par un évaluateur, du prix le plus probable sur un marché libre — une opinion motivée, non un fait.</p></div></div>155<div class="box box-att" id="attention-5-11"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Attention</span><a class="box-anchor" href="#attention-5-11" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-12">Le <strong class="c-rouge">coût ne détermine pas la valeur</strong>. Un chalet de <span class="num">900 000 $</span> de coût construit au fond d'un rang isolé ne vaudra jamais <span class="num">900 000 $</span>. Le coût ne devient une <em>indication</em> de la valeur que lorsque la dépréciation — physique, fonctionnelle et externe — est correctement retranchée. Confondre coût et valeur est l'erreur conceptuelle fondamentale que la méthode du coût oblige justement à éviter.</p></div></div>156<p id="p5-13">L'écart entre les trois notions se rencontre chaque semaine dans la pratique. Prenons un mandat typique : un propriétaire de Gatineau a payé <span class="num">485 000 $</span> sa maison en 2022 (un <em>prix</em>, figé dans le passé et gonflé par la surchauffe de l'époque); la reconstruire coûterait aujourd'hui <span class="num">540 000 $</span> (un <em>coût</em>, tourné vers le présent); et l'évaluateur, après analyse du marché et déduction de la dépréciation, conclut à une valeur marchande de <span class="num">465 000 $</span> (une <em>opinion motivée</em>, tournée vers le prix le plus probable). Trois montants, trois dates de référence, trois logiques — et aucun n'est « faux » : ils ne répondent simplement pas à la même question. Tout le travail du bloc 3 consiste à produire le deuxième de ces montants avec rigueur, pour que le bloc 4 puisse le transformer en indication de valeur.</p>157<h2 id="s-5-2" class="h-section"><span class="h-num">5.2</span><span class="h-text">Le coût de reproduction</span><a class="h-anchor" href="#s-5-2" aria-label="Lien vers cette section">#</a></h2>158<div class="box box-def" id="def-5-2"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span class="box-label">Définition 5.2</span><span class="box-title">— coût de reproduction (<em>reproduction cost</em>)</span><a class="box-anchor" href="#def-5-2" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-14">Coût de création d'une <strong>réplique exacte</strong> du bâtiment existant, en utilisant les <strong>mêmes matériaux</strong>, la même conception, les mêmes normes de construction et la même qualité d'exécution — y compris toutes les <strong>déficiences et obsolescences</strong> de l'original.</p></div></div>159<p id="p5-15">Le mot clé est <em>réplique</em> : même conception architecturale, mêmes matériaux (même s'ils sont devenus rares ou obsolètes), mêmes finitions, et — point capital — mêmes défauts. Un plan de maison de 1955 sans salle de bain à l'étage se reproduit <em>avec</em> ce défaut; les obsolescences fonctionnelles sont reproduites dans le coût, et devront donc être déduites ensuite au titre de la dépréciation.</p>160<h3 id="s-5-2-1" class="h-subsection"><span class="h-num">5.2.1</span><span class="h-text">Quand utiliser la reproduction</span><a class="h-anchor" href="#s-5-2-1" aria-label="Lien vers cette section">#</a></h3>161<p id="p5-16">Quatre contextes appellent le coût de reproduction. Le premier, et le plus évident, est celui des <strong class="c-bleu">bâtiments patrimoniaux et historiques</strong> : lorsqu'un immeuble est classé ou cité en vertu de la <em>Loi sur le patrimoine culturel</em>, que ses matériaux d'époque et ses éléments architecturaux sont uniques, l'identité même du bien tient à sa matérialité d'origine — remplacer la pierre des champs par un parement moderne, ce ne serait plus évaluer le même immeuble. Le deuxième contexte est l'<strong class="c-bleu">évaluation aux fins d'assurance</strong> : les polices « valeur à neuf intégrale » s'engagent à reconstruire à l'identique après sinistre, et la prime doit donc être assise sur le coût de cette reconstruction-là, pas sur celui d'un substitut fonctionnel. Le troisième cas est presque un cas limite : pour les <strong class="c-bleu">bâtiments récents</strong> de moins de cinq ans, les matériaux sont encore disponibles et l'obsolescence à peu près nulle, si bien que reproduction et remplacement coïncident pratiquement — le choix devient alors indifférent. Enfin, dans certains <strong class="c-bleu">litiges et expropriations</strong>, la reproduction sert de base de calcul de l'indemnité, notamment lorsque le bien exproprié présente un caractère unique que le marché ne saurait remplacer.</p>162<div class="box box-ex" id="ex-5-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.1</span><span class="box-title">— deux cas où la reproduction s'impose</span><a class="box-anchor" href="#ex-5-1" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-17"><strong>Maison patrimoniale (1850)</strong> : pierre des champs, murs de 60 cm, boiseries sculptées à la main, fenêtres à petits carreaux. Reproduire exige des matériaux rares et une main-d'œuvre artisanale spécialisée — le coût de reproduction dépasse largement celui d'une maison neuve équivalente en superficie.  <strong>Église historique</strong> : structure de bois massif, vitraux artisanaux, orgue à tuyaux, fresques. Ici, le coût de reproduction peut atteindre des multiples du coût d'un bâtiment moderne de même volume : c'est précisément ce que la police d'assurance doit couvrir.</p></div></div>163<div class="box box-att" id="attention-5-18"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Attention</span><a class="box-anchor" href="#attention-5-18" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-19">Pour les bâtiments anciens, le coût de reproduction peut être <strong class="c-rouge">spectaculairement plus élevé</strong> que le coût de remplacement, en raison de la rareté des matériaux et des métiers. S'en servir sans retrancher ensuite les obsolescences correspondantes gonfle artificiellement la valeur.</p></div></div>164<h2 id="s-5-3" class="h-section"><span class="h-num">5.3</span><span class="h-text">Le coût de remplacement</span><a class="h-anchor" href="#s-5-3" aria-label="Lien vers cette section">#</a></h2>165<div class="box box-def" id="def-5-3"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span class="box-label">Définition 5.3</span><span class="box-title">— coût de remplacement (<em>replacement cost</em>)</span><a class="box-anchor" href="#def-5-3" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-20">Coût de construction d'un bâtiment offrant la <strong>même utilité</strong> que le bâtiment existant, en utilisant des <strong>matériaux et des techniques modernes</strong>, conformément aux <strong>normes de construction actuelles</strong>.</p></div></div>166<p id="p5-21">Le remplacement ne copie pas : il rend le même service<label for="sn-5-2" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-5-2" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">Reproduction <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> même bâtiment. Remplacement <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> même utilité.</span>. Cette bascule du bâtiment vers son utilité est plus qu'une convention de calcul : elle traduit la façon dont le marché raisonne réellement. L'acheteur d'un immeuble de bureaux de 1978 ne se demande pas ce que coûterait la réplique des cloisons d'origine et du système de chauffage périmétrique; il se demande ce que coûterait, aujourd'hui, un immeuble qui loge le même nombre d'employés dans le même confort. C'est ce raisonnement — celui du principe de substitution appliqué à la construction — que le coût de remplacement met en équation. Le bâtiment de remplacement a la même utilité fonctionnelle — mêmes superficies utiles, même capacité — mais avec un design optimisé et des matériaux contemporains conformes aux codes en vigueur. Conséquence essentielle : le coût de remplacement <strong class="c-bleu">élimine d'office l'obsolescence fonctionnelle curable</strong>, puisqu'un concepteur moderne ne reproduirait pas les défauts corrigibles de l'original. Il est en général moins coûteux que la reproduction, et plus facile à estimer avec les guides de coûts standards.</p>167<h3 id="s-5-3-1" class="h-subsection"><span class="h-num">5.3.1</span><span class="h-text">Quand utiliser le remplacement</span><a class="h-anchor" href="#s-5-3-1" aria-label="Lien vers cette section">#</a></h3>168<p id="p5-22">Le remplacement est le choix par défaut de la pratique courante, et cela pour des raisons qui tiennent autant à la théorie qu'à la commodité. Dans l'<strong class="c-bleu">évaluation courante de la valeur marchande</strong>, d'abord, c'est la perspective de l'acheteur typique qui compte : celui-ci paie pour l'utilité d'un bâtiment, pas pour ses défauts, et le coût de remplacement épouse exactement ce point de vue. Pour les <strong class="c-bleu">bâtiments de plus de dix ans</strong>, ensuite, les matériaux, les techniques et les normes ont suffisamment changé pour que la réplique exacte n'ait plus de sens économique — personne ne reconstruirait aujourd'hui un mur R-12 ni un panneau électrique à fusibles. Dans les <strong class="c-bleu">propriétés commerciales et industrielles</strong>, l'utilité fonctionnelle prime tout : la conception moderne est plus efficiente et le marché ne rémunère pas la nostalgie architecturale d'un entrepôt. Enfin, argument de praticien, le remplacement <strong class="c-bleu">simplifie le calcul de la dépréciation</strong> : l'obsolescence fonctionnelle curable étant exclue d'office du coût, c'est une catégorie de moins à mesurer — et une occasion d'erreur de moins.</p>169<div class="box box-ex" id="ex-5-2"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.2</span><span class="box-title">— remplacement d'un bungalow des années 1960</span><a class="box-anchor" href="#ex-5-2" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-23">L'original : chauffage à l'huile, isolation R-12, fenêtres à vitrage simple. Le bâtiment de remplacement : thermopompe, isolation R-41, fenêtres homologuées Energy Star — même superficie, même nombre de pièces. L'utilité est équivalente, la performance supérieure, et le coût s'estime directement dans les guides courants. De même, un entrepôt de 1975 (acier riveté, toit plat non isolé) se remplace par une structure préfabriquée moderne à toit isolé R-30 : même volume utile, coût moindre, défauts de conception éliminés.</p></div></div>170<h2 id="s-5-4" class="h-section"><span class="h-num">5.4</span><span class="h-text">Comparaison systématique et relation mathématique</span><a class="h-anchor" href="#s-5-4" aria-label="Lien vers cette section">#</a></h2>171<h3 id="s-5-4-1" class="h-subsection"><span class="h-num">5.4.1</span><span class="h-text">Tableau comparatif</span><a class="h-anchor" href="#s-5-4-1" aria-label="Lien vers cette section">#</a></h3>172<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Critère</th><th>Coût de reproduction</th><th>Coût de remplacement</th></tr></thead><tbody><tr><td>Objectif</td><td>Réplique exacte</td><td>Même utilité</td></tr><tr><td>Matériaux</td><td>Identiques à l'original</td><td>Modernes et courants</td></tr><tr><td>Conception</td><td>Identique (défauts inclus)</td><td>Optimisée</td></tr><tr><td>Normes</td><td>Normes de l'époque</td><td>Normes actuelles</td></tr><tr><td>Obsolescence fonctionnelle</td><td>Incluse (reproduite)</td><td>Curable éliminée</td></tr><tr><td>Coût relatif</td><td>Généralement plus élevé</td><td>Généralement moins élevé</td></tr><tr><td>Complexité d'estimation</td><td>Plus complexe</td><td>Plus facile (guides)</td></tr><tr><td>Sources de données</td><td>Recherche spécialisée</td><td>Guides de coûts standards</td></tr><tr><td>Fréquence d'utilisation</td><td>Cas spéciaux</td><td>Usage courant</td></tr><tr><td>Dépréciation à calculer</td><td>Toutes les formes</td><td>Fonctionnelle curable exclue</td></tr></tbody></table></div></div>173<h3 id="s-5-4-2" class="h-subsection"><span class="h-num">5.4.2</span><span class="h-text">La relation fondamentale</span><a class="h-anchor" href="#s-5-4-2" aria-label="Lien vers cette section">#</a></h3>174<div class="box box-form" id="form-5-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 5.1</span><span class="box-title">— relation reproduction–remplacement</span><a class="box-anchor" href="#form-5-1" aria-label="Lien">#</a></div><div class="box-body"><div class="eq" id="eq-5-1"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable width="100%"><mtr><mtd width="50%"></mtd><mtd><mrow><msub><mi>C</mi><mtext>reproduction</mtext></msub><mtext>  </mtext><mo>=</mo><mtext>  </mtext><msub><mi>C</mi><mtext>remplacement</mtext></msub><mo>+</mo><mtext>Obsolescence fonctionnelle curable</mtext></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(5.1)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">C_{\text{reproduction}} \;=\; C_{\text{remplacement}} +175\text{Obsolescence fonctionnelle curable}\tag{5.1}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.9694em;vertical-align:-0.2861em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">reproduction</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.2861em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.9694em;vertical-align:-0.2861em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">remplacement</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.2861em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">+</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6944em;"></span><span class="mord text"><span class="mord">Obsolescence fonctionnelle curable</span></span></span><span class="katex-tag"><span class="katex-strut" style="height:1.0361em;vertical-align:-0.2861em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">5.1</span></span><span class="mord">)</span></span></span></span></span></span></div></div></div>176<p id="p5-24">Cette relation n'est pas une coïncidence, c'est une définition : la seule différence entre reproduire et remplacer est que le remplacement corrige les défauts corrigibles. La valeur de ces défauts — l'obsolescence fonctionnelle curable — est donc exactement l'écart entre les deux coûts.</p>177<h3 id="s-5-4-3" class="h-subsection"><span class="h-num">5.4.3</span><span class="h-text">L'arbre de décision</span><a class="h-anchor" href="#s-5-4-3" aria-label="Lien vers cette section">#</a></h3>178<p id="p5-25">En pratique, le choix se fait en trois questions successives :</p>179<div class="center"><div class="tikz"><img src="/assets/fig/5dbdca031aea7834.svg" alt="Figure" width="431" height="208" style="width:min(100%,625px)" loading="lazy" decoding="async"></div></div>180<p id="p5-26">Dans l'immense majorité des mandats courants, la réponse aux trois questions est « non » et le <strong class="c-bleu">remplacement</strong> s'impose.</p>181<p id="p5-27">L'arbre laisse toutefois des zones grises que le jugement professionnel doit trancher. Un duplex de 1948 dans le Vieux-Hull, sans classement patrimonial mais au cachet indéniable, s'évalue par le remplacement — le marché y achète du logement, pas de l'histoire — même si le propriétaire, lui, parle de son immeuble comme d'un monument. À l'inverse, une église désacralisée en voie de conversion résidentielle bascule du côté du remplacement dès lors que l'utilisation optimale n'est plus le culte : ce que l'acheteur remplacera, c'est le volume habitable, pas les vitraux. La question décisive n'est donc jamais « le bâtiment est-il vieux ou beau? », mais « qu'est-ce que le marché paierait pour reconstituer : l'objet ou son utilité? ». Le mandat, lui aussi, peut forcer la main : une police d'assurance rédigée en « valeur à neuf » commande la reproduction quel que soit l'avis de l'évaluateur sur la pertinence économique de reconstruire à l'identique.</p>182<h3 id="s-5-4-4" class="h-subsection"><span class="h-num">5.4.4</span><span class="h-text">Impact du choix sur la dépréciation</span><a class="h-anchor" href="#s-5-4-4" aria-label="Lien vers cette section">#</a></h3>183<p id="p5-28">Le point de départ choisi détermine les catégories de dépréciation à mesurer<label for="sn-5-3" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-5-3" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">Peu importe le chemin, la valeur finale doit être identique.</span>. Celui qui part du coût de <strong class="c-bleu">reproduction</strong> doit tout déduire : la dépréciation physique, l'obsolescence fonctionnelle <em>curable</em>, l'obsolescence fonctionnelle incurable et la dépréciation externe — puisque le coût neuf reproduit fidèlement les défauts, chacun doit être retranché à son tour. Celui qui part du coût de <strong class="c-bleu">remplacement</strong> déduit la dépréciation physique, la fonctionnelle incurable et l'externe, mais <em>pas</em> la fonctionnelle curable : elle est déjà hors du coût, éliminée par la définition même du bâtiment de remplacement. Les deux chemins diffèrent donc par une étape, mais doivent aboutir exactement au même point.</p>184<div class="box box-ex" id="ex-5-3"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.3</span><span class="box-title">— équivalence des deux chemins</span><a class="box-anchor" href="#ex-5-3" aria-label="Lien">#</a></div><div class="box-body"><div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th colspan="2">Via la reproduction</th><th colspan="2">Via le remplacement</th></tr></thead><tbody><tr><td>Coût de reproduction</td><td class="al-r">350 000 $</td><td>Coût de remplacement</td><td class="al-r">325 000 $</td></tr><tr><td><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> Dépr. physique</td><td class="al-r">70 000 $</td><td><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> Dépr. physique</td><td class="al-r">70 000 $</td></tr><tr><td><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> Dépr. fonct. curable</td><td class="al-r">25 000 $</td><td>—</td><td class="al-r">—</td></tr><tr><td><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> Dépr. fonct. incurable</td><td class="al-r">15 000 $</td><td><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> Dépr. fonct. incurable</td><td class="al-r">15 000 $</td></tr><tr><td><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> Dépr. externe</td><td class="al-r">10 000 $</td><td><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> Dépr. externe</td><td class="al-r">10 000 $</td></tr><tr class="rule-above"><td><strong>Valeur dépréciée</strong></td><td class="al-r"><strong>230 000 $</strong></td><td><strong>Valeur dépréciée</strong></td><td class="al-r"><strong>230 000 $</strong></td></tr></tbody></table></div></div>185<p id="p5-29">L'écart de <span class="num">25 000 $</span> entre les deux coûts neufs correspond exactement à l'obsolescence fonctionnelle curable (relation <a class="xref" href="#form-5-1">5.1</a>) : les deux chemins convergent vers la même valeur dépréciée. Si vos deux calculs ne convergent pas, l'un des deux contient une erreur — c'est un excellent autocontrôle.</p></div></div>186<div class="box box-att" id="attention-5-30"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Attention</span><a class="box-anchor" href="#attention-5-30" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-31">Le piège classique de l'examen : partir du coût de <em>remplacement</em> et déduire quand même l'obsolescence fonctionnelle <em>curable</em>. C'est la compter deux fois — elle a déjà été éliminée par la définition même du coût de remplacement. Associez mentalement chaque point de départ à sa liste de déductions.</p></div></div>187<h2 id="s-5-5" class="h-section"><span class="h-num">5.5</span><span class="h-text">Estimer le coût à la date d'évaluation</span><a class="h-anchor" href="#s-5-5" aria-label="Lien vers cette section">#</a></h2>188<h3 id="s-5-5-1" class="h-subsection"><span class="h-num">5.5.1</span><span class="h-text">Pourquoi la date est cruciale</span><a class="h-anchor" href="#s-5-5-1" aria-label="Lien vers cette section">#</a></h3>189<div class="box box-def" id="def-5-4"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span class="box-label">Définition 5.4</span><span class="box-title">— principe de la date d'évaluation</span><a class="box-anchor" href="#def-5-4" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-32">Le coût de construction doit être estimé <strong>à la date d'évaluation</strong> — ni à la date de construction réelle du bâtiment, ni à une date future.</p></div></div>190<p id="p5-33">Les coûts de construction fluctuent constamment : inflation des matériaux et de la main-d'œuvre, cycles du marché de la construction, chocs de disponibilité (la pénurie de bois d'œuvre de 2020–2022), évolution des normes (Code de construction du Québec) et des conventions collectives de la CCQ sous le régime de la loi R-20. Utiliser un coût historique sans indexation conduit à une sous-estimation majeure.</p>191<div class="box box-ex" id="ex-5-4"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.4</span><span class="box-title">— la flambée post-pandémie</span><a class="box-anchor" href="#ex-5-4" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-34">Un bâtiment résidentiel à 200 $/pi<sup>2</sup> en 2020 coûtait environ 285 $/pi<sup>2</sup> en 2024 : hausses annuelles d'environ <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>19 % (2021), <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>14 % (2022), <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>3 % (2023) et <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>2 % (2024), soit un facteur cumulatif <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>1,19</mn><mo>×</mo><mn>1,14</mn><mo>×</mo><mn>1,03</mn><mo>×</mo><mn>1,02</mn><mo>≈</mo><mn>1,425</mn></mrow><annotation encoding="application/x-tex">1{,}19 \times 1{,}14 \times 1{,}03 \times 1{,}02 \approx 1{,}425</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">19</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">14</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">03</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">02</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">425</span></span></span></span> — <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>42 % en quatre ans. Quiconque aurait « recyclé » un coût de 2020 en 2024 aurait raté près du tiers du coût réel.</p></div></div>192<div class="widget" data-widget="indexation"></div>193<h3 id="s-5-5-2" class="h-subsection"><span class="h-num">5.5.2</span><span class="h-text">L'indexation par les indices de coûts</span><a class="h-anchor" href="#s-5-5-2" aria-label="Lien vers cette section">#</a></h3>194<div class="box box-form" id="form-5-2"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 5.2</span><span class="box-title">— indexation temporelle des coûts</span><a class="box-anchor" href="#form-5-2" aria-label="Lien">#</a></div><div class="box-body"><div class="eq" id="eq-5-2"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable width="100%"><mtr><mtd width="50%"></mtd><mtd><mrow><msub><mi>C</mi><mtext>date cible</mtext></msub><mtext>  </mtext><mo>=</mo><mtext>  </mtext><msub><mi>C</mi><mtext>date connue</mtext></msub><mo>×</mo><mfrac><msub><mi>I</mi><mtext>date cible</mtext></msub><msub><mi>I</mi><mtext>date connue</mtext></msub></mfrac></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(5.2)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">C_{\text{date cible}} \;=\; C_{\text{date connue}} \times195\frac{I_{\text{date cible}}}{I_{\text{date connue}}}\tag{5.2}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">date cible</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">date connue</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.1963em;vertical-align:-0.836em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3603em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"><span class="mord mathnormal" style="margin-right:0.0785em;">I</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0785em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">date connue</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"><span class="mord mathnormal" style="margin-right:0.0785em;">I</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0785em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">date cible</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.836em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span></span><span class="katex-tag"><span class="katex-strut" style="height:2.1963em;vertical-align:-0.836em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">5.2</span></span><span class="mord">)</span></span></span></span></span></span></div>196<p id="p5-35">où <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>I</mi></mrow><annotation encoding="application/x-tex">I</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.0785em;">I</span></span></span></span> désigne l'indice de coûts de construction à chaque date.</p></div></div>197<div class="box box-ex" id="ex-5-5"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.5</span><span class="box-title">— indexation simple</span><a class="box-anchor" href="#ex-5-5" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-36">Coût connu en 2023 : 250 $/pi<sup>2</sup>, indice 2023 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 100,0 (IPCB, base 2023). Indice 2025 : 105,5 (niveau illustratif).</p>198<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><msub><mi>C</mi><mn>2025</mn></msub><mo>=</mo><mn>250</mn><mo>×</mo><mfrac><mn>105,5</mn><mn>100,0</mn></mfrac><mo>=</mo><mn>263,75</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup><mo separator="true">,</mo></mrow><annotation encoding="application/x-tex">C_{2025} = 250 \times \frac{105{,}5}{100{,}0} = 263{,}75~\$/\text{pi}^2,</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3011em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">2025</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">250</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.2019em;vertical-align:-0.8804em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3214em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">100</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">0</span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">105</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">5</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.8804em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">263</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">75</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span><span class="mpunct">,</span></span></span></span></span></div>199<p id="p5-37">soit <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>5,5 % en deux ans — un rythme bien plus modéré qu'en 2021–2022.</p></div></div>200<h3 id="s-5-5-3" class="h-subsection"><span class="h-num">5.5.3</span><span class="h-text">L'IPCB de Statistique Canada</span><a class="h-anchor" href="#s-5-5-3" aria-label="Lien vers cette section">#</a></h3>201<div class="box box-qc" id="quebec-5-38"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-map"/></svg></span><span class="box-label">l'indice public de référence</span><a class="box-anchor" href="#quebec-5-38" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-39">L'<strong class="c-bleu">Indice des prix de la construction de bâtiments</strong> (IPCB) est publié trimestriellement par Statistique Canada (tableau <strong>18-10-0289-01</strong>), sur base <strong>2023 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 100</strong> depuis le rebasage du T3 2024 (les anciennes tables 18-10-0135-01 et 18-10-0276, base 2017, sont archivées). Il couvre le résidentiel et le non-résidentiel dans les grandes régions métropolitaines, dont Montréal et <strong>Ottawa–Gatineau</strong>. C'est la référence publique et gratuite pour l'indexation temporelle. En 2025, la hausse a été d'environ <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>3,0 % (résidentiel) et <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>4,1 % (non résidentiel) au Canada.</p></div></div>202<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th class="al-c">Année</th><th class="al-c">Niveau (2023 = 100)</th><th class="al-c">Variation annuelle</th></tr></thead><tbody><tr><td class="al-c">2020</td><td class="al-c">71,6</td><td class="al-c">—</td></tr><tr><td class="al-c">2021</td><td class="al-c">85,2</td><td class="al-c"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>19 %</td></tr><tr><td class="al-c">2022</td><td class="al-c">97,1</td><td class="al-c"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>14 %</td></tr><tr><td class="al-c">2023</td><td class="al-c">100,0</td><td class="al-c"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>3,0 %</td></tr><tr><td class="al-c">2024</td><td class="al-c">102,4</td><td class="al-c"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>2,4 %</td></tr><tr><td class="al-c">2025</td><td class="al-c">105,5</td><td class="al-c"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>3,0 %</td></tr></tbody></table></div></div>203<div class="box box-rem" id="remarque-5-40"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pen"/></svg></span><span class="box-label">Remarque</span><a class="box-anchor" href="#remarque-5-40" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-41">Les niveaux antérieurs à 2023 sont <em>illustratifs</em> (rétropolés); les variations annuelles sont conformes aux données publiées (résidentiel). Retenir le profil : flambée exceptionnelle 2021–2022, normalisation ensuite.</p></div></div>204<p id="p5-42">L'utilisation concrète de l'IPCB demande trois précautions. D'abord, choisir la bonne série : l'indice distingue le résidentiel du non-résidentiel, et les deux ont divergé sensiblement depuis 2023 — indexer un entrepôt avec la série résidentielle introduit un biais gratuit. Ensuite, choisir la bonne géographie : la série d'Ottawa–Gatineau existe et doit être préférée à la moyenne canadienne pour un immeuble de l'Outaouais, les cycles locaux de construction ne coïncidant pas toujours avec le rythme national. Enfin, se rappeler que l'indice mesure les prix des <em>entrepreneurs</em> pour un panier de bâtiments types : il capture le marché de la construction neuve courante, pas celui de la rénovation ni celui des bâtiments d'exception. Pour un immeuble très atypique, l'indexation par IPCB reste un ordre de grandeur, à recouper avec les guides spécialisés.</p>205<h3 id="s-5-5-4" class="h-subsection"><span class="h-num">5.5.4</span><span class="h-text">Les facteurs de localisation régionale</span><a class="h-anchor" href="#s-5-5-4" aria-label="Lien vers cette section">#</a></h3>206<p id="p5-43">Les guides de coûts publient des facteurs régionaux, le plus souvent sur base <strong>Toronto <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 1,00</strong> (Altus) : Vancouver 1,05–1,10, Montréal 0,95–1,00, Québec 0,90–0,95, <strong>Ottawa–Gatineau 0,95–1,00</strong>, Trois-Rivières 0,85–0,90. Pour passer d'une ville à une autre, on utilise le <strong class="c-bleu">ratio des facteurs</strong><label for="sn-5-4" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-5-4" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">Gatineau vs Montréal <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>≈</mo><mn>0,95</mn><mi mathvariant="normal">/</mi><mn>0,98</mn><mo>≈</mo><mn>0,97</mn></mrow><annotation encoding="application/x-tex">\approx 0{,}95/0{,}98 \approx2070{,}97</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4831em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">95/0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">98</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">97</span></span></span></span>.</span> : un coût établi pour Montréal se convertit pour Gatineau en le multipliant par <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>0,95</mn><mi mathvariant="normal">/</mi><mn>0,98</mn><mo>≈</mo><mn>0,97</mn></mrow><annotation encoding="application/x-tex">0{,}95/0{,}98 \approx 0{,}97</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">95/0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">98</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">97</span></span></span></span>.</p>208<p id="p5-44">Exprimés par rapport à Montréal (<span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 1,00), les repères québécois illustratifs deviennent : Québec 0,93–0,97; Gatineau 0,95–0,98; Sherbrooke 0,90–0,94; Trois-Rivières 0,88–0,92; Saguenay 0,87–0,91; régions éloignées 1,05–1,20; Grand Nord 1,50–2,50.</p>209<p id="p5-45">Ces écarts ne sont pas arbitraires : ils reflètent la structure réelle des coûts locaux. La main-d'œuvre, dont les taux CCQ sont largement uniformes à travers la province, n'explique presque rien; ce sont la disponibilité des entrepreneurs (moins de concurrence en région, carnets de commandes pleins dans les marchés chauds), le transport des matériaux depuis les centres de distribution, la densité des sous-traitants spécialisés et la saison de construction effective qui creusent les différences. Gatineau présente un profil singulier : son marché de la construction est intégré à celui d'Ottawa, si bien que la conjoncture ontarienne — grands chantiers fédéraux, pénuries de métiers de l'autre côté de la rivière — s'y répercute plus directement que la conjoncture montréalaise. L'évaluateur de l'Outaouais gagne à suivre les deux marchés à la fois.</p>210<div class="box box-att" id="attention-5-46"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">régions éloignées</span><a class="box-anchor" href="#attention-5-46" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-47">Côte-Nord, Abitibi, Nord-du-Québec : transport des matériaux, pénurie de main-d'œuvre et conditions climatiques peuvent majorer les coûts de façon très significative — jusqu'à plus du double dans le Grand Nord. Ne jamais appliquer un coût « province » uniforme.</p></div></div>211<div class="box box-terrain" id="terrain-5-48"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-hardhat"/></svg></span><span class="box-label">ajustements saisonniers</span><a class="box-anchor" href="#terrain-5-48" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-49">En période de pointe (mai–octobre), la demande de main-d'œuvre et les heures supplémentaires poussent les coûts vers le haut; en hiver, la main-d'œuvre se libère mais le chauffage de chantier, les abris et la protection antigel du béton créent leurs propres surcoûts. En pratique, l'évaluateur retient un coût <strong class="c-bleu">annuel moyen</strong>, sauf si la date d'évaluation coïncide avec une conjoncture atypique documentée.</p></div></div>212<div class="box box-ex" id="ex-5-6"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.6</span><span class="box-title">— indexation temporelle et conversion régionale combinées</span><a class="box-anchor" href="#ex-5-6" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-50">Un immeuble résidentiel de 12 logements a coûté <span class="num">1 500 000 $</span> à construire en 2020 dans la région de Montréal. On veut le coût neuf 2025 pour un immeuble équivalent à Gatineau. Indices (illustratifs) : 2020 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 71,6; 2025 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 105,5. Facteurs (base Toronto) : Montréal 0,98; Gatineau 0,95.</p>213<p id="p5-51"><strong>1. Indexation temporelle :</strong></p>214<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><msub><mi>C</mi><mn>2025</mn></msub><mo>=</mo><mn>1</mn><mtext> </mtext><mn>500</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mfrac><mn>105,5</mn><mn>71,6</mn></mfrac><mo>=</mo><mn>1</mn><mtext> </mtext><mn>500</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>1,4735</mn><mo>=</mo><mn>2</mn><mtext> </mtext><mn>210</mn><mtext> </mtext><mn>250</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">.</mi></mrow><annotation encoding="application/x-tex">C_{2025} = 1\,500\,000 \times \frac{105{,}5}{71{,}6}215= 1\,500\,000 \times 1{,}4735 = 2\,210\,250~\$.</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3011em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">2025</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">500</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.2019em;vertical-align:-0.8804em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3214em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">71</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">6</span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">105</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">5</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.8804em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">500</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">4735</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">2</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">210</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">250</span><span class="mspace nobreak"> </span><span class="mord">$.</span></span></span></span></span></div>216<p id="p5-52"><strong>2. Conversion régionale :</strong></p>217<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mn>2</mn><mtext> </mtext><mn>210</mn><mtext> </mtext><mn>250</mn><mo>×</mo><mfrac><mn>0,95</mn><mn>0,98</mn></mfrac><mo>≈</mo><mn>2</mn><mtext> </mtext><mn>210</mn><mtext> </mtext><mn>250</mn><mo>×</mo><mn>0,97</mn><mo>≈</mo><mn>2</mn><mtext> </mtext><mn>144</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">.</mi></mrow><annotation encoding="application/x-tex">2\,210\,250 \times \frac{0{,}95}{0{,}98} \approx2182\,210\,250 \times 0{,}97 \approx 2\,144\,000~\$.</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">2</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">210</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">250</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.2019em;vertical-align:-0.8804em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3214em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">98</span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">95</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.8804em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">2</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">210</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">250</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">97</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">2</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">144</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$.</span></span></span></span></span></div>219<p id="p5-53">Hausse d'environ 47 % en cinq ans, dominée par la flambée 2021–2022. Les deux ajustements sont multiplicatifs et leur ordre est indifférent — mais il faut faire les <em>deux</em>.</p></div></div>220<h2 id="s-5-6" class="h-section"><span class="h-num">5.6</span><span class="h-text">Les unités de comparaison</span><a class="h-anchor" href="#s-5-6" aria-label="Lien vers cette section">#</a></h2>221<h3 id="s-5-6-1" class="h-subsection"><span class="h-num">5.6.1</span><span class="h-text">Vue d'ensemble</span><a class="h-anchor" href="#s-5-6-1" aria-label="Lien vers cette section">#</a></h3>222<p id="p5-54">Pour comparer des bâtiments de tailles différentes, le coût doit s'exprimer dans une <span class="motcle" data-term="unité de comparaison">unité de comparaison</span> standard : le pied carré (dominant au Québec), le mètre carré (en progression), le coût par composante (usages spécialisés) et le pied cube (bâtiments industriels). Le choix de l'unité n'est pas neutre : une bonne unité de comparaison est celle qui capture le <em>générateur de coût</em> dominant du type de bâtiment. Pour une maison, c'est la superficie de plancher; pour un hôtel, c'est la chambre, parce que salles de bains, mobilier et corridors se déclinent par chambre; pour un entrepôt, c'est le volume, parce que la hauteur libre coûte de la structure et du chauffage même sans plancher additionnel. Utiliser la mauvaise unité — comparer deux hôtels au pied carré, par exemple — masque les différences structurantes au lieu de les révéler.</p>223<div class="box box-att" id="attention-5-55"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Attention</span><a class="box-anchor" href="#attention-5-55" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-56">L'unité doit être <strong class="c-rouge">cohérente</strong> entre le coût de référence et le bâtiment évalué. La première question devant tout coût unitaire publié : <em>sur quelle superficie est-il calculé?</em></p></div></div>224<h3 id="s-5-6-2" class="h-subsection"><span class="h-num">5.6.2</span><span class="h-text">Le pied carré et les normes de mesure BOMA</span><a class="h-anchor" href="#s-5-6-2" aria-label="Lien vers cette section">#</a></h3>225<div class="box box-form" id="form-5-3"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 5.3</span><span class="box-title">— coût unitaire au pied carré</span><a class="box-anchor" href="#form-5-3" aria-label="Lien">#</a></div><div class="box-body"><div class="eq" id="eq-5-3"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable width="100%"><mtr><mtd width="50%"></mtd><mtd><mrow><mi>c</mi><mtext>  </mtext><mo>=</mo><mtext>  </mtext><mfrac><msub><mi>C</mi><mtext>total</mtext></msub><msub><mi>S</mi><msup><mtext>pi</mtext><mn>2</mn></msup></msub></mfrac></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(5.3)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">c \;=\; \frac{C_{\text{total}}}{S_{\text{pi}^2}}\tag{5.3}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4306em;"></span><span class="mord mathnormal">c</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.3804em;vertical-align:-1.02em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3603em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"><span class="mord mathnormal" style="margin-right:0.0576em;">S</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3448em;"><span style="top:-2.5021em;margin-left:-0.0576em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.7753em;"><span style="top:-2.815em;margin-right:0.0714em;"><span class="pstrut" style="height:2.5em;"></span><span class="katex-sizing reset-size3 size1 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.334em;"><span></span></span></span></span></span></span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">total</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:1.02em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span></span><span class="katex-tag"><span class="katex-strut" style="height:2.3804em;vertical-align:-1.02em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">5.3</span></span><span class="mord">)</span></span></span></span></span></span></div></div></div>226<p id="p5-57">La superficie <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>S</mi></mrow><annotation encoding="application/x-tex">S</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.0576em;">S</span></span></span></span> peut se mesurer de plusieurs façons, hiérarchisées par les normes <span class="motcle" data-term="BOMA">BOMA</span> (<em>Building Owners and Managers Association</em>). La mesure la plus englobante est la <strong>GBA</strong> (<em>Gross Building Area</em>) : la superficie brute, prise à l'extérieur des murs, tous étages hors sol — c'est la norme du <strong class="c-bleu">résidentiel</strong> et celle qu'utilisent la plupart des guides de coûts. Vient ensuite la <strong>GLA</strong> (<em>Gross Leasable Area</em>), la superficie locative brute qu'utilise le commerce de détail, puis la <strong>NRA</strong> (<em>Net Rentable Area</em>), la superficie locative nette des immeubles de bureaux, qui exclut murs et circulations verticales, et enfin la <strong>USA</strong> (<em>Usable Area</em>), la superficie réellement utilisable par l'occupant.</p>227<p id="p5-58">L'ordre est strict : GBA <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>&gt;</mo></mrow><annotation encoding="application/x-tex">&gt;</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.5782em;vertical-align:-0.0391em;"></span><span class="mrel">&gt;</span></span></span></span> GLA <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>&gt;</mo></mrow><annotation encoding="application/x-tex">&gt;</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.5782em;vertical-align:-0.0391em;"></span><span class="mrel">&gt;</span></span></span></span> NRA <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>&gt;</mo></mrow><annotation encoding="application/x-tex">&gt;</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.5782em;vertical-align:-0.0391em;"></span><span class="mrel">&gt;</span></span></span></span> USA. Plus la mesure est restreinte, plus le coût <em>unitaire</em> correspondant est élevé<label for="sn-5-5" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-5-5" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">200 $/pi<sup>2</sup> en GBA <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo mathvariant="normal">≠</mo></mrow><annotation encoding="application/x-tex">\neq</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8889em;vertical-align:-0.1944em;"></span><span class="mrel"><span class="mrel"><span class="mord katex-vbox"><span class="katex-thinbox"><span class="rlap"><span class="katex-strut" style="height:0.8889em;vertical-align:-0.1944em;"></span><span class="katex-inner"><span class="mord"><span class="mrel"></span></span></span><span class="katex-fix"></span></span></span></span></span><span class="mspace nobreak"></span><span class="mrel">=</span></span></span></span></span> 200 $/pi<sup>2</sup> en NRA.</span> : le même coût total se divise par une surface plus petite.</p>228<h3 id="s-5-6-3" class="h-subsection"><span class="h-num">5.6.3</span><span class="h-text">Le mètre carré</span><a class="h-anchor" href="#s-5-6-3" aria-label="Lien vers cette section">#</a></h3>229<div class="box box-form" id="form-5-4"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 5.4</span><span class="box-title">— conversion pi<sup>2</sup> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>↔</mo></mrow><annotation encoding="application/x-tex">\leftrightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">↔</span></span></span></span> m<sup>2</sup></span><a class="box-anchor" href="#form-5-4" aria-label="Lien">#</a></div><div class="box-body"><div class="eq" id="eq-5-4"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable width="100%"><mtr><mtd width="50%"></mtd><mtd><mrow><msub><mi>c</mi><mrow><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>m</mtext><mn>2</mn></msup></mrow></msub><mtext>  </mtext><mo>=</mo><mtext>  </mtext><msub><mi>c</mi><mrow><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup></mrow></msub><mo>×</mo><mn>10,764</mn></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(5.4)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">c_{\$/\text{m}^2} \;=\; c_{\$/\text{pi}^2} \times 10{,}764\tag{5.4}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7858em;vertical-align:-0.3552em;"></span><span class="mord"><span class="mord mathnormal">c</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3448em;"><span style="top:-2.5198em;margin-left:0em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">$/</span><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">m</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.7463em;"><span style="top:-2.786em;margin-right:0.0714em;"><span class="pstrut" style="height:2.5em;"></span><span class="katex-sizing reset-size3 size1 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.3552em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.9563em;vertical-align:-0.3729em;"></span><span class="mord"><span class="mord mathnormal">c</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3448em;"><span style="top:-2.5021em;margin-left:0em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">$/</span><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.7753em;"><span style="top:-2.815em;margin-right:0.0714em;"><span class="pstrut" style="height:2.5em;"></span><span class="katex-sizing reset-size3 size1 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.3729em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">10</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">764</span></span><span class="katex-tag"><span class="katex-strut" style="height:1.1229em;vertical-align:-0.3729em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">5.4</span></span><span class="mord">)</span></span></span></span></span></span></div></div></div>230<p id="p5-59">Exemple : 225 $/pi<sup>2</sup> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 10,764 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 2 422 $/m<sup>2</sup>. Le mètre carré gagne du terrain dans les publications canadiennes et internationales; le pied carré reste dominant dans la pratique quotidienne québécoise.</p>231<h3 id="s-5-6-4" class="h-subsection"><span class="h-num">5.6.4</span><span class="h-text">Le coût par composante et le pied cube</span><a class="h-anchor" href="#s-5-6-4" aria-label="Lien vers cette section">#</a></h3>232<p id="p5-60">Pour certains types d'immeubles, l'unité naturelle n'est ni le pied ni le mètre carré, mais l'unité fonctionnelle :</p>233<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Type de propriété</th><th>Unité</th><th>Ordre de grandeur</th></tr></thead><tbody><tr><td>Immeuble à logements</td><td>$/logement</td><td>150 000 – 350 000 $</td></tr><tr><td>Hôtel</td><td>$/chambre</td><td>100 000 – 400 000 $</td></tr><tr><td>Hôpital</td><td>$/lit</td><td>500 000 – 1 500 000 $</td></tr><tr><td>École</td><td>$/place-élève</td><td>30 000 – 60 000 $</td></tr><tr><td>Stationnement étagé</td><td>$/place</td><td>25 000 – 60 000 $</td></tr><tr><td>CHSLD</td><td>$/lit</td><td>300 000 – 600 000 $</td></tr><tr><td>Garderie (CPE)</td><td>$/place</td><td>40 000 – 70 000 $</td></tr></tbody></table></div></div>234<p id="p5-61">Pour l'industriel, où la hauteur libre varie de 14 à plus de 40 pieds et pèse directement sur la structure, le CVAC et l'éclairage, on utilise le <strong class="c-bleu">pied cube</strong> :</p>235<div class="box box-ex" id="ex-5-7"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.7</span><span class="box-title">— coût au pied cube d'un entrepôt</span><a class="box-anchor" href="#ex-5-7" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-62">Entrepôt de <span class="num">50 000</span> pi<sup>2</sup> avec 24 pi de hauteur libre : volume <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>50</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>24</mn><mo>=</mo><mn>1</mn><mtext> </mtext><mn>200</mn><mtext> </mtext><mn>000</mn></mrow><annotation encoding="application/x-tex">= 50\,000 \times 24 = 1\,200\,000</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">50</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">24</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">200</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span></span></span></span> pi<sup>3</sup>. Coût total de <span class="num">3 600 000 $</span> :</p>236<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mi>c</mi><mo>=</mo><mfrac><mrow><mn>3</mn><mtext> </mtext><mn>600</mn><mtext> </mtext><mn>000</mn></mrow><mrow><mn>1</mn><mtext> </mtext><mn>200</mn><mtext> </mtext><mn>000</mn></mrow></mfrac><mo>=</mo><mn>3,00</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>3</mn></msup><mi mathvariant="normal">.</mi></mrow><annotation encoding="application/x-tex">c = \frac{3\,600\,000}{1\,200\,000} = 3{,}00~\$/\text{pi}^3.</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4306em;"></span><span class="mord mathnormal">c</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.0074em;vertical-align:-0.686em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3214em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">200</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">3</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">600</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.686em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">3</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">00</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">3</span></span></span></span></span></span></span></span><span class="mord">.</span></span></span></span></span></div>237<p id="p5-63">Deux entrepôts de même empreinte au sol mais de hauteurs différentes deviennent ainsi directement comparables.</p></div></div>238<h3 id="s-5-6-5" class="h-subsection"><span class="h-num">5.6.5</span><span class="h-text">Ordres de grandeur des coûts totaux (2025–2026)</span><a class="h-anchor" href="#s-5-6-5" aria-label="Lien vers cette section">#</a></h3>239<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Type ($/pi<sup>2</sup>)</th><th class="al-c">Qualité basse</th><th class="al-c">Moyenne</th><th class="al-c">Supérieure</th></tr></thead><tbody><tr><td>Maison unifamiliale</td><td class="al-c">150–190</td><td class="al-c">200–260</td><td class="al-c">280–400<span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span></td></tr><tr><td>Jumelé / rangée</td><td class="al-c">140–175</td><td class="al-c">185–240</td><td class="al-c">260–350</td></tr><tr><td>Immeuble à logements (3–6)</td><td class="al-c">130–160</td><td class="al-c">170–220</td><td class="al-c">240–320</td></tr><tr><td>Condo multi-étages</td><td class="al-c">180–220</td><td class="al-c">230–300</td><td class="al-c">320–500</td></tr><tr><td>Bureau (classe A)</td><td class="al-c">200–260</td><td class="al-c">270–350</td><td class="al-c">370–500<span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span></td></tr><tr><td>Commerce de détail</td><td class="al-c">120–160</td><td class="al-c">170–230</td><td class="al-c">250–350</td></tr><tr><td>Entrepôt simple</td><td class="al-c">60–80</td><td class="al-c">85–120</td><td class="al-c">130–180</td></tr><tr><td>École</td><td class="al-c">250–300</td><td class="al-c">310–380</td><td class="al-c">400–500</td></tr><tr><td>Hôpital</td><td class="al-c" colspan="3">650–930 (<span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>≈</mo></mrow><annotation encoding="application/x-tex">\approx</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4831em;"></span><span class="mrel">≈</span></span></span></span> 7 000–10 000 $/m<sup>2</sup>)</td></tr></tbody></table></div></div>240<div class="box box-rem" id="remarque-5-64"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pen"/></svg></span><span class="box-label">lecture du tableau</span><a class="box-anchor" href="#remarque-5-64" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-65">Ces fourchettes sont des <strong>coûts totaux</strong> indicatifs (directs <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span> indirects <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span> profit), tirés d'Altus et du marché, arrondis. Elles servent de test de vraisemblance — pas de source d'estimation finale.</p></div></div>241<p id="p5-66">Le test de vraisemblance est moins trivial qu'il n'y paraît, et il sauve régulièrement des rapports. Supposons qu'un calcul détaillé aboutisse à 118 $/pi<sup>2</sup> pour une maison unifamiliale de qualité moyenne : le tableau indique 200 à 260 $ — quelque chose cloche, presque sûrement la portée (des coûts directs pris pour un coût complet) ou une superficie erronée. À l'inverse, un résultat de 340 $/pi<sup>2</sup> pour la même maison signale soit une classe de qualité mal jugée, soit un double comptage d'ajouts. Le réflexe professionnel : situer <em>chaque</em> estimation finale dans la fourchette de son type de bâtiment avant de la coucher dans le rapport, et expliquer explicitement tout écart — il y a parfois d'excellentes raisons de sortir de la fourchette, mais elles doivent être écrites noir sur blanc.</p>242<h2 id="s-5-7" class="h-section"><span class="h-num">5.7</span><span class="h-text">Les sources de données de coûts</span><a class="h-anchor" href="#s-5-7" aria-label="Lien vers cette section">#</a></h2>243<h3 id="s-5-7-1" class="h-subsection"><span class="h-num">5.7.1</span><span class="h-text">Panorama</span><a class="h-anchor" href="#s-5-7-1" aria-label="Lien vers cette section">#</a></h3>244<p id="p5-67">Six familles de sources alimentent l'évaluateur québécois : les guides commerciaux (<span class="motcle" data-term="Altus Group">Altus Group</span>, <span class="motcle" data-term="Marshall &amp; Swift">Marshall &amp; Swift</span>, <span class="motcle" data-term="RSMeans">RSMeans</span>), les données directes du marché (entrepreneurs et soumissions), et les référentiels publics (rôle d'évaluation et <span class="motcle" data-term="MEFQ">MEFQ</span>, le Manuel d'évaluation foncière du Québec). Le métier consiste à les croiser et à les réconcilier — jamais à en recopier une seule.</p>245<p id="p5-68">Chacune de ces sources a été conçue pour un public et un usage précis, et c'est ce qui explique leurs écarts apparents. Un guide national comme Altus vise la budgétisation préliminaire des promoteurs et publie des fourchettes larges; Marshall &amp; Swift vise l'évaluateur et structure ses coûts pour la ventilation de la dépréciation; RSMeans vise l'estimateur en construction et descend au prix unitaire du mètre de tuyau; l'entrepreneur local, lui, connaît le prix réel de la main-d'œuvre du chantier voisin mais n'a aucune raison de généraliser; et le MEFQ vise l'équité fiscale entre contribuables, pas la valeur marchande d'un immeuble en particulier. Savoir <em>d'où parle</em> chaque source est la moitié du travail d'interprétation — l'autre moitié étant de vérifier ce que ses chiffres incluent.</p>246<h3 id="s-5-7-2" class="h-subsection"><span class="h-num">5.7.2</span><span class="h-text">Altus Group — Canadian Cost Guide</span><a class="h-anchor" href="#s-5-7-2" aria-label="Lien vers cette section">#</a></h3>247<p id="p5-69">Publié annuellement (édition courante 2025–2026), le guide d'Altus couvre plus de 60 types de bâtiments avec des fourchettes bas/moyen/élevé en $/pi<sup>2</sup> et $/m<sup>2</sup>, et des facteurs régionaux sur base Toronto <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 1,00. C'est la référence canadienne pour les <strong class="c-bleu">estimations préliminaires</strong> et la validation d'ordres de grandeur : résidentiel, bureaux (A/B/C), détail, hôtels, industriel, institutionnel, loisirs, stationnements, mixtes.</p>248<div class="box box-att" id="attention-5-70"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">inclusions et exclusions</span><a class="box-anchor" href="#attention-5-70" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-71">Selon la source et l'édition, les coûts publiés incluent ou non les honoraires, les coûts indirects et le profit entrepreneurial — et excluent généralement le terrain et les taxes. <strong class="c-rouge">Toujours vérifier la définition exacte</strong> avant d'utiliser un chiffre : c'est la première cause d'écarts inexpliqués entre deux estimations (la séance 6 y revient en détail).</p></div></div>249<h3 id="s-5-7-3" class="h-subsection"><span class="h-num">5.7.3</span><span class="h-text">Marshall &amp; Swift — Marshall Valuation Service</span><a class="h-anchor" href="#s-5-7-3" aria-label="Lien vers cette section">#</a></h3>250<p id="p5-72">Le <em>Marshall Valuation Service</em> (MVS), historiquement publié par Marshall &amp; Swift et aujourd'hui offert par CoreLogic/Gordian, est l'un des référentiels les plus utilisés en Amérique du Nord. Il propose deux méthodes phares, de granularité croissante. La méthode <strong>calculator</strong> (section 12 du manuel) part d'un coût de base par type, classe et qualité de bâtiment, qu'elle corrige ensuite par une chaîne de multiplicateurs — hauteur d'étage, périmètre, nombre d'étages, indice temporel, facteur local. La méthode <strong>segregated cost</strong>, plus fine, ventile le coût par composante du bâtiment : les fondations pèsent typiquement 5 à 10 % du total, la structure 15 à 25 %, la toiture 5 à 10 %, les murs extérieurs 10 à 15 %, la plomberie 8 à 12 %, le CVAC 10 à 15 %, l'électricité 8 à 12 % et les finitions 15 à 20 %. Cette seconde méthode, approfondie à la séance 6, permet de moduler chaque composante selon l'état réel du bâtiment évalué — un atout décisif quand viendra le temps de ventiler la dépréciation.</p>251<div class="box box-form" id="form-5-5"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 5.5</span><span class="box-title">— méthode calculator (Marshall &amp; Swift)</span><a class="box-anchor" href="#form-5-5" aria-label="Lien">#</a></div><div class="box-body"><div class="eq" id="eq-5-5"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable width="100%"><mtr><mtd width="50%"></mtd><mtd><mrow><mi>C</mi><mtext>  </mtext><mo>=</mo><mtext>  </mtext><msub><mi>C</mi><mtext>base</mtext></msub><mo>×</mo><msub><mi>M</mi><mtext>hauteur</mtext></msub><mo>×</mo><msub><mi>M</mi><mrow><mtext>p</mtext><mover accent="true"><mtext>e</mtext><mo>ˊ</mo></mover><mtext>rim</mtext><mover accent="true"><mtext>e</mtext><mo>ˋ</mo></mover><mtext>tre</mtext></mrow></msub><mo>×</mo><msub><mi>M</mi><mrow><mover accent="true"><mtext>e</mtext><mo>ˊ</mo></mover><mtext>tages</mtext></mrow></msub><mo>×</mo><mfrac><msub><mi>I</mi><mtext>actuel</mtext></msub><msub><mi>I</mi><mtext>base</mtext></msub></mfrac><mo>×</mo><msub><mi>M</mi><mtext>local</mtext></msub></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(5.5)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">C \;=\; C_{\text{base}} \times M_{\text{hauteur}} \times M_{\text{périmètre}}252\times M_{\text{étages}} \times \frac{I_{\text{actuel}}}{I_{\text{base}}}253\times M_{\text{local}}\tag{5.5}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">base</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.109em;">M</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.109em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">hauteur</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.9694em;vertical-align:-0.2861em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.109em;">M</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.109em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">p</span><span class="mord katex-accent mtight"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-2.7em;"><span class="pstrut" style="height:2.7em;"></span><span class="mord mtight">e</span></span><span style="top:-2.7em;"><span class="pstrut" style="height:2.7em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord mtight">ˊ</span></span></span></span></span></span></span><span class="mord mtight">rim</span><span class="mord katex-accent mtight"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-2.7em;"><span class="pstrut" style="height:2.7em;"></span><span class="mord mtight">e</span></span><span style="top:-2.7em;"><span class="pstrut" style="height:2.7em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord mtight">ˋ</span></span></span></span></span></span></span><span class="mord mtight">tre</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.2861em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.9694em;vertical-align:-0.2861em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.109em;">M</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.109em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord katex-accent mtight"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-2.7em;"><span class="pstrut" style="height:2.7em;"></span><span class="mord mtight">e</span></span><span style="top:-2.7em;"><span class="pstrut" style="height:2.7em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord mtight">ˊ</span></span></span></span></span></span></span><span class="mord mtight">tages</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.2861em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.1963em;vertical-align:-0.836em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3603em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"><span class="mord mathnormal" style="margin-right:0.0785em;">I</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0785em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">base</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"><span class="mord mathnormal" style="margin-right:0.0785em;">I</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0785em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">actuel</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.836em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.109em;">M</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.109em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">local</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span><span class="katex-tag"><span class="katex-strut" style="height:2.1963em;vertical-align:-0.836em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">5.5</span></span><span class="mord">)</span></span></span></span></span></span></div>254<p id="p5-73">où les <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>M</mi></mrow><annotation encoding="application/x-tex">M</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.109em;">M</span></span></span></span> sont les multiplicateurs de hauteur d'étage, de périmètre (forme), d'étages multiples et de localisation, et <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>I</mi></mrow><annotation encoding="application/x-tex">I</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.0785em;">I</span></span></span></span> les indices de mise à jour temporelle.</p></div></div>255<h3 id="s-5-7-4" class="h-subsection"><span class="h-num">5.7.4</span><span class="h-text">RSMeans (Gordian)</span><a class="h-anchor" href="#s-5-7-4" aria-label="Lien vers cette section">#</a></h3>256<p id="p5-74">Base de données américaine très détaillée — plus de <span class="num">60 000</span> prix unitaires organisés selon le système <span class="motcle" data-term="MasterFormat">MasterFormat</span> du CSI (division 03 béton, 04 maçonnerie, 06 bois, 07 protection thermique, 22 plomberie, 23 CVAC, 26 électricité, etc.) — avec des <em>City Cost Indexes</em> exprimant le niveau de chaque ville (dont des villes canadiennes) par rapport à une base nationale américaine <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 100, en distinguant matériaux, main-d'œuvre et total. Ses données par <em>assemblies</em> (assemblages complets : par exemple un mur extérieur à ossature de bois autour de 18,50 $/pi<sup>2</sup> de mur, tout compris) sont précieuses pour les bâtiments complexes.</p>257<div class="box box-att" id="attention-5-75"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Attention</span><a class="box-anchor" href="#attention-5-75" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-76">RSMeans reflète le contexte <strong class="c-rouge">américain</strong> : vérifier la conversion monétaire, les écarts de pratiques et de normes avant toute application au Québec.</p></div></div>258<h3 id="s-5-7-5" class="h-subsection"><span class="h-num">5.7.5</span><span class="h-text">Entrepreneurs, rôle d'évaluation et MEFQ</span><a class="h-anchor" href="#s-5-7-5" aria-label="Lien vers cette section">#</a></h3>259<p id="p5-77">Les <strong class="c-bleu">soumissions réelles</strong> d'entrepreneurs sont la source la plus proche du marché local — elles incluent le profit et reflètent la conjoncture — mais leur accès est difficile (confidentialité) et chaque projet est unique, ce qui limite la comparabilité.</p>260<div class="box box-qc" id="quebec-5-78"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-map"/></svg></span><span class="box-label">rôle d'évaluation et MEFQ</span><a class="box-anchor" href="#quebec-5-78" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-79">Le <strong class="c-bleu">Manuel d'évaluation foncière du Québec</strong> (MEFQ), publié par le MAMH, fournit les grilles de coûts normalisés utilisées par les évaluateurs municipaux; le rôle d'évaluation qui en découle est public et gratuit. Mise en garde essentielle : ces coûts sont conçus pour l'évaluation <em>municipale</em> à des fins fiscales, sur une base triennale — ils peuvent retarder sur le marché et ne visent pas la valeur marchande courante. Excellents pour la vérification, insuffisants comme source unique.</p></div></div>261<div class="center"><div class="table-wrap"><table class="tbl table-wide"><thead><tr><th></th><th>Altus</th><th>M&amp;S</th><th>RSMeans</th><th>Entrepr.</th><th>MEFQ</th></tr></thead><tbody><tr><td>Précision</td><td>Bonne</td><td>Très bonne</td><td>Excellente</td><td>Variable</td><td>Moyenne</td></tr><tr><td>Détail</td><td>Moyen</td><td>Élevé</td><td>Très élevé</td><td>Variable</td><td>Moyen</td></tr><tr><td>Accès</td><td>Payant</td><td>Payant</td><td>Payant</td><td>Réseau</td><td>Public</td></tr><tr><td>Mise à jour</td><td>Annuelle</td><td>Continue</td><td>Annuelle</td><td>Continue</td><td>Triennale</td></tr><tr><td>Contexte QC</td><td>Bon</td><td>Moyen</td><td>Bon</td><td>Excellent</td><td>Excellent</td></tr></tbody></table></div></div>262<div class="box box-terrain" id="terrain-5-80"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-hardhat"/></svg></span><span class="box-label">Sur le terrain</span><a class="box-anchor" href="#terrain-5-80" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-81">La bonne pratique professionnelle : <strong class="c-bleu">croiser au moins deux sources</strong> et réconcilier les écarts par le jugement. Une convergence à quelques points de pourcentage près valide l'estimation; un écart important signale presque toujours une différence de <em>portée</em> (inclusions/exclusions) plutôt qu'une erreur de calcul.</p></div></div>263<h2 id="s-5-8" class="h-section"><span class="h-num">5.8</span><span class="h-text">Le processus d'estimation en huit étapes</span><a class="h-anchor" href="#s-5-8" aria-label="Lien vers cette section">#</a></h2>264<div class="center"><div class="tikz"><img src="/assets/fig/392556cfcad00e4e.svg" alt="Figure" width="418" height="267" style="width:min(100%,607px)" loading="lazy" decoding="async"></div></div>265<h3 id="s-5-8-1" class="h-subsection"><span class="h-num">5.8.1</span><span class="h-text">Étapes 1 et 2 : mesurer et classifier</span><a class="h-anchor" href="#s-5-8-1" aria-label="Lien vers cette section">#</a></h3>266<p id="p5-82">L'inspection fournit le type de structure (bois, acier, béton, maçonnerie), le nombre d'étages, les dimensions extérieures, la hauteur des étages et la superficie brute (mesure extérieure des murs). La classification se fait en trois dimensions : le <strong>type</strong> (résidentiel, commercial, industriel, institutionnel), la <strong>classe de construction</strong> et la <strong>qualité</strong> (économique à luxe).</p>267<p id="p5-83">C'est à cette étape, la plus banale en apparence, que naissent la plupart des erreurs matérielles. Une superficie mesurée à l'intérieur des murs alors que le guide travaille en mesure extérieure crée un écart systématique de 5 à 8 %; un sous-sol aménagé compté comme de la superficie habitable à part entière gonfle le coût de base; un demi-étage sous combles se mesure selon des conventions (hauteur libre minimale) qui varient d'une source à l'autre. La règle de prudence : consigner <em>comment</em> chaque dimension a été mesurée, croiser avec le certificat de localisation et la fiche du rôle d'évaluation, et retenir la convention du guide de coûts utilisé — pas la sienne.</p>268<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th class="al-c">Classe</th><th>Description</th><th>Exemple</th></tr></thead><tbody><tr><td class="al-c">A</td><td>Résistive au feu</td><td>Acier/béton protégé — tours de bureaux</td></tr><tr><td class="al-c">B</td><td>Incombustible</td><td>Acier non protégé — entrepôts</td></tr><tr><td class="al-c">C</td><td>Maçonnerie</td><td>Murs porteurs brique/bloc — commerces</td></tr><tr><td class="al-c">D</td><td>Ossature bois</td><td>Maisons, petit résidentiel</td></tr><tr><td class="al-c">S</td><td>Ossature légère</td><td>Préfabriqués métalliques</td></tr></tbody></table></div></div>269<h3 id="s-5-8-2" class="h-subsection"><span class="h-num">5.8.2</span><span class="h-text">Étapes 3 à 5 : source, coût de base, ajustements</span><a class="h-anchor" href="#s-5-8-2" aria-label="Lien vers cette section">#</a></h3>270<p id="p5-84">Le choix de la source suit le bâtiment : Altus ou M&amp;S pour le résidentiel courant, RSMeans pour le complexe ou spécialisé, plusieurs sources pour la vérification croisée. Le coût de base est alors :</p>271<div class="box box-form" id="form-5-6"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 5.6</span><span class="box-title">— coût de base</span><a class="box-anchor" href="#form-5-6" aria-label="Lien">#</a></div><div class="box-body"><div class="eq" id="eq-5-6"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable width="100%"><mtr><mtd width="50%"></mtd><mtd><mrow><msub><mi>C</mi><mtext>base</mtext></msub><mtext>  </mtext><mo>=</mo><mtext>  </mtext><msub><mi>c</mi><mtext>unitaire</mtext></msub><mo>×</mo><mi>S</mi><mspace width="2em"/><mtext>(ou </mtext><mo>×</mo><mi>V</mi><mtext> pour un calcul au volume)</mtext></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(5.6)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">C_{\text{base}} \;=\; c_{\text{unitaire}} \times S272\qquad\text{(ou } \times V \text{ pour un calcul au volume)}\tag{5.6}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">base</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal">c</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3175em;"><span style="top:-2.55em;margin-left:0em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">unitaire</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord mathnormal" style="margin-right:0.0576em;">S</span><span class="mspace" style="margin-right:2em;"></span><span class="mord text"><span class="mord">(ou </span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord mathnormal" style="margin-right:0.2222em;">V</span><span class="mord text"><span class="mord"> pour un calcul au volume)</span></span></span><span class="katex-tag"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">5.6</span></span><span class="mord">)</span></span></span></span></span></span></div></div></div>273<p id="p5-85">suivi des quatre ajustements de l'étape 5 : <strong>localisation</strong> (facteur régional), <strong>temps</strong> (ratio d'indices, éq. <a class="xref" href="#form-5-2">5.2</a>), <strong>qualité</strong> (écart entre le standard du guide et le bâtiment) et <strong>taille</strong> (économies d'échelle : le coût unitaire décroît quand la superficie augmente — multiplicateur de taille chez M&amp;S).</p>274<h3 id="s-5-8-3" class="h-subsection"><span class="h-num">5.8.3</span><span class="h-text">Étapes 6 à 8 : indirects, profit, coût neuf</span><a class="h-anchor" href="#s-5-8-3" aria-label="Lien vers cette section">#</a></h3>275<div class="box box-form" id="form-5-7"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 5.7</span><span class="box-title">— coût neuf total</span><a class="box-anchor" href="#form-5-7" aria-label="Lien">#</a></div><div class="box-body"><div class="eq" id="eq-5-7"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable width="100%"><mtr><mtd width="50%"></mtd><mtd><mrow><msub><mi>C</mi><mtext>neuf</mtext></msub><mtext>  </mtext><mo>=</mo><mtext>  </mtext><msub><mi>C</mi><mtext>directs</mtext></msub><mo>+</mo><msub><mi>C</mi><mtext>indirects</mtext></msub><mo>+</mo><mtext>Profit entrepreneurial</mtext></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(5.7)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">C_{\text{neuf}} \;=\; C_{\text{directs}} + C_{\text{indirects}} +276\text{Profit entrepreneurial}\tag{5.7}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">neuf</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">directs</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">+</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">indirects</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">+</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8889em;vertical-align:-0.1944em;"></span><span class="mord text"><span class="mord">Profit entrepreneurial</span></span></span><span class="katex-tag"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">5.7</span></span><span class="mord">)</span></span></span></span></span></span></div>277<p id="p5-86">Ordres de grandeur : coûts indirects 8–15 % des coûts directs (honoraires, financement intérimaire, permis, assurances, administration); profit entrepreneurial 10–20 % des coûts directs et indirects. Les séances 7 et 8 détaillent ces composantes.</p></div></div>278<h2 id="s-5-9" class="h-section"><span class="h-num">5.9</span><span class="h-text">Cas complet — bungalow à Gatineau</span><a class="h-anchor" href="#s-5-9" aria-label="Lien vers cette section">#</a></h2>279<p id="p5-87">Déroulons le processus complet sur un cas type (hypothèses pédagogiques, date d'évaluation : 1<sup>er</sup> janvier 2026). <strong>Sujet</strong> : bungalow unifamilial (2008), ossature de bois (classe D), qualité moyenne-bonne; rez-de-chaussée de <span class="num">1350</span> pi<sup>2</sup>; sous-sol pleine hauteur aménagé à 50 %; garage attaché de 480 pi<sup>2</sup>; chauffage électrique avec thermopompe; revêtement brique et vinyle; 3 salles de bain; foyer au gaz. Les coûts unitaires ci-dessous sont des <em>coûts directs</em> (les fourchettes <em>publiées</em> par Altus sont des coûts totaux; l'exercice en décompose les composantes).</p>280<h3 id="s-5-9-1" class="h-subsection"><span class="h-num">5.9.1</span><span class="h-text">Première estimation : approche de type Altus</span><a class="h-anchor" href="#s-5-9-1" aria-label="Lien vers cette section">#</a></h3>281<div class="box box-ex" id="ex-5-8"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.8</span><span class="box-title">— bordereau de type Altus</span><a class="box-anchor" href="#ex-5-8" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-88"><strong>Étape 1 — coût de base (coûts directs)</strong> :</p>282<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mn>235</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup><mo>×</mo><mn>1</mn><mtext> </mtext><mn>350</mn><mtext> </mtext><msup><mtext>pi</mtext><mn>2</mn></msup><mo>=</mo><mn>317</mn><mtext> </mtext><mn>250</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">.</mi></mrow><annotation encoding="application/x-tex">235~\$/\text{pi}^2 \times 1\,350~\text{pi}^2 = 317\,250~\$.</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">235</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.0663em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">350</span><span class="mspace nobreak"> </span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">317</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">250</span><span class="mspace nobreak"> </span><span class="mord">$.</span></span></span></span></span></div>283<p id="p5-89"><strong>Étape 2 — ajouts</strong> :</p>284<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Sous-sol aménagé (50 % du coût RdC <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 50 % de la surface)</th><th class="al-r">79 313 $</th></tr><tr><th>Sous-sol non aménagé (50 % de la surface <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 30 % du coût RdC)</th><th class="al-r">47 588 $</th></tr><tr><th>Garage attaché (480 pi<sup>2</sup> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 65 $/pi<sup>2</sup>)</th><th class="al-r">31 200 $</th></tr><tr><th>Foyer au gaz (forfait)</th><th class="al-r">5 500 $</th></tr><tr><th>3<sup>e</sup> salle de bain (supplément)</th><th class="al-r">8 000 $</th></tr></thead><tbody><tr><td><strong>Sous-total coûts directs</strong></td><td class="al-r"><strong>488 851 $</strong></td></tr></tbody></table></div></div>285<p id="p5-90"><strong>Étape 3 — ajustement régional</strong> (référence Montréal 0,98; Gatineau 0,95, base Toronto) :</p>286<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mn>488</mn><mtext> </mtext><mn>851</mn><mo>×</mo><mfrac><mn>0,95</mn><mn>0,98</mn></mfrac><mo>≈</mo><mn>488</mn><mtext> </mtext><mn>851</mn><mo>×</mo><mn>0,97</mn><mo>=</mo><mn>474</mn><mtext> </mtext><mn>185</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">.</mi></mrow><annotation encoding="application/x-tex">488\,851 \times \frac{0{,}95}{0{,}98} \approx 488\,851 \times 0{,}97287= 474\,185~\$.</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">488</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">851</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:2.2019em;vertical-align:-0.8804em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3214em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">98</span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">95</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.8804em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">488</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">851</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">97</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">474</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">185</span><span class="mspace nobreak"> </span><span class="mord">$.</span></span></span></span></span></div>288<p id="p5-91"><strong>Étape 4 — indirects et profit</strong> :</p>289<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Coûts directs ajustés</th><th class="al-r">474 185 $</th></tr><tr><th><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span> Coûts indirects (12 %)</th><th class="al-r">56 902 $</th></tr><tr><th><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span> Profit entrepreneurial (12 % de 531 087 $)</th><th class="al-r">63 730 $</th></tr></thead><tbody><tr><td><strong>Coût de remplacement neuf</strong></td><td class="al-r"><strong>594 817 $</strong></td></tr></tbody></table></div></div>290<p id="p5-92">Arrondi : <strong><span class="num">595 000 $</span></strong>. Noter la cascade : le profit se calcule sur directs <em>plus</em> indirects, pas sur les directs seuls.</p></div></div>291<h3 id="s-5-9-2" class="h-subsection"><span class="h-num">5.9.2</span><span class="h-text">Seconde estimation : Marshall &amp; Swift (calculator)</span><a class="h-anchor" href="#s-5-9-2" aria-label="Lien vers cette section">#</a></h3>292<div class="box box-ex" id="ex-5-9"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 5.9</span><span class="box-title">— bordereau Marshall &amp; Swift</span><a class="box-anchor" href="#ex-5-9" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-93">Coût de base (résidentiel classe D, bonne qualité) : 218,50 $/pi<sup>2</sup>, corrigé par les multiplicateurs de périmètre (1,02), d'indice courant (1,08) et local Québec (0,96) :</p>293<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mn>218,50</mn><mo>×</mo><mn>1,02</mn><mo>×</mo><mn>1,08</mn><mo>×</mo><mn>0,96</mn><mo>≈</mo><mn>231,07</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup><mi mathvariant="normal">.</mi></mrow><annotation encoding="application/x-tex">218{,}50 \times 1{,}02 \times 1{,}08 \times 0{,}96 \approx294231{,}07~\$/\text{pi}^2.</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">218</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">50</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">02</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">08</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">96</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">231</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">07</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span><span class="mord">.</span></span></span></span></span></div>295<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>RdC : <span class="num">1350</span> pi<sup>2</sup> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 231,07 $</th><th class="al-r">311 945 $</th></tr><tr><th>Sous-sol aménagé : 675 pi<sup>2</sup> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 115,54 $</th><th class="al-r">77 990 $</th></tr><tr><th>Sous-sol non aménagé : 675 pi<sup>2</sup> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 69,32 $</th><th class="al-r">46 791 $</th></tr><tr><th>Garage : 480 pi<sup>2</sup> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 62,00 $</th><th class="al-r">29 760 $</th></tr><tr><th>Extras (foyer, 3<sup>e</sup> salle de bain)</th><th class="al-r">13 500 $</th></tr><tr><th>Coûts indirects et profit (24 %)</th><th class="al-r">115 196 $</th></tr></thead><tbody><tr><td><strong>Coût de remplacement neuf</strong></td><td class="al-r"><strong>595 181 $</strong></td></tr></tbody></table></div></div></div></div>296<h3 id="s-5-9-3" class="h-subsection"><span class="h-num">5.9.3</span><span class="h-text">Réconciliation</span><a class="h-anchor" href="#s-5-9-3" aria-label="Lien vers cette section">#</a></h3>297<p id="p5-94">Les deux estimations donnent <span class="num">594 817 $</span> et <span class="num">595 181 $</span> : un écart de 364 $, soit 0,06 %. Cette convergence <strong class="c-vert">valide</strong> l'estimation et renforce sa crédibilité; l'évaluateur retiendrait <strong><span class="num">595 000 $</span></strong> (soit environ 441 $/pi<sup>2</sup> rapporté au seul rez-de-chaussée — une illustration de plus de l'importance de préciser la base de mesure).</p>298<p id="p5-95">Une convergence aussi serrée que 0,06 % relève, il faut le dire, du cas d'école : dans la vraie vie, deux sources indépendantes qui atterrissent à moins de 5 % l'une de l'autre constituent déjà un excellent résultat, et un écart de 5 à 10 % se réconcilie par pondération en privilégiant la source la mieux adaptée au bâtiment. Ce qui doit alerter, c'est l'écart supérieur à 10–15 % : il ne se moyenne pas, il s'<em>explique</em>. Les suspects habituels, dans l'ordre : une différence de portée entre les deux sources, une divergence sur la classe de qualité, une composante comptée d'un côté et pas de l'autre (le sous-sol aménagé est champion de cette catégorie), et enfin une erreur de superficie. L'exercice de réconciliation est ainsi le meilleur détecteur d'erreurs de toute la démarche — à condition de ne jamais céder à la tentation de la moyenne rapide.</p>299<div class="box box-att" id="attention-5-96"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Attention</span><a class="box-anchor" href="#attention-5-96" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-97">Ce montant est le coût neuf <strong class="c-rouge">avant dépréciation</strong>. Le bâtiment date de 2008 : la dépréciation physique (et, le cas échéant, fonctionnelle et externe) sera mesurée aux séances 9 à 12 avant de conclure sur la valeur.</p></div></div>300<h2 id="s-5-10" class="h-section"><span class="h-num">5.10</span><span class="h-text">Exercices</span><a class="h-anchor" href="#s-5-10" aria-label="Lien vers cette section">#</a></h2>301<div class="box box-exo" id="exo-5-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 5.1</span><span class="box-title">— reproduction ou remplacement?</span><a class="box-anchor" href="#exo-5-1" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-98">Pour chacun des mandats suivants, indiquez le coût à privilégier et justifiez en une phrase : (a) évaluation d'assurance d'une chapelle classée de 1870; (b) valeur marchande d'un duplex de 1985; (c) valeur marchande d'un entrepôt livré il y a 3 ans; (d) indemnité d'expropriation d'une résidence cossue de 1910 aux boiseries d'origine.</p></div></div>302<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p5-99">(a) <strong>Reproduction</strong> : la police valeur à neuf intégrale couvre la reconstruction à l'identique d'un bien patrimonial. (b) <strong>Remplacement</strong> : bâtiment de plus de 10 ans, mandat courant — l'acheteur paie l'utilité. (c) <strong>Indifférent</strong> : à moins de 5 ans, les deux coûts coïncident pratiquement; le remplacement est le plus simple. (d) <strong>Reproduction</strong> le plus souvent : en expropriation d'un bien à caractère unique, la reproduction sert fréquemment de base d'indemnisation — en veillant à déduire les obsolescences reproduites.</p></div></details>303<div class="box box-exo" id="exo-5-2"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 5.2</span><span class="box-title">— relation fondamentale</span><a class="box-anchor" href="#exo-5-2" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-100">Le coût de reproduction d'un immeuble est estimé à <span class="num">412 000 $</span> et son obsolescence fonctionnelle curable à <span class="num">34 000 $</span>. (a) Quel est le coût de remplacement? (b) Si la dépréciation physique est de <span class="num">88 000 $</span>, l'incurable fonctionnelle de <span class="num">21 000 $</span> et l'externe de <span class="num">15 000 $</span>, calculez la valeur dépréciée par les deux chemins et vérifiez l'équivalence.</p></div></div>304<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p5-101">(a) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>C</mi><mtext>rempl.</mtext></msub><mo>=</mo><mn>412</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>34</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mrow><mtext>378</mtext><mtext> </mtext><mtext>000</mtext><mtext> </mtext><mtext>$</mtext></mrow></mrow><annotation encoding="application/x-tex">C_{\text{rempl.}} = 412\,000 - 34\,000 = \text{378\,000\,\$}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.9694em;vertical-align:-0.2861em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">rempl.</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.2861em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">412</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">34</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord text"><span class="mord">378</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">$</span></span></span></span></span> (éq. <a class="xref" href="#form-5-1">5.1</a>).  (b) <em>Via reproduction</em> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>412</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>88</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>34</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>21</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>15</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mrow><mtext>254</mtext><mtext> </mtext><mtext>000</mtext><mtext> </mtext><mtext>$</mtext></mrow></mrow><annotation encoding="application/x-tex">412\,000 - 88\,000 - 34\,000 - 21\,000 -30515\,000 = \text{254\,000\,\$}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">412</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">88</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">34</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">21</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">15</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord text"><span class="mord">254</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">$</span></span></span></span></span>. <em>Via remplacement</em> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>378</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>88</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>21</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>15</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mrow><mtext>254</mtext><mtext> </mtext><mtext>000</mtext><mtext> </mtext><mtext>$</mtext></mrow></mrow><annotation encoding="application/x-tex">378\,000 - 88\,000 - 21\,000 - 15\,000 =306\text{254\,000\,\$}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">378</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">88</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">21</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">15</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord text"><span class="mord">254</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">$</span></span></span></span></span>. Les deux chemins convergent — la curable n'est déduite que du côté reproduction, où elle est incluse dans le coût neuf.</p></div></details>307<div class="box box-exo" id="exo-5-3"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 5.3</span><span class="box-title">— indexation</span><a class="box-anchor" href="#exo-5-3" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-102">Un bâtiment a coûté 180 $/pi<sup>2</sup> en 2021 (indice illustratif 85,2). (a) Quel est le coût en 2025 (indice 105,5)? (b) Même question pour un immeuble dont le coût 2015 était de <span class="num">225 000 $</span> (indice 2015 : 62,6). (c) Quel est le taux annuel moyen composé sur la période 2015–2025?</p></div></div>308<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p5-103">(a) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>180</mn><mo>×</mo><mfrac><mn>105,5</mn><mn>85,2</mn></mfrac><mo>=</mo><mn>180</mn><mo>×</mo><mn>1,2383</mn><mo>=</mo><mn>222,89</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup></mrow><annotation encoding="application/x-tex">180 \times \frac{105{,}5}{85{,}2} = 180 \times 1{,}2383 =309222{,}89~\$/\text{pi}^2</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">180</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.3783em;vertical-align:-0.4811em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.8972em;"><span style="top:-2.655em;"><span class="pstrut" style="height:3em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">85</span><span class="mord mtight"><span class="mpunct mtight">,</span></span><span class="mord mtight">2</span></span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.4461em;"><span class="pstrut" style="height:3em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">105</span><span class="mord mtight"><span class="mpunct mtight">,</span></span><span class="mord mtight">5</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.4811em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">180</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">2383</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">222</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">89</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span></span></span></span>.  (b) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>225</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mfrac><mn>105,5</mn><mn>62,6</mn></mfrac><mo>=</mo><mn>225</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>1,6853</mn><mo>≈</mo><mrow><mtext>379</mtext><mtext> </mtext><mtext>193</mtext><mtext> </mtext><mtext>$</mtext></mrow></mrow><annotation encoding="application/x-tex">225\,000 \times \frac{105{,}5}{62{,}6} = 225\,000 \times 1{,}6853310\approx \text{379\,193\,\$}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">225</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.3783em;vertical-align:-0.4811em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.8972em;"><span style="top:-2.655em;"><span class="pstrut" style="height:3em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">62</span><span class="mord mtight"><span class="mpunct mtight">,</span></span><span class="mord mtight">6</span></span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.4461em;"><span class="pstrut" style="height:3em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">105</span><span class="mord mtight"><span class="mpunct mtight">,</span></span><span class="mord mtight">5</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.4811em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">225</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">6853</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord text"><span class="mord">379</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">193</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">$</span></span></span></span></span>, soit <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>68,5 % en dix ans.  (c) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msup><mrow><mo fence="true">(</mo><mn>1,6853</mn><mo fence="true">)</mo></mrow><mrow><mn>1</mn><mi mathvariant="normal">/</mi><mn>10</mn></mrow></msup><mo>−</mo><mn>1</mn><mo>≈</mo><mn>0,0536</mn></mrow><annotation encoding="application/x-tex">\left(1{,}6853\right)^{1/10} - 1 \approx 0{,}0536</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1.2779em;vertical-align:-0.25em;"></span><span class="minner"><span class="minner"><span class="mopen delimcenter" style="top:0em;">(</span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">6853</span><span class="mclose delimcenter" style="top:0em;">)</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:1.0279em;"><span style="top:-3.2029em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">1/10</span></span></span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">1</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">0536</span></span></span></span>, soit environ <strong>5,4 % par an</strong> — mais ce lissage masque la concentration de la hausse en 2021–2022; sur une aussi longue période, l'indexation doit être validée par une seconde méthode.</p></div></details>311<div class="box box-exo" id="exo-5-4"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 5.4</span><span class="box-title">— facteurs régionaux</span><a class="box-anchor" href="#exo-5-4" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-104">Un bâtiment commercial coûte 295 $/pi<sup>2</sup> sur base Toronto (<span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 1,00) selon Altus. (a) Quel serait le coût à Trois-Rivières (facteur 0,89)? (b) Un coût de 260 $/pi<sup>2</sup> établi pour Montréal (0,98) doit être transposé à Gatineau (0,95) : calculez-le. (c) Pourquoi utilise-t-on le ratio des facteurs plutôt que le facteur de la ville cible seul?</p></div></div>312<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p5-105">(a) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>295</mn><mo>×</mo><mn>0,89</mn><mo>=</mo><mn>262,55</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup></mrow><annotation encoding="application/x-tex">295 \times 0{,}89 = 262{,}55~\$/\text{pi}^2</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">295</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">89</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">262</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">55</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span></span></span></span>.  (b) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>260</mn><mo>×</mo><mfrac><mn>0,95</mn><mn>0,98</mn></mfrac><mo>=</mo><mn>260</mn><mo>×</mo><mn>0,9694</mn><mo>≈</mo><mn>252,04</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup></mrow><annotation encoding="application/x-tex">260 \times \frac{0{,}95}{0{,}98} = 260 \times 0{,}9694 \approx313252{,}04~\$/\text{pi}^2</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">260</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.3783em;vertical-align:-0.4811em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.8972em;"><span style="top:-2.655em;"><span class="pstrut" style="height:3em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">0</span><span class="mord mtight"><span class="mpunct mtight">,</span></span><span class="mord mtight">98</span></span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.4461em;"><span class="pstrut" style="height:3em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord mtight">0</span><span class="mord mtight"><span class="mpunct mtight">,</span></span><span class="mord mtight">95</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.4811em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">260</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">9694</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">252</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">04</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span></span></span></span>.  (c) Parce que le coût de départ est déjà exprimé <em>dans le niveau de prix d'une ville donnée</em> (Montréal), pas dans la base du guide (Toronto). Multiplier directement par 0,95 reviendrait à appliquer deux fois l'écart Toronto–Montréal. Le ratio <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>0,95</mn><mi mathvariant="normal">/</mi><mn>0,98</mn></mrow><annotation encoding="application/x-tex">0{,}95/0{,}98</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">95/0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">98</span></span></span></span> neutralise la base commune.</p></div></details>314<div class="box box-exo" id="exo-5-5"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 5.5</span><span class="box-title">— unités de comparaison</span><a class="box-anchor" href="#exo-5-5" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-106">(a) Convertissez 240 $/pi<sup>2</sup> en $/m<sup>2</sup>. (b) Un immeuble de bureaux affiche un coût de 310 $/pi<sup>2</sup> en NRA; expliquez pourquoi ce chiffre n'est pas directement comparable à un coût GBA et dans quel sens irait la correction. (c) Un entrepôt de <span class="num">38 000</span> pi<sup>2</sup> et 30 pi de hauteur libre coûte <span class="num">3 078 000 $</span> : calculez le coût au pied cube et comparez-le à celui de l'exemple du chapitre (3,00 $/pi<sup>3</sup>, 24 pi).</p></div></div>315<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p5-107">(a) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>240</mn><mo>×</mo><mn>10,764</mn><mo>=</mo><mn>2</mn><mtext> </mtext><mn>583</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>m</mtext><mn>2</mn></msup></mrow><annotation encoding="application/x-tex">240 \times 10{,}764 = 2\,583~\$/\text{m}^2</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">240</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">10</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">764</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.0641em;vertical-align:-0.25em;"></span><span class="mord">2</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">583</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">m</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8141em;"><span style="top:-3.063em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">2</span></span></span></span></span></span></span></span></span></span></span> (arrondi).  (b) La NRA exclut murs et circulations : elle est plus petite que la GBA, donc le coût <em>unitaire</em> NRA est mécaniquement plus élevé pour un même coût total. Pour comparer à une référence GBA, il faut soit convertir la superficie (NRA <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> GBA via le facteur d'efficacité de l'immeuble), soit recalculer le coût sur la GBA — le coût unitaire baisserait.  (c) Volume <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>38</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>30</mn><mo>=</mo><mn>1</mn><mtext> </mtext><mn>140</mn><mtext> </mtext><mn>000</mn></mrow><annotation encoding="application/x-tex">= 38\,000 \times 30 = 1\,140\,000</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">38</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">30</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">140</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span></span></span></span> pi<sup>3</sup>; <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>c</mi><mo>=</mo><mn>3</mn><mtext> </mtext><mn>078</mn><mtext> </mtext><mn>000</mn><mi mathvariant="normal">/</mi><mn>1</mn><mtext> </mtext><mn>140</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mn>2,70</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>3</mn></msup></mrow><annotation encoding="application/x-tex">c = 3\,078\,000 / 1\,140\,000 = 2{,}70~\$/\text{pi}^3</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4306em;"></span><span class="mord mathnormal">c</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">3</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">078</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000/1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">140</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1.1219em;vertical-align:-0.25em;"></span><span class="mord">2</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">70</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord"><span class="mord text"><span class="mord">pi</span></span><span class="msupsub"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.8719em;"><span style="top:-3.1208em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight">3</span></span></span></span></span></span></span></span></span></span></span>. Malgré une hauteur supérieure, le coût volumique est plus faible que les 3,00 $/pi<sup>3</sup> de l'exemple : l'unité volumique neutralise l'effet de hauteur et révèle ici une construction plus économique par unité de volume.</p></div></details>316<div class="box box-exo" id="exo-5-6"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 5.6</span><span class="box-title">— mini-cas de synthèse</span><a class="box-anchor" href="#exo-5-6" aria-label="Lien">#</a></div><div class="box-body"><p id="p5-108">Un cottage de <span class="num">1600</span> pi<sup>2</sup> (classe D, qualité moyenne) à Gatineau : coût direct de base 220 $/pi<sup>2</sup> (référence Montréal, indice 2024 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 102,4); date d'évaluation 2025 (indice 105,5); garage de 400 pi<sup>2</sup> à 60 $/pi<sup>2</sup>; coûts indirects 12 %; profit 14 % (sur directs <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span> indirects). Facteurs : Montréal 0,98, Gatineau 0,95. Calculez le coût de remplacement neuf.</p></div></div>317<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p5-109">Coût de base : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>220</mn><mo>×</mo><mn>1</mn><mtext> </mtext><mn>600</mn><mo>=</mo><mn>352</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">220 \times 1\,600 = 352\,000~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">220</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">1</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">600</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">352</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>; garage : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>400</mn><mo>×</mo><mn>60</mn><mo>=</mo><mn>24</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">400 \times 60 = 24\,000~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">400</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">60</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">24</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>; directs (Montréal, 2024) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>376</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 376\,000~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">376</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>.  Indexation 2024 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> 2025 : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo><mtext> </mtext><mn>105,5</mn><mi mathvariant="normal">/</mi><mn>102,4</mn><mo>=</mo><mn>1,0303</mn></mrow><annotation encoding="application/x-tex">\times\,105{,}5/102{,}4 = 1{,}0303</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">×</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">105</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">5/102</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">4</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">1</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">0303</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo></mrow><annotation encoding="application/x-tex">\Rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">⇒</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>387</mn><mtext> </mtext><mn>393</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">387\,393~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">387</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">393</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>.  Conversion régionale : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo><mtext> </mtext><mn>0,95</mn><mi mathvariant="normal">/</mi><mn>0,98</mn><mo>=</mo><mn>0,9694</mn></mrow><annotation encoding="application/x-tex">\times\,0{,}95/0{,}98 = 0{,}9694</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">×</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">95/0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">98</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">9694</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo></mrow><annotation encoding="application/x-tex">\Rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">⇒</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>375</mn><mtext> </mtext><mn>532</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">375\,532~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">375</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">532</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>.  Indirects : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>375</mn><mtext> </mtext><mn>532</mn><mo>×</mo><mn>0,12</mn><mo>=</mo><mn>45</mn><mtext> </mtext><mn>064</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">375\,532 \times 0{,}12 = 45\,064~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">375</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">532</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">12</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">45</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">064</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>; sous-total <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>420</mn><mtext> </mtext><mn>596</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">420\,596~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">420</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">596</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>; profit : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo><mtext> </mtext><mn>0,14</mn><mo>=</mo><mn>58</mn><mtext> </mtext><mn>883</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">\times\,0{,}14 = 58\,883~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8389em;vertical-align:-0.1944em;"></span><span class="mord">×</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">14</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">58</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">883</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>.  <strong>Coût de remplacement neuf</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>≈</mo><mn>479</mn><mtext> </mtext><mn>479</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">\approx 479\,479~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4831em;"></span><span class="mrel">≈</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">479</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">479</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>, arrondi à <strong><span class="num">480 000 $</span></strong> (environ 300 $/pi<sup>2</sup> sur la superficie habitable).</p></div></details>318<section class="box box-synth" id="synthese"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-clipboard"/></svg></span><span class="box-label">L’essentiel de la séance</span></div><div class="box-body"><ul><li><strong>Reproduction</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> réplique exacte (matériaux, conception et         défauts identiques); <strong>remplacement</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> même utilité avec         matériaux et normes modernes.</li><li>Relation clé : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>C</mi><mtext>reprod.</mtext></msub><mo>=</mo><msub><mi>C</mi><mtext>rempl.</mtext></msub><mo>+</mo></mrow><annotation encoding="application/x-tex">C_{\text{reprod.}} = C_{\text{rempl.}} +</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.9694em;vertical-align:-0.2861em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">reprod.</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.2861em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.9694em;vertical-align:-0.2861em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">rempl.</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.2861em;"><span></span></span></span></span></span></span><span class="mord">+</span></span></span></span>         obsolescence fonctionnelle curable — et la valeur finale est         identique quel que soit le point de départ.</li><li>Reproduction pour : patrimoine, assurance valeur à neuf, bâtiments         <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>&lt;</mo></mrow><annotation encoding="application/x-tex">&lt;</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.5782em;vertical-align:-0.0391em;"></span><span class="mrel">&lt;</span></span></span></span> 5 ans, certains litiges. Remplacement pour : l'usage courant.</li><li>Partir du remplacement dispense de mesurer la fonctionnelle curable;         la déduire quand même <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> double comptage.</li><li>Le coût s'estime <strong>à la date d'évaluation</strong> :         <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>C</mi><mtext>cible</mtext></msub><mo>=</mo><msub><mi>C</mi><mtext>connu</mtext></msub><mo>×</mo><msub><mi>I</mi><mtext>cible</mtext></msub><mi mathvariant="normal">/</mi><msub><mi>I</mi><mtext>connu</mtext></msub></mrow><annotation encoding="application/x-tex">C_{\text{cible}} = C_{\text{connu}} \times I_{\text{cible}} /319        I_{\text{connu}}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">cible</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0715em;">C</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.1514em;"><span style="top:-2.55em;margin-left:-0.0715em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">connu</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0785em;">I</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0785em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">cible</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span><span class="mord">/</span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0785em;">I</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.1514em;"><span style="top:-2.55em;margin-left:-0.0785em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">connu</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span></span> (IPCB, base 2023 <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo></mrow><annotation encoding="application/x-tex">=</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span></span></span></span> 100, tableau 18-10-0289-01).</li><li>Profil des coûts : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>19 % (2021), <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>14 % (2022), puis         <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span>2 à 3 % par an — ne jamais recycler un coût sans indexer.</li><li>Facteurs régionaux sur base Toronto; entre deux autres villes,         utiliser le <strong>ratio des facteurs</strong> (Gatineau/Montréal <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>≈</mo></mrow><annotation encoding="application/x-tex">\approx</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4831em;"></span><span class="mrel">≈</span></span></span></span>         0,97).</li><li>Unités : $/pi<sup>2</sup> (GBA en résidentiel —         vérifier la norme BOMA), $/m<sup>2</sup> (<span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>×</mo></mrow><annotation encoding="application/x-tex">\times</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">×</span></span></span></span> 10,764),         $/unité (logement, chambre, lit), $/pi<sup>3</sup>         (industriel).</li><li>Sources : Altus (préliminaire), M&amp;S (calculator/segregated),         RSMeans (détail, contexte américain), entrepreneurs (marché local),         MEFQ/rôle (public, fins fiscales) — toujours en croiser au moins         deux et vérifier les <strong>inclusions/exclusions</strong>.</li><li>Processus en 8 étapes : mesures <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> classification         <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> source <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> coût de base <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span>         ajustements (lieu, temps, qualité, taille) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> indirects         (8–15 %) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> profit (10–20 %) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>→</mo></mrow><annotation encoding="application/x-tex">\rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">→</span></span></span></span> coût         neuf.</li><li>Cas du bungalow : deux sources convergent à 0,06 % près vers         <span class="num">595 000 $</span> — la convergence de sources indépendantes est le         meilleur gage de crédibilité.</li></ul></div></section>320      </article>321    </div>322  </div>323  <section class="ch-quiz" id="quiz"><div class="ch-quiz-inner"><div id="quiz-app"><p class="gl-count">Chargement du quiz…</p></div></div></section>324  325<nav class="ch-pager" aria-label="Navigation entre les séances">326  <a class="prev" href="/seance/04/"><small>← Séance 4</small><b>Analyse du terrain et ajustements</b></a>327  <a class="next" href="/seance/06/"><small>Séance 6 →</small><b>Méthodes d'estimation des coûts</b></a>328</nav>329  330<div class="read-tools" role="toolbar" aria-label="Outils de lecture">331  <button type="button" data-action="notes" data-tip="Mes notes et surlignages" aria-pressed="false"><svg class="" aria-hidden="true"><use href="#i-note"/></svg></button>332  <button type="button" data-action="tts" data-tip="Écouter la séance"><svg class="" aria-hidden="true"><use href="#i-audio"/></svg></button>333  <button type="button" data-action="revision" data-tip="Mode révision" 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