SPB Git

Repository Public

index.html 265.1 KB 401 lines html

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 13 — Applications spécialisées · IMM1033 — Méthodes du coût en évaluation immobilière</title>7<meta name="description" content="Séance 13 du cours IMM1033 (Méthodes du coût en évaluation immobilière) : Applications spécialisées. Notes de cours complètes, explorateurs interactifs, exercices corrigés et quiz.">8<meta name="author" content="Simon-Pierre Boucher — Université du Québec en Outaouais">9<meta name="theme-color" content="#0f6180">10<meta property="og:site_name" content="IMM1033 — UQO">11<meta property="og:title" content="Séance 13 — Applications spécialisées · IMM1033 — Méthodes du coût en évaluation immobilière">12<meta property="og:description" content="Séance 13 du cours IMM1033 (Méthodes du coût en évaluation immobilière) : Applications spécialisées. Notes de cours complètes, explorateurs interactifs, exercices corrigés et quiz.">13<meta property="og:type" content="website">14<meta property="og:url" content="https://www.uqo-imm1033.app/seance/13/">15<meta property="og:image" content="https://www.uqo-imm1033.app/assets/og.png">16<meta property="og:image:width" content="1200"><meta property="og:image:height" content="630">17<meta property="og:image:alt" content="IMM1033 — Méthodes du coût en évaluation immobilière — UQO">18<meta property="og:locale" content="fr_CA">19<meta name="twitter:card" content="summary_large_image">20<meta name="twitter:title" content="Séance 13 — Applications spécialisées · IMM1033 — Méthodes du coût en évaluation immobilière">21<meta name="twitter:description" content="Séance 13 du cours IMM1033 (Méthodes du coût en évaluation immobilière) : Applications spécialisées. Notes de cours complètes, explorateurs interactifs, exercices corrigés et quiz.">22<meta name="twitter:image" content="https://www.uqo-imm1033.app/assets/og.png">23<link rel="canonical" href="https://www.uqo-imm1033.app/seance/13/">24<link rel="icon" href="/favicon.svg" type="image/svg+xml">25<link rel="icon" href="/assets/brand/favicon-32.png" sizes="32x32" type="image/png">26<link rel="icon" href="/favicon.ico" sizes="any">27<link rel="apple-touch-icon" href="/assets/brand/apple-touch-icon.png">28<link rel="manifest" href="/manifest.webmanifest">29<link rel="preconnect" href="https://fonts.googleapis.com">30<link rel="preconnect" href="https://fonts.gstatic.com" crossorigin>31<link rel="stylesheet" href="https://fonts.googleapis.com/css2?family=Fira+Sans:ital,wght@0,300;0,400;0,500;0,600;0,700;0,800;1,400;1,600&family=Fraunces:opsz,wght@9..144,500;9..144,600;9..144,700&family=Source+Serif+4:ital,opsz,wght@0,8..60,400;0,8..60,600;0,8..60,700;1,8..60,400&display=swap">32<link rel="stylesheet" href="/assets/katex/katex.min.css">33<link rel="stylesheet" href="/assets/css/site.css">34<script>(function(){try{var t=localStorage.getItem('uqo:theme');if(t)document.documentElement.dataset.theme=JSON.parse(t);var f=localStorage.getItem('uqo:fs');if(f&&JSON.parse(f))document.documentElement.dataset.fs=JSON.parse(f);}catch(e){}})();</script>3536</head>37<body class="course-imm1033 " data-course="imm1033" data-part="5">3839<svg xmlns="http://www.w3.org/2000/svg" style="display:none" aria-hidden="true">40  <symbol id="i-book" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M2 4h6a4 4 0 0 1 4 4v12a3 3 0 0 0-3-3H2zM22 4h-6a4 4 0 0 0-4 4v12a3 3 0 0 1 3-3h7z"/></symbol>41  <symbol id="i-formula" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M3 12h3l3 8 4-16 3 8h5"/></symbol>42  <symbol id="i-bulb" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M9 18h6M10 22h4M12 2a7 7 0 0 0-4 12.7c.6.5 1 1.3 1 2.3h6c0-1 .4-1.8 1-2.3A7 7 0 0 0 12 2z"/></symbol>43  <symbol id="i-pencil" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M12 20h9M16.5 3.5a2.1 2.1 0 0 1 3 3L7 19l-4 1 1-4z"/></symbol>44  <symbol id="i-warning" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M10.3 3.9 1.8 18a2 2 0 0 0 1.7 3h17a2 2 0 0 0 1.7-3L13.7 3.9a2 2 0 0 0-3.4 0zM12 9v4M12 17h.01"/></symbol>45  <symbol id="i-hardhat" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M2 18h20M4 18v-3a8 8 0 0 1 5-7.4V12M20 18v-3a8 8 0 0 0-5-7.4V12M10 4h4v8h-4z"/></symbol>46  <symbol id="i-pen" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M12 19l7-7 3 3-7 7-3-3zM18 13l-1.5-7.5L2 2l3.5 14.5L13 18l5-5zM2 2l7.6 7.6"/><circle cx="11" cy="11" r="2" fill="none" stroke="currentColor" stroke-width="2"/></symbol>47  <symbol id="i-map" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M1 6v16l7-4 8 4 7-4V2l-7 4-8-4zM8 2v16M16 6v16"/></symbol>48  <symbol id="i-star" viewBox="0 0 24 24"><path fill="currentColor" d="M12 2l3.1 6.3 6.9 1-5 4.9 1.2 6.9L12 17.8 5.8 21l1.2-6.9-5-4.9 6.9-1z"/></symbol>49  <symbol id="i-target" viewBox="0 0 24 24"><circle cx="12" cy="12" r="10" fill="none" stroke="currentColor" stroke-width="2"/><circle cx="12" cy="12" r="6" fill="none" stroke="currentColor" stroke-width="2"/><circle cx="12" cy="12" r="2" fill="currentColor"/></symbol>50  <symbol id="i-clipboard" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M9 5H7a2 2 0 0 0-2 2v13a2 2 0 0 0 2 2h10a2 2 0 0 0 2-2V7a2 2 0 0 0-2-2h-2M9 5a2 2 0 0 1 2-2h2a2 2 0 0 1 2 2v0a2 2 0 0 1-2 2h-2a2 2 0 0 1-2-2zM9 14l2 2 4-4"/></symbol>51  <symbol id="i-check" viewBox="0 0 24 24"><circle cx="12" cy="12" r="10" fill="none" stroke="currentColor" stroke-width="2"/><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M8 12l3 3 5-6"/></symbol>52  <symbol id="i-search" viewBox="0 0 24 24"><circle cx="11" cy="11" r="7" fill="none" stroke="currentColor" stroke-width="2"/><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M20 20l-3.5-3.5"/></symbol>53  <symbol id="i-sun" viewBox="0 0 24 24"><circle cx="12" cy="12" r="4" fill="none" stroke="currentColor" stroke-width="2"/><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M12 2v2M12 20v2M4.9 4.9l1.4 1.4M17.7 17.7l1.4 1.4M2 12h2M20 12h2M4.9 19.1l1.4-1.4M17.7 6.3l1.4-1.4"/></symbol>54  <symbol id="i-menu" viewBox="0 0 24 24"><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M4 6h16M4 12h16M4 18h16"/></symbol>55  <symbol id="i-text" viewBox="0 0 24 24"><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M4 7V5h16v2M12 5v14M9 19h6"/></symbol>56  <symbol id="i-slides" viewBox="0 0 24 24"><rect x="2" y="3" width="20" height="14" rx="2" fill="none" stroke="currentColor" stroke-width="2"/><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M8 21h8M12 17v4"/></symbol>57  <symbol id="i-quiz" viewBox="0 0 24 24"><circle cx="12" cy="12" r="10" fill="none" stroke="currentColor" stroke-width="2"/><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M9.1 9a3 3 0 0 1 5.8 1c0 2-3 3-3 3M12 17h.01"/></symbol>58  <symbol id="i-cards" viewBox="0 0 24 24"><rect x="3" y="6" width="14" height="16" rx="2" fill="none" stroke="currentColor" stroke-width="2"/><path fill="none" stroke="currentColor" stroke-width="2" d="M7 2h12a2 2 0 0 1 2 2v14"/></symbol>59  <symbol id="i-calc" viewBox="0 0 24 24"><rect x="4" y="2" width="16" height="20" rx="2" fill="none" stroke="currentColor" stroke-width="2"/><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M8 6h8M8 11h.01M12 11h.01M16 11h.01M8 15h.01M12 15h.01M16 15h.01M8 19h.01M12 19h.01M16 19h.01"/></symbol>60  <symbol id="i-download" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M21 15v4a2 2 0 0 1-2 2H5a2 2 0 0 1-2-2v-4M7 10l5 5 5-5M12 15V3"/></symbol>61  <symbol id="i-eye" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" d="M1 12s4-8 11-8 11 8 11 8-4 8-11 8-11-8-11-8z"/><circle cx="12" cy="12" r="3" fill="none" stroke="currentColor" stroke-width="2"/></symbol>62  <symbol id="i-arrow" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M5 12h14M13 6l6 6-6 6"/></symbol>63  <symbol id="i-bib" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M4 19.5A2.5 2.5 0 0 1 6.5 17H20M6.5 2H20v20H6.5A2.5 2.5 0 0 1 4 19.5v-15A2.5 2.5 0 0 1 6.5 2z"/></symbol>64  <symbol id="i-list" viewBox="0 0 24 24"><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M8 6h13M8 12h13M8 18h13M3 6h.01M3 12h.01M3 18h.01"/></symbol>65  <symbol id="i-note" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M14 3v4a1 1 0 0 0 1 1h4M17 21H7a2 2 0 0 1-2-2V5a2 2 0 0 1 2-2h7l5 5v11a2 2 0 0 1-2 2zM9 13h6M9 17h6"/></symbol>66  <symbol id="i-audio" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M11 5 6 9H2v6h4l5 4zM15.5 8.5a5 5 0 0 1 0 7M19 5a10 10 0 0 1 0 14"/></symbol>67  <symbol id="i-up" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M12 19V5M5 12l7-7 7 7"/></symbol>68  <symbol id="i-dumbbell" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M6 5v14M18 5v14M3 8v8M21 8v8M6 12h12"/></symbol>69  <symbol id="i-game" viewBox="0 0 24 24"><rect x="2" y="7" width="20" height="12" rx="4" fill="none" stroke="currentColor" stroke-width="2"/><path stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M7 11v4M5 13h4M15 12h.01M18 14h.01"/></symbol>70  <symbol id="i-chart" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M3 3v18h18M7 15l4-5 4 3 5-7"/></symbol>71  <symbol id="i-progress" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M4 20V10M10 20V4M16 20v-8M22 20H2"/></symbol>72  <symbol id="i-network" viewBox="0 0 24 24"><circle cx="12" cy="12" r="3" fill="none" stroke="currentColor" stroke-width="2"/><circle cx="4" cy="6" r="2" fill="none" stroke="currentColor" stroke-width="2"/><circle cx="20" cy="6" r="2" fill="none" stroke="currentColor" stroke-width="2"/><circle cx="4" cy="18" r="2" fill="none" stroke="currentColor" stroke-width="2"/><circle cx="20" cy="18" r="2" fill="none" stroke="currentColor" stroke-width="2"/><path stroke="currentColor" stroke-width="2" d="M6 7l4 3M18 7l-4 3M6 17l4-3M18 17l-4-3"/></symbol>73  <symbol id="i-video" viewBox="0 0 24 24"><rect x="2" y="5" width="14" height="14" rx="2" fill="none" stroke="currentColor" stroke-width="2"/><path fill="none" stroke="currentColor" stroke-width="2" stroke-linejoin="round" d="M16 10l6-3.5v11L16 14z"/></symbol>74  <symbol id="i-play" viewBox="0 0 24 24"><circle cx="12" cy="12" r="10" fill="none" stroke="currentColor" stroke-width="2"/><path fill="currentColor" d="M10 8l6 4-6 4z"/></symbol>75  <symbol id="i-clock" viewBox="0 0 24 24"><circle cx="12" cy="12" r="10" fill="none" stroke="currentColor" stroke-width="2"/><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M12 7v5l3 2"/></symbol>76  <symbol id="i-cc" viewBox="0 0 24 24"><rect x="2" y="4" width="20" height="16" rx="3" fill="none" stroke="currentColor" stroke-width="2"/><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" d="M10.5 10.5a2.5 2.5 0 1 0 0 3M17.5 10.5a2.5 2.5 0 1 0 0 3"/></symbol>77  <symbol id="i-link" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M10 13a5 5 0 0 0 7.5.5l3-3a5 5 0 0 0-7-7l-1.7 1.7M14 11a5 5 0 0 0-7.5-.5l-3 3a5 5 0 0 0 7 7l1.7-1.7"/></symbol>78  <symbol id="i-chat" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M21 12a8 8 0 0 1-8 8H6l-4 3V12a8 8 0 0 1 8-8h3a8 8 0 0 1 8 8z"/></symbol>79  <symbol id="i-report" viewBox="0 0 24 24"><path fill="none" stroke="currentColor" stroke-width="2" stroke-linecap="round" stroke-linejoin="round" d="M14 2H6a2 2 0 0 0-2 2v16a2 2 0 0 0 2 2h12a2 2 0 0 0 2-2V8zM14 2v6h6M8 17l3-4 2 2 3-5"/></symbol>80</svg>8182<a class="skip" href="#main">Aller au contenu</a>83<header class="topbar">84  <div class="topbar-inner">85    <a class="brand" href="/" aria-label="IMM1033 — accueil"><img class="brand-logo" src="/assets/brand/uqo-logo.png" alt="UQO" width="568" height="238"><span class="brand-sep"></span><span class="brand-text"><span class="brand-code">IMM1033</span><span class="brand-title">Méthodes du coût en évaluation immobilière</span></span></a>86    <nav class="topnav" aria-label="Navigation principale"><div class="dd current"><button type="button" aria-expanded="false" aria-haspopup="true">Séances <span class="caret" aria-hidden="true">▾</span></button><div class="dd-menu wide"><div class="dd-part"><i 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 href="#i-bib"/></svg></span><span>Bibliographie<span class="dd-desc">Références citées</span></span></a><a href="/recherche/"><span class="dd-ico"><svg class="" aria-hidden="true"><use href="#i-search"/></svg></span><span>Recherche<span class="dd-desc">Tout le manuel indexé</span></span></a></div></div></nav>87    <div class="topbar-actions">88      <button class="icon-btn search-btn" type="button" data-action="search" aria-label="Rechercher"><svg class="" aria-hidden="true"><use href="#i-search"/></svg><span>Rechercher</span><kbd>⌘K</kbd></button>89      <button class="icon-btn" type="button" data-action="theme" aria-label="Thème clair ou sombre" title="Thème"><svg class="" aria-hidden="true"><use href="#i-sun"/></svg></button>90      <button class="icon-btn menu-btn" type="button" aria-label="Menu" aria-expanded="false"><svg class="" aria-hidden="true"><use href="#i-menu"/></svg></button>91    </div>92  </div>93  <div class="readbar"><div class="readbar-fill"></div></div>94</header>9596<main id="main" class="chapter-page" data-chapter="13" data-title="Séance 13 — Applications spécialisées" data-words="9474">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">13</div>101  <div class="ch-hero-inner">102    <div class="eyebrow"><span class="part-chip">Partie V</span> Applications et intégration · Séance 13 · IMM1033</div>103    <h1>Applications spécialisées</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> 12 sections</span>107      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-book"/></svg> 3 définitions</span>108      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg> 1 formule</span>109      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg> 10 exemples</span>110      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg> 5 exercices</span>111      <span class="chip"><svg class="" aria-hidden="true"><use href="#i-eye"/></svg> ≈ 53 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 TP3</span>114    </div>115    <div class="ch-tools">116      117      <a class="btn btn-ghost" href="/files/slides/seance13.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-13-1"><span class="n">1</span>Quand le marché se tait : les bâtiments à usage spécial</a><a href="#s-13-2"><span class="n">2</span>Églises et patrimoine religieux</a><a href="#s-13-3"><span class="n">3</span>Écoles : normes ministérielles et usure intensive</a><a href="#s-13-4"><span class="n">4</span>Hôpitaux : la complexité extrême</a><a href="#s-13-5"><span class="n">5</span>Bâtiments publics : arénas, bibliothèques, musées</a><a href="#s-13-6"><span class="n">6</span>Propriétés industrielles</a><a href="#s-13-7"><span class="n">7</span>Équipements : qualification et évaluation</a><a href="#s-13-8"><span class="n">8</span>Améliorations locatives</a><a href="#s-13-9"><span class="n">9</span>Bâtiments patrimoniaux</a><a href="#s-13-10"><span class="n">10</span>Réconcilier les trois dépréciations : l'ordre et les pièges</a><a href="#s-13-11"><span class="n">11</span>Préparation à l'atelier 3 : le cas intégré complet</a><a href="#s-13-12"><span class="n">12</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-13-1"><span class="toc-num">13.1</span><span>Quand le marché se tait : les bâtiments à usage spécial</span></a></li><li class="lvl3"><a href="#s-13-1-1"><span class="toc-num">13.1.1</span><span>Définition et caractéristiques</span></a></li><li class="lvl3"><a href="#s-13-1-2"><span class="toc-num">13.1.2</span><span>Pourquoi la méthode du coût est souvent la seule applicable</span></a></li><li class="lvl3"><a href="#s-13-1-3"><span class="toc-num">13.1.3</span><span>Six enjeux transversaux</span></a></li><li class="lvl2"><a href="#s-13-2"><span class="toc-num">13.2</span><span>Églises et patrimoine religieux</span></a></li><li class="lvl3"><a href="#s-13-2-1"><span class="toc-num">13.2.1</span><span>Un parc immobilier en mutation</span></a></li><li class="lvl3"><a href="#s-13-2-2"><span class="toc-num">13.2.2</span><span>Des composantes hors normes</span></a></li><li class="lvl3"><a href="#s-13-2-3"><span class="toc-num">13.2.3</span><span>Le potentiel de conversion et l'utilisation optimale</span></a></li><li class="lvl3"><a href="#s-13-2-4"><span class="toc-num">13.2.4</span><span>Statuts de protection et programmes</span></a></li><li class="lvl3"><a href="#s-13-2-5"><span class="toc-num">13.2.5</span><span>Exemple travaillé : l'église de 1925</span></a></li><li class="lvl2"><a href="#s-13-3"><span class="toc-num">13.3</span><span>Écoles : normes ministérielles et usure intensive</span></a></li><li class="lvl3"><a href="#s-13-3-1"><span class="toc-num">13.3.1</span><span>Types d'établissements et normes du MEQ</span></a></li><li class="lvl3"><a href="#s-13-3-2"><span class="toc-num">13.3.2</span><span>Coûts de construction</span></a></li><li class="lvl3"><a href="#s-13-3-3"><span class="toc-num">13.3.3</span><span>La dépréciation d'une école</span></a></li><li class="lvl2"><a href="#s-13-4"><span class="toc-num">13.4</span><span>Hôpitaux : la complexité extrême</span></a></li><li class="lvl3"><a href="#s-13-4-1"><span class="toc-num">13.4.1</span><span>Le bâtiment le plus coûteux à construire</span></a></li><li class="lvl3"><a href="#s-13-4-2"><span class="toc-num">13.4.2</span><span>Obsolescence technologique et super-adéquation</span></a></li><li class="lvl2"><a href="#s-13-5"><span class="toc-num">13.5</span><span>Bâtiments publics : arénas, bibliothèques, musées</span></a></li><li class="lvl3"><a href="#s-13-5-1"><span class="toc-num">13.5.1</span><span>Arénas et centres sportifs</span></a></li><li class="lvl3"><a href="#s-13-5-2"><span class="toc-num">13.5.2</span><span>Le tableau de bord des bâtiments publics</span></a></li><li class="lvl3"><a href="#s-13-5-3"><span class="toc-num">13.5.3</span><span>Le musée, cas particulier</span></a></li><li class="lvl2"><a href="#s-13-6"><span class="toc-num">13.6</span><span>Propriétés industrielles</span></a></li><li class="lvl3"><a href="#s-13-6-1"><span class="toc-num">13.6.1</span><span>Typologie et caractéristiques clés</span></a></li><li class="lvl3"><a href="#s-13-6-2"><span class="toc-num">13.6.2</span><span>La structure d'acier, composante par composante</span></a></li><li class="lvl3"><a href="#s-13-6-3"><span class="toc-num">13.6.3</span><span>La hauteur libre, variable stratégique</span></a></li><li class="lvl3"><a href="#s-13-6-4"><span class="toc-num">13.6.4</span><span>Ponts roulants</span></a></li><li class="lvl2"><a href="#s-13-7"><span class="toc-num">13.7</span><span>Équipements : qualification et évaluation</span></a></li><li class="lvl3"><a href="#s-13-7-1"><span class="toc-num">13.7.1</span><span>Le fondement : articles 900 à 907 C.c.Q.</span></a></li><li class="lvl3"><a href="#s-13-7-2"><span class="toc-num">13.7.2</span><span>Méthodes d'évaluation des équipements</span></a></li><li class="lvl2"><a href="#s-13-8"><span class="toc-num">13.8</span><span>Améliorations locatives</span></a></li><li class="lvl3"><a href="#s-13-8-1"><span class="toc-num">13.8.1</span><span>Définition et financement</span></a></li><li class="lvl3"><a href="#s-13-8-2"><span class="toc-num">13.8.2</span><span>Une dépréciation accélérée par le bail</span></a></li><li class="lvl3"><a href="#s-13-8-3"><span class="toc-num">13.8.3</span><span>La question de propriété</span></a></li><li class="lvl2"><a href="#s-13-9"><span class="toc-num">13.9</span><span>Bâtiments patrimoniaux</span></a></li><li class="lvl3"><a href="#s-13-9-1"><span class="toc-num">13.9.1</span><span>Le cadre légal : la Loi sur le patrimoine culturel</span></a></li><li class="lvl3"><a href="#s-13-9-2"><span class="toc-num">13.9.2</span><span>L'impact net sur la valeur</span></a></li><li class="lvl3"><a href="#s-13-9-3"><span class="toc-num">13.9.3</span><span>Les surcoûts de restauration</span></a></li><li class="lvl2"><a href="#s-13-10"><span class="toc-num">13.10</span><span>Réconcilier les trois dépréciations : l'ordre et les pièges</span></a></li><li class="lvl2"><a href="#s-13-11"><span class="toc-num">13.11</span><span>Préparation à l'atelier 3 : le cas intégré complet</span></a></li><li class="lvl3"><a href="#s-13-11-1"><span class="toc-num">13.11.1</span><span>Le sujet</span></a></li><li class="lvl3"><a href="#s-13-11-2"><span class="toc-num">13.11.2</span><span>Étape A — Évaluation du terrain (15 points)</span></a></li><li class="lvl3"><a href="#s-13-11-3"><span class="toc-num">13.11.3</span><span>Étape B — Coût de remplacement à neuf (25 points)</span></a></li><li class="lvl3"><a href="#s-13-11-4"><span class="toc-num">13.11.4</span><span>Étape C — Les trois formes de dépréciation (40 points)</span></a></li><li class="lvl3"><a href="#s-13-11-5"><span class="toc-num">13.11.5</span><span>Étape D — Valeur finale (20 points)</span></a></li><li class="lvl2"><a href="#s-13-12"><span class="toc-num">13.12</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    136    <a href="/fiches/?ch=13"><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="p13-1">Les douze premières séances ont construit, pièce par pièce, l'appareillage complet de la méthode du coût : évaluation du terrain, estimation du coût neuf, puis ventilation des trois formes de dépréciation. Cette avant-dernière séance déploie cet appareillage là où il donne toute sa mesure : les immeubles pour lesquels le marché ne parle pas — ou parle si peu que ni la méthode de comparaison ni la méthode du revenu ne peuvent fournir une indication fiable. Églises, écoles, hôpitaux, arénas, usines, bâtiments patrimoniaux : autant de propriétés où la méthode du coût n'est pas une méthode d'appoint, mais souvent la <em>seule</em> voie d'accès à la valeur. La séance se clôt sur la préparation de l'atelier 3, le cas intégré complet qui compte pour 20 % de la note finale.</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-13-1" data-obj="obj-13-1"><span class="obj-text">Expliquer pourquoi la méthode du coût est souvent la seule méthode         applicable aux bâtiments à <span class="motcle" data-term="usage spécial">usage spécial</span>;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-13-2" data-obj="obj-13-2"><span class="obj-text">Décrire les particularités d'évaluation des églises, des écoles,         des hôpitaux et des bâtiments publics (arénas, bibliothèques,         musées, casernes);</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-13-3" data-obj="obj-13-3"><span class="obj-text">Évaluer une propriété industrielle : structure, hauteur libre,         équipements et ponts roulants;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-13-4" data-obj="obj-13-4"><span class="obj-text">Qualifier un bien comme meuble ou immeuble selon les         articles 900 à 907 du <em>Code civil du Québec</em> et en tirer les         conséquences pour l'évaluation;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-13-5" data-obj="obj-13-5"><span class="obj-text">Calculer la dépréciation d'<span class="motcle" data-term="améliorations locatives">améliorations locatives</span> dont la         durée de vie est limitée par le bail;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-13-6" data-obj="obj-13-6"><span class="obj-text">Situer le cadre légal du patrimoine bâti au Québec et mesurer son         effet net sur la valeur;</span></label></li><li class="obj"><label><input type="checkbox" class="obj-cb" id="obj-13-7" data-obj="obj-13-7"><span class="obj-text">Réaliser de bout en bout un cas intégré complet — terrain, coût         neuf, dépréciation ventilée, valeur finale — en vue de         l'atelier 3 (20 %).</span></label></li></ul></div></section>149<div class="box box-rem" id="remarque-13-9"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pen"/></svg></span><span class="box-label">Unités de mesure de cette séance</span><a class="box-anchor" href="#remarque-13-9" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-10">Les bâtiments spécialisés se chiffrent usuellement en mètres carrés : la présente séance travaille donc en m<sup>2</sup>, alors que les séances 1 à 12 utilisaient surtout le pi<sup>2</sup>. Conversion à retenir : <strong class="c-or">1 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">\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> 10,76 pi<sup>2</sup></strong> (et donc 1 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">\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> 0,0929 m<sup>2</sup>).</p></div></div>150<h2 id="s-13-1" class="h-section"><span class="h-num">13.1</span><span class="h-text">Quand le marché se tait : les bâtiments à usage spécial</span><a class="h-anchor" href="#s-13-1" aria-label="Lien vers cette section">#</a></h2>151<h3 id="s-13-1-1" class="h-subsection"><span class="h-num">13.1.1</span><span class="h-text">Définition et caractéristiques</span><a class="h-anchor" href="#s-13-1-1" aria-label="Lien vers cette section">#</a></h3>152<div class="box box-def" id="def-13-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span class="box-label">Définition 13.1</span><span class="box-title">— bâtiment à usage spécial</span><a class="box-anchor" href="#def-13-1" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-11">Un <span class="motcle" data-term="bâtiment à usage spécial">bâtiment à usage spécial</span> (<em>special-purpose property</em>) est un immeuble dont la conception, l'aménagement ou la construction sont tellement spécifiques qu'ils limitent son utilisation à l'usage pour lequel il a été construit.</p></div></div>153<p id="p13-12"><label for="sn-13-1" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-1" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">Usage spécial = marché absent = méthode du coût privilégiée.</span> Quatre traits reviennent systématiquement dans cette famille d'immeubles : un <strong>usage unique ou très restreint</strong>; un <strong>marché de revente limité</strong>, avec peu ou pas de transactions comparables; une <strong>conversion coûteuse, voire impossible</strong> vers un autre usage; et des <strong>aménagements spécialisés</strong> (nefs, blocs opératoires, dalles de glace, ponts roulants) dont la valeur dépend entièrement de l'usage d'origine. Les exemples courants sont les églises et lieux de culte, les écoles, cégeps et universités, les hôpitaux et cliniques, les arénas et centres sportifs, les casernes de pompiers, les musées et les bibliothèques.</p>154<h3 id="s-13-1-2" class="h-subsection"><span class="h-num">13.1.2</span><span class="h-text">Pourquoi la méthode du coût est souvent la seule applicable</span><a class="h-anchor" href="#s-13-1-2" aria-label="Lien vers cette section">#</a></h3>155<p id="p13-13">Reprenons les trois approches d'évaluation à la lumière de ces immeubles. La <strong>méthode de comparaison</strong> exige des ventes de propriétés semblables : or chaque église, chaque hôpital est à peu près unique, et le marché de revente est quasi inexistant. La <strong>méthode du revenu</strong> exige des flux locatifs : or ces immeubles sont presque toujours occupés par leur propriétaire — gouvernement, municipalité, organisme sans but lucratif — et ne génèrent <strong class="c-rouge">aucun revenu</strong> de marché observable.</p>156<p id="p13-14">La <strong>méthode du coût</strong>, elle, reste applicable même sans marché : elle repose sur une base physique et tangible, composante par composante; elle est reconnue par les tribunaux; et elle est prescrite en évaluation municipale (via le <em>Manuel d'évaluation foncière du Québec</em> du MAMH) comme en évaluation d'assurance.</p>157<div class="box box-ret" id="aretenir-13-15"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-star"/></svg></span><span class="box-label">Règle générale</span><a class="box-anchor" href="#aretenir-13-15" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-16">Quand le marché ne fournit pas de données suffisantes — pas de ventes comparables, pas de revenus observables —, la méthode du coût devient l'approche <strong>privilégiée</strong>. Pour les bâtiments à usage spécial, elle est souvent la seule défendable devant un tribunal ou un comité de révision.</p></div></div>158<h3 id="s-13-1-3" class="h-subsection"><span class="h-num">13.1.3</span><span class="h-text">Six enjeux transversaux</span><a class="h-anchor" href="#s-13-1-3" aria-label="Lien vers cette section">#</a></h3>159<p id="p13-17">Six enjeux reviennent, quel que soit le type de bâtiment spécialisé; ils structurent l'ensemble de la séance.</p>160<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Enjeu</th><th>Question que l'évaluateur doit trancher</th></tr></thead><tbody><tr><td>Base de coût</td><td>Coût de <em>reproduction</em> (réplique exacte) ou de <em>remplacement</em> (utilité équivalente)? Le choix peut faire varier la valeur du simple au double.</td></tr><tr><td>Dépréciation</td><td>Comment mesurer l'usure et l'obsolescence quand il n'existe ni ventes jumelées ni loyers de référence?</td></tr><tr><td>Utilisation optimale</td><td>L'usage d'origine est-il encore le meilleur usage? Une église excédentaire vaut souvent par son potentiel de conversion.</td></tr><tr><td>Composantes spécialisées</td><td>Clochers, blocs opératoires, dalles de glace : quel coût unitaire, quelle durée de vie?</td></tr><tr><td>Normes et règlements</td><td>Codes propres au type de bâtiment (MEQ, santé, patrimoine) qui gonflent les coûts et créent des non-conformités.</td></tr><tr><td>Financement et assurance</td><td>Les prêteurs et assureurs exigent des bases de coût précises et documentées.</td></tr></tbody></table></div></div>161<div class="box box-terrain" id="terrain-13-18"><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-13-18" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-19">Ces dossiers exigent de l'évaluateur qu'il connaisse les <strong>systèmes</strong> propres au type de bâtiment (mécanique, structure), qu'il maîtrise les <strong>normes</strong> applicables, qu'il consulte les <strong>guides de coûts</strong> spécialisés et des projets récents, et qu'il comprenne le <strong>marché spécifique</strong> (acheteurs potentiels, conversions). La documentation doit être plus fournie qu'à l'habitude : les tribunaux scrutent ces dossiers. Quand la connaissance du type d'immeuble manque, la norme professionnelle est claire : s'adjoindre les experts nécessaires ou refuser le mandat.</p></div></div>162<h2 id="s-13-2" class="h-section"><span class="h-num">13.2</span><span class="h-text">Églises et patrimoine religieux</span><a class="h-anchor" href="#s-13-2" aria-label="Lien vers cette section">#</a></h2>163<h3 id="s-13-2-1" class="h-subsection"><span class="h-num">13.2.1</span><span class="h-text">Un parc immobilier en mutation</span><a class="h-anchor" href="#s-13-2-1" aria-label="Lien vers cette section">#</a></h3>164<div class="box box-qc" id="quebec-13-20"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-map"/></svg></span><span class="box-label">Contexte québécois</span><a class="box-anchor" href="#quebec-13-20" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-21">Le Québec compte environ <span class="num">2700</span> églises — l'inventaire du <strong>Conseil du patrimoine religieux du Québec</strong> (CPRQ) recense quelque <span class="num">2750</span> lieux de culte —, un patrimoine religieux exceptionnel en Amérique du Nord. Depuis 2000, les fermetures et les ventes se multiplient, et la <strong>reconversion</strong> des lieux de culte excédentaires est devenue un défi majeur pour les municipalités et les diocèses. Le CPRQ accompagne les communautés dans ces transitions et administre des programmes de soutien financier.</p></div></div>165<h3 id="s-13-2-2" class="h-subsection"><span class="h-num">13.2.2</span><span class="h-text">Des composantes hors normes</span><a class="h-anchor" href="#s-13-2-2" aria-label="Lien vers cette section">#</a></h3>166<p id="p13-22"><label for="sn-13-2" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-2" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-terme"><strong class="sn-term">Coût de reproduction</strong> Coût d'une réplique exacte, mêmes matériaux et techniques.</span> L'église type concentre des composantes que l'on ne retrouve nulle part ailleurs : <strong>clochers</strong> et flèches; <strong>vitraux</strong> artisanaux et historiques; <strong>orgues</strong> à tuyaux, dont le coût va de <span class="num">50 000 $</span> à plus de 5 M$; fresques, boiseries et décors intérieurs; pierre de taille et maçonnerie massive; voûtes et charpentes complexes. L'enjeu central est le suivant : le coût de <em>reproduction</em> de ces éléments artisanaux peut être astronomique, alors que la <em>valeur marchande</em> de l'immeuble est souvent limitée.</p>167<p id="p13-23">À cette tension s'ajoute une <strong>dépréciation fonctionnelle marquée</strong> : nef à usage unique et volumes difficiles à chauffer, absence de climatisation, plomberie minimale, accessibilité non conforme aux normes actuelles, systèmes électriques désuets.</p>168<div class="box box-att" id="attention-13-24"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Reproduction ou remplacement?</span><a class="box-anchor" href="#attention-13-24" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-25">Pour une église, la recommandation générale est d'évaluer au <strong>coût de remplacement</strong> — celui d'un bâtiment d'utilité équivalente — plutôt qu'au coût de reproduction, <em>sauf</em> si le mandat vise spécifiquement le patrimoine ou l'assurance (où la reconstruction à l'identique peut être exigée). Le choix de la base doit toujours être énoncé et justifié dans le rapport.</p></div></div>169<h3 id="s-13-2-3" class="h-subsection"><span class="h-num">13.2.3</span><span class="h-text">Le potentiel de conversion et l'utilisation optimale</span><a class="h-anchor" href="#s-13-2-3" aria-label="Lien vers cette section">#</a></h3>170<p id="p13-26"><label for="sn-13-3" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-3" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">La valeur d'une église excédentaire = son meilleur usage <em>après</em> conversion, net du coût de conversion.</span> La valeur d'une église excédentaire dépend surtout de son <span class="motcle" data-term="utilisation optimale">utilisation optimale</span> après conversion — condominiums résidentiels, salle de spectacle ou d'événements, bibliothèque communautaire, centre d'artistes, restaurant ou brasserie, bureaux et espaces de coworking — et du coût de cette conversion. L'analyse HBU vue au bloc 1 retrouve ici tout son poids : légalement permis (zonage, statut patrimonial), physiquement possible (structure, volumes), financièrement faisable (coût de conversion vs valeur finale), productivité maximale.</p>171<h3 id="s-13-2-4" class="h-subsection"><span class="h-num">13.2.4</span><span class="h-text">Statuts de protection et programmes</span><a class="h-anchor" href="#s-13-2-4" aria-label="Lien vers cette section">#</a></h3>172<p id="p13-27">Quatre situations sont possibles pour un lieu de culte : <strong>classé</strong> en vertu de la <em>Loi sur le patrimoine culturel</em> (protection maximale, décision du ministre); <strong>cité</strong> par la municipalité (protection locale); <strong>inventorié</strong> par le CPRQ (aucune protection légale, mais une reconnaissance); ou <strong>non protégé</strong>. Côté financement, trois sources principales : le Fonds du patrimoine culturel québécois, le programme de soutien du CPRQ et les subventions municipales.</p>173<p id="p13-28">L'effet sur l'évaluation joue dans les <em>deux sens</em> : le statut ajoute des <strong>contraintes</strong> (interdiction de démolir, matériaux imposés, coûts de restauration supérieurs aux coûts standards — donc de la dépréciation), mais il peut donner accès à des <strong>aides</strong> qui réduisent le coût net pour le propriétaire. Et il faut se rappeler que la valeur patrimoniale n'est pas la valeur marchande.</p>174<h3 id="s-13-2-5" class="h-subsection"><span class="h-num">13.2.5</span><span class="h-text">Exemple travaillé : l'église de 1925</span><a class="h-anchor" href="#s-13-2-5" aria-label="Lien vers cette section">#</a></h3>175<div class="box box-ex" id="ex-13-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.1</span><span class="box-title">— église de pierre (1925), village en région</span><a class="box-anchor" href="#ex-13-1" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-29">Église de pierre construite en 1925 dans un village en région, superficie de 800 m<sup>2</sup>. On compare les deux bases de coût.</p>176<p id="p13-30"><strong>Étape 1 — Coût neuf selon les deux bases.</strong></p>177<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Élément</th><th class="al-r">Reproduction</th><th class="al-r">Remplacement</th></tr></thead><tbody><tr><td>Structure maçonnerie (800 m<sup>2</sup>)</td><td class="al-r">4 800 000 $</td><td class="al-r">2 400 000 $</td></tr><tr><td>Clocher et flèche</td><td class="al-r">600 000 $</td><td class="al-r">150 000 $</td></tr><tr><td>Vitraux artisanaux (24 fenêtres)</td><td class="al-r">480 000 $</td><td class="al-r">96 000 $</td></tr><tr><td>Orgue à tuyaux</td><td class="al-r">350 000 $</td><td class="al-r">50 000 $</td></tr><tr><td>Intérieur (boiseries, fresques)</td><td class="al-r">800 000 $</td><td class="al-r">200 000 $</td></tr><tr><td>Systèmes mécaniques</td><td class="al-r">300 000 $</td><td class="al-r">300 000 $</td></tr><tr class="rule-above"><td><strong>Total coût neuf</strong></td><td class="al-r"><strong>7 330 000 $</strong></td><td class="al-r"><strong>3 196 000 $</strong></td></tr></tbody></table></div></div>178<p id="p13-31"><strong>Étape 2 — Dépréciation et valeur.</strong> Les taux (physique 60 %, fonctionnelle 20 %, externe 4 %) s'appliquent au coût neuf de chaque base.</p>179<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Élément</th><th class="al-r">Reproduction</th><th class="al-r">Remplacement</th></tr></thead><tbody><tr><td>Coût neuf</td><td class="al-r">7 330 000 $</td><td class="al-r">3 196 000 $</td></tr><tr><td>Dépréciation physique (60 %)</td><td class="al-r">(4 398 000 $)</td><td class="al-r">(1 917 600 $)</td></tr><tr><td>Dépréciation fonctionnelle (20 %)</td><td class="al-r">(1 466 000 $)</td><td class="al-r">(639 200 $)</td></tr><tr><td>Dépréciation externe (4 %)</td><td class="al-r">(293 200 $)</td><td class="al-r">(127 840 $)</td></tr><tr class="rule-above"><td><strong>Valeur dépréciée du bâtiment</strong></td><td class="al-r"><strong>1 172 800 $</strong></td><td class="al-r"><strong>511 360 $</strong></td></tr><tr><td>Terrain</td><td class="al-r">75 000 $</td><td class="al-r">75 000 $</td></tr><tr class="rule-above"><td><strong>Valeur totale</strong></td><td class="al-r"><strong>1 247 800 $</strong></td><td class="al-r"><strong>586 360 $</strong></td></tr></tbody></table></div></div>180<p id="p13-32"><strong>Lecture.</strong> La base de coût retenue change la valeur du simple au double (1 247 800 $ contre 586 360 $). Ni l'une ni l'autre n'est « fausse » : elles répondent à des questions différentes (reconstruire à l'identique vs remplacer l'utilité). D'où la règle d'or : <strong class="c-rouge">toujours préciser la base de coût dans le rapport</strong>.</p></div></div>181<h2 id="s-13-3" class="h-section"><span class="h-num">13.3</span><span class="h-text">Écoles : normes ministérielles et usure intensive</span><a class="h-anchor" href="#s-13-3" aria-label="Lien vers cette section">#</a></h2>182<h3 id="s-13-3-1" class="h-subsection"><span class="h-num">13.3.1</span><span class="h-text">Types d'établissements et normes du MEQ</span><a class="h-anchor" href="#s-13-3-1" aria-label="Lien vers cette section">#</a></h3>183<div class="box box-qc" id="quebec-13-33"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-map"/></svg></span><span class="box-label">Contexte québécois</span><a class="box-anchor" href="#quebec-13-33" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-34">Au Québec, le <strong>ministère de l'Éducation</strong> (MEQ) établit des normes précises pour les superficies, les coûts admissibles et les équipements par type d'école : superficie de <strong>8 à 10 m<sup>2</sup> par élève</strong>, hauteur libre minimale de <strong>3,0 m</strong>, ventilation mécanique obligatoire, accessibilité universelle, sécurité incendie renforcée, éclairage naturel exigé. L'évaluateur qui travaille sur un établissement scolaire doit vérifier la conformité du bâtiment à ces normes : tout écart est une source potentielle de dépréciation fonctionnelle.</p></div></div>184<p id="p13-35">Le parc scolaire québécois forme un continuum qui va de la petite école primaire de village aux campus universitaires : écoles primaires et secondaires des centres de services scolaires, cégeps, universités, centres de formation professionnelle et écoles spécialisées. Chaque palier a sa logique constructive propre — l'école primaire est un bâtiment simple aux classes répétitives, le cégep ajoute laboratoires et plateaux techniques, le pavillon universitaire peut rivaliser de complexité avec un immeuble de recherche privé — et cette gradation se lit directement dans les coûts unitaires du tableau qui suit. Pour l'évaluateur, la conséquence pratique est qu'il n'existe pas « un » coût d'école : il existe un coût par programme fonctionnel, qu'il faut reconstituer espace par espace.</p>185<h3 id="s-13-3-2" class="h-subsection"><span class="h-num">13.3.2</span><span class="h-text">Coûts de construction</span><a class="h-anchor" href="#s-13-3-2" aria-label="Lien vers cette section">#</a></h3>186<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Type d'école</th><th class="al-c">Coût/m<sup>2</sup></th><th class="al-c">Superficie typique</th><th class="al-c">Coût total</th></tr></thead><tbody><tr><td>Primaire (standard)</td><td class="al-c">3 200–3 800 $</td><td class="al-c">3 000–5 000 m<sup>2</sup></td><td class="al-c">10–19 M$</td></tr><tr><td>Secondaire (standard)</td><td class="al-c">3 500–4 200 $</td><td class="al-c">8 000–15 000 m<sup>2</sup></td><td class="al-c">28–63 M$</td></tr><tr><td>Cégep</td><td class="al-c">3 800–4 500 $</td><td class="al-c">15 000–30 000 m<sup>2</sup></td><td class="al-c">57–135 M$</td></tr><tr><td>Université (pavillon)</td><td class="al-c">4 000–6 000 $</td><td class="al-c">Variable</td><td class="al-c">Variable</td></tr></tbody></table></div></div>187<p id="p13-36">Certains espaces commandent des coûts nettement supérieurs à la moyenne : <strong>gymnase</strong> (4 500–5 500 $/m<sup>2</sup>), <strong>laboratoire</strong> (5 000–7 000 $/m<sup>2</sup>), <strong>bibliothèque</strong> (3 800–4 500 $/m<sup>2</sup>), <strong>piscine</strong> (6 000–9 000 $/m<sup>2</sup>). S'ajoutent des facteurs de coût transversaux : accessibilité universelle, systèmes de sécurité, technologie intégrée (tableaux numériques, réseau), efficacité énergétique (certification LEED). Sources : Altus Group, <em>Canadian Cost Guide</em> (édition courante) et projets publics récents — fourchettes indicatives <span class="citation">(<a class="cite" href="/bibliographie/#altus2026" data-cite="altus2026">Altus Group, 2026</a>)</span>.</p>188<h3 id="s-13-3-3" class="h-subsection"><span class="h-num">13.3.3</span><span class="h-text">La dépréciation d'une école</span><a class="h-anchor" href="#s-13-3-3" aria-label="Lien vers cette section">#</a></h3>189<p id="p13-37"><label for="sn-13-4" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-4" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-terme"><strong class="sn-term">Déficit de maintien d'actifs</strong> Somme des travaux requis pour remettre un parc immobilier en état : dépréciation physique curable à grande échelle.</span> Sur le plan <strong>physique</strong>, l'école subit une usure accélérée par l'utilisation intensive : planchers, murs et casiers; toiture soumise aux cycles gel-dégel; systèmes de ventilation. Durée de vie typique : <strong>50 à 60 ans</strong> — cohérente avec la table maîtresse des durées de vie de la séance 9, l'entretien public prolongeant souvent la vie utile réelle. Sur le plan <strong>fonctionnel</strong> : classes trop petites, absence de climatisation, câblage réseau insuffisant, non-conformité en accessibilité, amiante dans les bâtiments anciens. Sur le plan <strong>externe</strong> : déclin démographique local, changement de vocation du quartier, fermetures et regroupements d'écoles, réformes scolaires modifiant la demande d'espaces.</p>190<div class="box box-qc" id="quebec-13-38"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-map"/></svg></span><span class="box-label">Le déficit de maintien d'actifs scolaire</span><a class="box-anchor" href="#quebec-13-38" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-39">Le déficit de maintien d'actifs des écoles du Québec dépasse <strong>5 milliards de dollars</strong>. En langage d'évaluateur : une dépréciation physique <strong>curable</strong> massive à l'échelle du parc — autant d'entretien différé qui, immeuble par immeuble, se retrouve au premier poste de la ventilation de la dépréciation.</p></div></div>191<h2 id="s-13-4" class="h-section"><span class="h-num">13.4</span><span class="h-text">Hôpitaux : la complexité extrême</span><a class="h-anchor" href="#s-13-4" aria-label="Lien vers cette section">#</a></h2>192<h3 id="s-13-4-1" class="h-subsection"><span class="h-num">13.4.1</span><span class="h-text">Le bâtiment le plus coûteux à construire</span><a class="h-anchor" href="#s-13-4-1" aria-label="Lien vers cette section">#</a></h3>193<p id="p13-40">Un hôpital agrège des sous-ensembles dont chacun serait déjà un défi d'estimation : bloc opératoire, imagerie médicale, soins intensifs, urgence, laboratoires, pharmacie centrale, ventilation (CVAC) spécialisée, gaz médicaux, électricité critique, systèmes d'appel, réseau pneumatique, génératrices. C'est le type de bâtiment le plus <strong>complexe et coûteux</strong> : les systèmes mécaniques et électriques représentent souvent <strong class="c-or">40 à 50 % du coût total</strong> — contre 25–35 % pour un immeuble de bureaux.</p>194<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Type d'espace hospitalier</th><th class="al-c">Coût/m<sup>2</sup> (Québec)</th></tr></thead><tbody><tr><td>Unités de soins (standard)</td><td class="al-c">5 500–7 000 $</td></tr><tr><td>Bloc opératoire</td><td class="al-c">10 000–15 000 $</td></tr><tr><td>Soins intensifs</td><td class="al-c">8 000–12 000 $</td></tr><tr><td>Urgence</td><td class="al-c">7 500–10 000 $</td></tr><tr><td>Imagerie médicale (IRM, scan)</td><td class="al-c">12 000–18 000 $</td></tr><tr><td>Laboratoires</td><td class="al-c">8 000–11 000 $</td></tr><tr><td>Espaces administratifs</td><td class="al-c">3 500–4 500 $</td></tr><tr><td>Stationnement étagé</td><td class="al-c">800–1 200 $</td></tr><tr class="rule-above"><td><strong>Moyenne pondérée (hôpital complet)</strong></td><td class="al-c"><strong>7 000–10 000 $</strong></td></tr></tbody></table></div></div>195<div class="box box-ex" id="ex-13-2"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.2</span><span class="box-title">— le nouveau CHUM, Montréal</span><a class="box-anchor" href="#ex-13-2" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-41">Le nouveau Centre hospitalier de l'Université de Montréal offre des ordres de grandeur précieux : superficie d'environ <span class="num">300 000</span> 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">\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> 3 millions de pi<sup>2</sup>); coût de <strong>construction</strong> (entente en partenariat public-privé, hôpital de 772 lits) d'environ 2 milliards de dollars, soit <strong class="c-or">6 500–7 000 $/m<sup>2</sup></strong> en coût de construction.  Mais le <strong>coût de projet global</strong> — immobilisations, équipements, financement, phases connexes — dépasse 3 milliards, soit environ 10 000 $/m<sup>2</sup>. La leçon méthodologique dépasse le cas : avant de tirer un coût unitaire d'un montant publié, il faut toujours vérifier <strong class="c-rouge">ce que le montant inclut</strong>. Confondre coût de construction et coût de projet fausse l'estimation de 40–50 %.</p></div></div>196<h3 id="s-13-4-2" class="h-subsection"><span class="h-num">13.4.2</span><span class="h-text">Obsolescence technologique et super-adéquation</span><a class="h-anchor" href="#s-13-4-2" aria-label="Lien vers cette section">#</a></h3>197<p id="p13-42"><label for="sn-13-5" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-5" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">À l'hôpital, la fonctionnelle incurable domine souvent la physique.</span> L'hôpital cumule des équipements à remplacement fréquent (IRM et scanner : 8–12 ans; systèmes informatiques : 5–7 ans; équipement chirurgical : 7–10 ans; systèmes de contrôle : 10–15 ans; génératrices : 20–25 ans) et une dépréciation fonctionnelle typique : conversion des chambres doubles en chambres simples, normes de ventilation évolutives, séparation des circuits contaminés et propres. Conséquences pour l'évaluation : une dépréciation <strong>fonctionnelle incurable</strong> souvent importante et une <strong>super-adéquation</strong> fréquente (systèmes surdimensionnés par rapport aux besoins réels).</p>198<div class="box box-att" id="attention-13-43"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Équipement médical : meuble ou immeuble?</span><a class="box-anchor" href="#attention-13-43" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-44">L'équipement médical est généralement <strong>exclu</strong> de l'évaluation immobilière (c'est un <em>meuble</em>), mais les <strong>aménagements fixes</strong> construits pour cet équipement — blindage d'une salle d'IRM, dalles renforcées, gaines dédiées — sont <strong>inclus</strong> (ils sont <em>immeubles</em>). Le fondement juridique est aux articles 900 à 907 C.c.Q., détaillés à la section <a class="xref" href="#s-13-7">13.7</a>.</p></div></div>199<h2 id="s-13-5" class="h-section"><span class="h-num">13.5</span><span class="h-text">Bâtiments publics : arénas, bibliothèques, musées</span><a class="h-anchor" href="#s-13-5" aria-label="Lien vers cette section">#</a></h2>200<p id="p13-45">Entre l'église et l'hôpital s'étend toute la gamme des équipements municipaux et culturels : arénas, bibliothèques, casernes, hôtels de ville, musées, centres communautaires. Ces immeubles partagent trois traits qui commandent la démarche d'évaluation. Ils appartiennent presque toujours à des municipalités ou à des organismes publics; ils ne génèrent pas de revenus de marché; et chacun intègre au moins une composante technique qui domine son coût — la dalle réfrigérée de l'aréna, le contrôle climatique du musée, les portes surdimensionnées de la caserne. L'évaluateur y applique donc la méthode du coût, en concentrant son attention sur cette composante dominante : c'est elle qui porte l'essentiel du risque d'erreur.</p>201<h3 id="s-13-5-1" class="h-subsection"><span class="h-num">13.5.1</span><span class="h-text">Arénas et centres sportifs</span><a class="h-anchor" href="#s-13-5-1" aria-label="Lien vers cette section">#</a></h3>202<p id="p13-46">Les composantes spécifiques d'un aréna sont la dalle de glace et son système de réfrigération, la structure à longue portée (sans colonnes), les estrades, gradins et vestiaires multiples, le système de déshumidification, l'éclairage sportif (1 000 lux et plus) et la surfaceuse (Zamboni) avec ses aires de service. Repères de coûts au Québec : aréna simple glace <strong>12–18 M$</strong>; double glace <strong>22–35 M$</strong>; coût unitaire <strong>3 500–5 000 $/m<sup>2</sup></strong>; système de réfrigération seul <strong>1–2 M$</strong>; durée de vie économique <strong>40–50 ans</strong>.</p>203<p id="p13-47">Deux particularités de dépréciation : l'humidité et les produits chimiques du système de réfrigération <strong>accélèrent</strong> la détérioration de la structure (dépréciation physique atypique); et le remplacement des systèmes au fréon (R-22) par l'ammoniac ou le CO<sub>2</sub> constitue une dépense majeure des municipalités québécoises — un facteur curable d'envergure à intégrer au calcul.</p>204<h3 id="s-13-5-2" class="h-subsection"><span class="h-num">13.5.2</span><span class="h-text">Le tableau de bord des bâtiments publics</span><a class="h-anchor" href="#s-13-5-2" aria-label="Lien vers cette section">#</a></h3>205<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Type</th><th class="al-c">Coût/m<sup>2</sup></th><th class="al-c">Durée de vie</th><th>Particularités</th></tr></thead><tbody><tr><td>Bibliothèque</td><td class="al-c">3 800–5 500 $</td><td class="al-c">50–60 ans</td><td>Charge au sol élevée, éclairage</td></tr><tr><td>Caserne de pompiers</td><td class="al-c">3 500–4 500 $</td><td class="al-c">40–50 ans</td><td>Portes surdimensionnées, dalles renforcées</td></tr><tr><td>Hôtel de ville</td><td class="al-c">4 000–6 000 $</td><td class="al-c">60–80 ans</td><td>Salle du conseil, archives</td></tr><tr><td>Musée</td><td class="al-c">4 500–7 000 $</td><td class="al-c">50–70 ans</td><td>Climat contrôlé, sécurité</td></tr><tr><td>Centre communautaire</td><td class="al-c">3 000–4 000 $</td><td class="al-c">40–50 ans</td><td>Polyvalent, cuisine, salles</td></tr><tr><td>Poste de police</td><td class="al-c">3 800–5 000 $</td><td class="al-c">40–50 ans</td><td>Cellules, sécurité</td></tr></tbody></table></div></div>206<p id="p13-48">Le point commun : ce sont des propriétés de municipalités ou d'organismes publics, rarement génératrices de revenus, évaluées selon la méthode du coût conformément au <em>Manuel d'évaluation foncière du Québec</em> (MAMH) <span class="citation">(<a class="cite" href="/bibliographie/#lfm" data-cite="lfm">Québec, 1979</a>)</span>.</p>207<h3 id="s-13-5-3" class="h-subsection"><span class="h-num">13.5.3</span><span class="h-text">Le musée, cas particulier</span><a class="h-anchor" href="#s-13-5-3" aria-label="Lien vers cette section">#</a></h3>208<p id="p13-49">Le musée pousse les exigences un cran plus loin : contrôle climatique précis (20–22 °C à <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">\pm</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>1 °C près, humidité relative de 45–55 % à <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">\pm</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 % près), éclairage spécialisé avec filtration UV et lux contrôlés, sécurité renforcée, charge au sol élevée (sculptures, réserves), quais de livraison sécurisés, voûtes et réserves climatisées.</p>209<div class="box box-ex" id="ex-13-3"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.3</span><span class="box-title">— Musée canadien de l'histoire, Gatineau</span><a class="box-anchor" href="#ex-13-3" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-50">Repères : environ <span class="num">25 000</span> m<sup>2</sup>; architecture iconique de Douglas Cardinal, aux formes organiques uniques. Le coût de <strong>reproduction</strong> de ces courbes de béton est très élevé et difficilement chiffrable; l'évaluation au coût de <strong>remplacement</strong> est plus réaliste. Surtout, les éléments architecturaux prestigieux constituent souvent une <span class="motcle" data-term="super-adéquation">super-adéquation</span> en méthode du coût : leur coût excède la valeur qu'ils ajoutent au marché. La signature de Cardinal fait la renommée du musée, pas sa valeur marchande.</p></div></div>210<h2 id="s-13-6" class="h-section"><span class="h-num">13.6</span><span class="h-text">Propriétés industrielles</span><a class="h-anchor" href="#s-13-6" aria-label="Lien vers cette section">#</a></h2>211<p id="p13-51">L'immobilier industriel occupe une position singulière dans ce chapitre : contrairement à l'église ou à l'hôpital, il existe bel et bien un marché industriel — des entrepôts se vendent et se louent chaque mois au Québec. Mais ce marché est segmenté à l'extrême par des caractéristiques techniques (hauteur libre, capacité de dalle, ponts roulants, alimentation électrique) qui rendent les comparables rares dès que le bâtiment s'éloigne de l'entrepôt générique. Plus l'immeuble est spécialisé, plus la méthode du coût reprend du poids; et c'est aussi dans l'industriel que la question meuble/immeuble — traitée à la section suivante — a les conséquences fiscales les plus lourdes.</p>212<h3 id="s-13-6-1" class="h-subsection"><span class="h-num">13.6.1</span><span class="h-text">Typologie et caractéristiques clés</span><a class="h-anchor" href="#s-13-6-1" aria-label="Lien vers cette section">#</a></h3>213<p id="p13-52">La famille industrielle regroupe l'usine de fabrication légère et lourde, l'entrepôt et centre de distribution, le <em>flex</em> industriel (bureau + entrepôt), le parc industriel multilocataire et les installations spécialisées (chimique, agroalimentaire). Six caractéristiques pilotent la valeur : la <strong>structure</strong> (acier ou béton préfabriqué); la <span class="motcle" data-term="hauteur libre">hauteur libre</span> (6 à 12 m et plus); les <strong>quais de chargement</strong> et portes surdimensionnées; les <strong>ponts roulants</strong> (5 à 50 tonnes et plus); la <strong>dalle au sol</strong> (épaisseur, capacité portante); et les <strong>services</strong> (électricité triphasée, gaz, eau industrielle).</p>214<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Type</th><th class="al-c">Coût/m<sup>2</sup></th><th class="al-c">Hauteur libre</th><th class="al-c">Structure</th></tr></thead><tbody><tr><td>Entrepôt simple</td><td class="al-c">800–1 200 $</td><td class="al-c">7–10 m</td><td class="al-c">Acier préfabriqué</td></tr><tr><td>Entrepôt climatisé</td><td class="al-c">1 200–1 800 $</td><td class="al-c">7–10 m</td><td class="al-c">Acier, isolé</td></tr><tr><td>Usine légère</td><td class="al-c">1 500–2 500 $</td><td class="al-c">6–8 m</td><td class="al-c">Acier/béton</td></tr><tr><td>Usine lourde</td><td class="al-c">2 500–4 500 $</td><td class="al-c">8–15 m</td><td class="al-c">Acier lourd</td></tr><tr><td>Flex industriel</td><td class="al-c">1 800–2 800 $</td><td class="al-c">6–8 m</td><td class="al-c">Mixte</td></tr><tr><td>Chambre froide</td><td class="al-c">2 000–3 500 $</td><td class="al-c">8–12 m</td><td class="al-c">Acier + isolation</td></tr><tr><td>Centre de données</td><td class="al-c">8 000–15 000 $</td><td class="al-c">4–6 m</td><td class="al-c">Béton + acier</td></tr></tbody></table></div></div>215<div class="box box-rem" id="remarque-13-53"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pen"/></svg></span><span class="box-label">Coûts additionnels et ratio bureau</span><a class="box-anchor" href="#remarque-13-53" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-54">Pont roulant : 100 000–500 000 $; quai de chargement : 15 000–30 000 $ l'unité; dalle renforcée : +30–50 $/m<sup>2</sup>. La portion bureau (5–15 % de la superficie) s'évalue <strong>séparément</strong>, à un coût unitaire supérieur à celui de l'aire industrielle.</p></div></div>216<h3 id="s-13-6-2" class="h-subsection"><span class="h-num">13.6.2</span><span class="h-text">La structure d'acier, composante par composante</span><a class="h-anchor" href="#s-13-6-2" aria-label="Lien vers cette section">#</a></h3>217<p id="p13-55">L'estimation par composantes (méthode <em>unit-in-place</em>, séance 6) s'applique naturellement au bâtiment industriel : <strong>fondations</strong> (semelles, pieux, dalles), <strong>colonnes</strong> (profilés W ou HSS), <strong>poutrelles de toit</strong> (<em>bar joists</em>, fermes), <strong>pontage</strong> (acier + membrane), <strong>murs</strong> (panneaux préfabriqués, tôle), <strong>plancher et portes</strong> (dalle de béton armé; portes piétonnes, de garage, quais).</p>218<p id="p13-56">À l'inspection, cinq points d'attention : corrosion et fatigue de la <strong>structure</strong>; fissures et planéité de la <strong>dalle</strong>; membrane et drainage de la <strong>toiture</strong>; présence d'<strong>amiante</strong> (bâtiments d'avant 1985); contamination possible du <strong>sol</strong>. Durées de vie indicatives : structure acier 40–60 ans; dalle 30–50 ans; toiture 15–25 ans.</p>219<h3 id="s-13-6-3" class="h-subsection"><span class="h-num">13.6.3</span><span class="h-text">La hauteur libre, variable stratégique</span><a class="h-anchor" href="#s-13-6-3" aria-label="Lien vers cette section">#</a></h3>220<p id="p13-57"><label for="sn-13-6" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-6" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">Hauteur libre insuffisante = déficience fonctionnelle <em>incurable</em> type.</span> La hauteur libre segmente le marché industriel : <strong>moins de 6 m</strong>, usage limité, bâtiment désuet; <strong>6–8 m</strong>, standard moderne; <strong>8–10 m</strong>, entrepôt régional; <strong>10–12 m</strong>, distribution nationale; <strong>12 m et plus</strong>, grande distribution (type Amazon). Une hauteur libre insuffisante est l'exemple canonique de la déficience fonctionnelle <strong>incurable</strong> : rehausser une toiture coûte presque toujours plus cher que le bénéfice obtenu. La dépréciation se mesure alors par capitalisation de la perte de loyer (séance 11) plutôt que par un coût de correction.</p>221<h3 id="s-13-6-4" class="h-subsection"><span class="h-num">13.6.4</span><span class="h-text">Ponts roulants</span><a class="h-anchor" href="#s-13-6-4" aria-label="Lien vers cette section">#</a></h3>222<p id="p13-58">Le pont roulant (5 à 100 tonnes et plus) travaille au-dessus de la dalle sur toute la portée; il impose des charges dynamiques à la <strong>structure</strong> entière, exige des rails et poutres de roulement dédiés et une électrification spécifique.</p>223<div class="box box-qc" id="quebec-13-59"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-map"/></svg></span><span class="box-label">Meuble ou immeuble? Le cas du pont roulant</span><a class="box-anchor" href="#quebec-13-59" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-60">Un pont roulant <strong>attaché à demeure</strong> à la structure est immeuble au sens de l'article 903 C.c.Q. (attache ou réunion matérielle, sans perte d'individualité) — notion souvent appelée « immeuble par destination » dans l'usage courant <span class="citation">(<a class="cite" href="/bibliographie/#ccq" data-cite="ccq">Québec, 1991</a>)</span>. Il entre donc dans l'évaluation immobilière et dans l'assiette foncière, contrairement au chariot élévateur qui circule librement dans la même usine.</p></div></div>224<h2 id="s-13-7" class="h-section"><span class="h-num">13.7</span><span class="h-text">Équipements : qualification et évaluation</span><a class="h-anchor" href="#s-13-7" aria-label="Lien vers cette section">#</a></h2>225<h3 id="s-13-7-1" class="h-subsection"><span class="h-num">13.7.1</span><span class="h-text">Le fondement : articles 900 à 907 C.c.Q.</span><a class="h-anchor" href="#s-13-7-1" aria-label="Lien vers cette section">#</a></h3>226<div class="box box-def" id="def-13-2"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span class="box-label">Définition 13.2</span><span class="box-title">— qualification des biens — C.c.Q.</span><a class="box-anchor" href="#def-13-2" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-61">Le <em>Code civil du Québec</em> organise la qualification des biens en une gradation dont l'évaluateur doit connaître chaque échelon. L'article 900 pose le socle : les fonds de terre et les constructions à caractère permanent sont des <strong>immeubles par nature</strong>. L'article 901 traite du meuble <strong>incorporé</strong> : dès qu'il perd son individualité en s'intégrant à la construction — la brique dans le mur, la tuyauterie noyée dans la dalle —, il devient <strong>partie intégrante</strong> de l'immeuble. L'article 903 vise le cas intermédiaire, le plus litigieux en pratique : le meuble <strong>attaché à demeure</strong> qui conserve son individualité (un ascenseur, un système CVAC, un pont roulant boulonné à la structure) est immeuble <em>tant qu'il y reste</em>. Enfin, les articles 905 et 907 ferment le système : tout ce qui peut se transporter, et tout bien que la loi ne qualifie pas autrement, est <strong>meuble</strong>.</p></div></div>227<p id="p13-62">Cette qualification est cruciale : elle détermine <strong>ce qui entre</strong> dans l'évaluation immobilière et dans l'assiette foncière municipale. En pratique, trois critères départagent les cas :</p>228<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Critère</th><th>Meuble</th><th>Immeuble (art. 901/903)</th></tr></thead><tbody><tr><td>Attache</td><td>Non attaché de façon permanente</td><td>Incorporé ou attaché à demeure</td></tr><tr><td>Déplacement</td><td>Se déplace sans dommage au bâtiment</td><td>L'enlèvement causerait des dommages</td></tr><tr><td>Utilité</td><td>Conserve son utilité ailleurs</td><td>Assure l'utilité de l'immeuble</td></tr><tr><td>Exemples</td><td>Chariot élévateur, ordinateurs, mobilier, outillage portatif</td><td>CVAC, pont roulant intégré, ascenseur, chambre forte encastrée</td></tr></tbody></table></div></div>229<div class="box box-ret" id="aretenir-13-63"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-star"/></svg></span><span class="box-label">Règle pratique</span><a class="box-anchor" href="#aretenir-13-63" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-64">L'évaluateur immobilier évalue les biens <strong>immeubles</strong> — par nature, intégrés ou attachés à demeure. Les <strong>meubles</strong> relèvent de l'évaluation de biens mobiliers ou d'entreprise, une discipline distincte.</p></div></div>230<h3 id="s-13-7-2" class="h-subsection"><span class="h-num">13.7.2</span><span class="h-text">Méthodes d'évaluation des équipements</span><a class="h-anchor" href="#s-13-7-2" aria-label="Lien vers cette section">#</a></h3>231<p id="p13-65">Les trois approches classiques se transposent : par le <strong>coût</strong>, remplacement (équipement neuf d'utilité équivalente, moins dépréciation — catalogues et fournisseurs) ou reproduction (équipement identique, rare car la technologie est dépassée); par <strong>comparaison</strong>, sur le marché de l'usagé, avec ajustements pour l'âge, l'état et la capacité; par le <strong>revenu</strong>, en capitalisant le revenu net additionnel attribuable à l'équipement.</p>232<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Équipement</th><th class="al-c">Durée physique</th><th class="al-c">Durée économique</th><th class="al-c">Dépréciation annuelle</th></tr></thead><tbody><tr><td>Ascenseur</td><td class="al-c">25–30 ans</td><td class="al-c">20–25 ans</td><td class="al-c">4–5 %</td></tr><tr><td>CVAC commercial</td><td class="al-c">20–25 ans</td><td class="al-c">15–20 ans</td><td class="al-c">5–7 %</td></tr><tr><td>Pont roulant</td><td class="al-c">30–40 ans</td><td class="al-c">25–35 ans</td><td class="al-c">3–4 %</td></tr><tr><td>Génératrice</td><td class="al-c">25–30 ans</td><td class="al-c">20–25 ans</td><td class="al-c">4–5 %</td></tr><tr><td>Système de gicleurs</td><td class="al-c">40–50 ans</td><td class="al-c">35–45 ans</td><td class="al-c">2–3 %</td></tr><tr><td>Compresseur industriel</td><td class="al-c">15–20 ans</td><td class="al-c">12–18 ans</td><td class="al-c">6–8 %</td></tr><tr><td>Transformateur électrique</td><td class="al-c">30–40 ans</td><td class="al-c">25–35 ans</td><td class="al-c">3–4 %</td></tr><tr><td>Chaudière commerciale</td><td class="al-c">25–35 ans</td><td class="al-c">20–30 ans</td><td class="al-c">3–5 %</td></tr></tbody></table></div></div>233<p id="p13-66"><label for="sn-13-7" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-7" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-terme"><strong class="sn-term">Durée physique</strong> Jusqu'à l'arrêt de fonctionnement.</span> <label for="sn-13-8" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-8" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-terme"><strong class="sn-term">Durée économique</strong> Tant que l'équipement contribue à la valeur.</span> La <strong>durée physique</strong> court jusqu'à l'arrêt de fonctionnement; la <strong>durée économique</strong>, plus courte, dure tant que l'équipement contribue à la valeur. Ces chiffres sont des ordres de grandeur tirés des guides et de la pratique.</p>234<div class="box box-ex" id="ex-13-4"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.4</span><span class="box-title">— pont roulant de 20 tonnes</span><a class="box-anchor" href="#ex-13-4" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-67">Une usine possède un pont roulant de 20 tonnes. Données : coût de remplacement neuf <span class="num">350 000 $</span>; installation et fondations <span class="num">75 000 $</span>; âge réel 18 ans, mais âge <strong>effectif</strong> de 14 ans grâce à un bon entretien; durée de vie économique 30 ans; capacité adéquate; secteur industriel stable.</p>235<p id="p13-68"><strong>Étape 1 — Coût total installé.</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>350</mn><mtext> </mtext><mn>000</mn><mo>+</mo><mn>75</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mn>425</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">350~000 + 75~000 = 425\,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">350</span><span class="mspace nobreak"> </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">75</span><span class="mspace nobreak"> </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">425</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">$</span></span></span></span>. La base de dépréciation est le coût <em>installé</em> : les fondations dédiées ne valent que par le pont qu'elles portent.</p>236<p id="p13-69"><strong>Étape 2 — Dépréciation par la méthode âge/vie.</strong></p>237<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><msub><mi>D</mi><mtext>phys</mtext></msub><mo>=</mo><mn>425</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mfrac><mn>14</mn><mn>30</mn></mfrac><mo>=</mo><mn>425</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>46,7</mn><mtext> </mtext><mi mathvariant="normal">%</mi><mo>=</mo><mn>198</mn><mtext> </mtext><mn>475</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">D_{\text{phys}} = 425~000 \times \frac{14}{30}238               = 425~000 \times 46{,}7\,\%239               = 198~475~\$</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:0.0278em;">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">phys</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">425</span><span class="mspace nobreak"> </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:2.0074em;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">30</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">14</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:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">425</span><span class="mspace nobreak"> </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:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">46</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">7</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</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">198</span><span class="mspace nobreak"> </span><span class="mord">475</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span></span></div>240<p id="p13-70">Capacité adéquate <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo></mrow><annotation encoding="application/x-tex">\Rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">⇒</span></span></span></span> dépréciation fonctionnelle nulle; secteur stable <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo></mrow><annotation encoding="application/x-tex">\Rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">⇒</span></span></span></span> dépréciation externe nulle.</p>241<p id="p13-71"><strong>Étape 3 — Valeur dépréciée.</strong></p>242<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mi>V</mi><mo>=</mo><mn>425</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>198</mn><mtext> </mtext><mn>475</mn><mo>=</mo><mstyle mathcolor="#107C4E"><mrow><mn mathvariant="bold">226</mn><mtext> </mtext><mn mathvariant="bold">525</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">V = 425~000 - 198~475 = \uqogreen{226~525~\$}</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:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">425</span><span class="mspace nobreak"> </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">198</span><span class="mspace nobreak"> </span><span class="mord">475</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" style="color:#107C4E;"><span class="mord mathbf" style="color:#107C4E;">226</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">525</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">$</span></span></span></span></span></span></div>243<p id="p13-72">L'âge effectif (14 ans) inférieur à l'âge réel (18 ans) traduit l'entretien rigoureux — exactement la même logique qu'au bâtiment (séance 10).</p></div></div>244<h2 id="s-13-8" class="h-section"><span class="h-num">13.8</span><span class="h-text">Améliorations locatives</span><a class="h-anchor" href="#s-13-8" aria-label="Lien vers cette section">#</a></h2>245<h3 id="s-13-8-1" class="h-subsection"><span class="h-num">13.8.1</span><span class="h-text">Définition et financement</span><a class="h-anchor" href="#s-13-8-1" aria-label="Lien vers cette section">#</a></h3>246<div class="box box-def" id="def-13-3"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-book"/></svg></span><span class="box-label">Définition 13.3</span><span class="box-title">— améliorations locatives</span><a class="box-anchor" href="#def-13-3" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-73">Les <span class="motcle" data-term="améliorations locatives">améliorations locatives</span> (<em>leasehold improvements</em>) sont les travaux réalisés par ou pour un locataire afin d'adapter un espace locatif à ses besoins spécifiques : cloisons et aménagement de bureaux, revêtements de sol spéciaux, éclairage personnalisé, installations électriques et informatiques, plomberie additionnelle, systèmes de sécurité, vitrines et devantures.</p></div></div>247<p id="p13-74">Qui paie? Le <strong>locataire</strong> dans la majorité des cas; le <strong>propriétaire</strong> parfois, par une allocation d'aménagement (<em>tenant allowance</em>); ou les deux, selon la négociation du bail. Montants typiques au Québec : bureau standard 50–150 $/m<sup>2</sup>; bureau haut de gamme 200–400 $/m<sup>2</sup>; commercial 300–800 $/m<sup>2</sup>; restaurant 500–1 500 $/m<sup>2</sup>.</p>248<div class="widget" data-widget="bail-vie"></div>249<h3 id="s-13-8-2" class="h-subsection"><span class="h-num">13.8.2</span><span class="h-text">Une dépréciation accélérée par le bail</span><a class="h-anchor" href="#s-13-8-2" aria-label="Lien vers cette section">#</a></h3>250<div class="box box-form" id="form-13-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-formula"/></svg></span><span class="box-label">Formule 13.1</span><span class="box-title">— dépréciation des améliorations locatives</span><a class="box-anchor" href="#form-13-1" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-75">La durée de vie économique des améliorations locatives est <strong class="c-rouge">limitée par la durée du bail</strong>, et non par leur durée de vie physique :</p>251<div class="eq" id="eq-13-1"><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><mi>D</mi><mo>=</mo><mfrac><mrow><mover accent="true"><mtext>A</mtext><mo>ˆ</mo></mover><mtext>ge effectif</mtext></mrow><mrow><mi>min</mi><mo>⁡</mo><mo fence="true" stretchy="true" minsize="1.2em" maxsize="1.2em">(</mo><mrow><mtext>Dur</mtext><mover accent="true"><mtext>e</mtext><mo>ˊ</mo></mover><mtext>e de vie physique</mtext></mrow><mo separator="true">,</mo><mtext> </mtext><mrow><mtext>Dur</mtext><mover accent="true"><mtext>e</mtext><mo>ˊ</mo></mover><mtext>e de bail restante</mtext></mrow><mo fence="true" stretchy="true" minsize="1.2em" maxsize="1.2em">)</mo></mrow></mfrac></mrow></mtd><mtd width="50%"></mtd><mtd><mtext>(13.1)</mtext></mtd></mtr></mtable><annotation encoding="application/x-tex">D = \frac{\text{Âge effectif}}252         {\min\bigl(\text{Durée de vie physique},\ \text{Durée de bail restante}\bigr)}\tag{13.1}</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 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:2.7138em;vertical-align:-1.09em;"></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:1.6238em;"><span style="top:-2.26em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mop">min</span><span class="mopen"><span class="delimsizing size1">(</span></span><span class="mord text"><span class="mord">Dur</span><span class="mord katex-accent"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="mord">e</span></span><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord">ˊ</span></span></span></span></span></span></span><span class="mord">e de vie physique</span></span><span class="mpunct">,</span><span class="mspace"> </span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord text"><span class="mord">Dur</span><span class="mord katex-accent"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="mord">e</span></span><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord">ˊ</span></span></span></span></span></span></span><span class="mord">e de bail restante</span></span><span class="mclose"><span class="delimsizing size1">)</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 text"><span class="mord katex-accent"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.9468em;"><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="mord">A</span></span><span style="top:-3.2523em;"><span class="pstrut" style="height:3em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord">ˆ</span></span></span></span></span></span></span><span class="mord">ge effectif</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:1.09em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span></span><span class="katex-tag"><span class="katex-strut" style="height:2.7138em;vertical-align:-1.09em;"></span><span class="mord text"><span class="mord">(</span><span class="mord"><span class="mord">13.1</span></span><span class="mord">)</span></span></span></span></span></span></div>253<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Variable</th><th>Signification</th></tr></thead><tbody><tr><td><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></td><td>Taux de dépréciation à appliquer au coût des améliorations</td></tr><tr><td>Âge effectif</td><td>Âge des améliorations, corrigé de leur état</td></tr><tr><td>Durée de bail restante</td><td>Terme restant, options incluses si leur exercice est probable</td></tr></tbody></table></div></div></div></div>254<div class="box box-ex" id="ex-13-5"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.5</span><span class="box-title">— améliorations de bureau et bail de 5 ans</span><a class="box-anchor" href="#ex-13-5" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-76">Améliorations locatives de <span class="num">200 000 $</span>; durée de vie physique 15 ans; bail restant 5 ans, sans option de renouvellement; âge des améliorations : 3 ans.</p>255<p id="p13-77">Le dénominateur est <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>min</mi><mo>⁡</mo><mo stretchy="false">(</mo><mn>15</mn><mo separator="true">,</mo><mtext> </mtext><mn>5</mn><mo stretchy="false">)</mo><mo>=</mo><mn>5</mn></mrow><annotation encoding="application/x-tex">\min(15,\ 5) = 5</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mop">min</span><span class="mopen">(</span><span class="mord">15</span><span class="mpunct">,</span><span class="mspace"> </span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">5</span><span class="mclose">)</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">5</span></span></span></span> ans :</p>256<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mi>D</mi><mo>=</mo><mfrac><mn>3</mn><mn>5</mn></mfrac><mo>=</mo><mn>60</mn><mtext> </mtext><mi mathvariant="normal">%</mi><mspace width="2em"/><mo>⇒</mo><mspace width="2em"/><mi>V</mi><mo>=</mo><mn>200</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mo stretchy="false">(</mo><mn>1</mn><mo>−</mo><mn>0,60</mn><mo stretchy="false">)</mo><mo>=</mo><mstyle mathcolor="#107C4E"><mrow><mn mathvariant="bold">80</mn><mtext> </mtext><mn mathvariant="bold">000</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">D = \frac{3}{5} = 60\,\%257\qquad\Rightarrow\qquad258V = 200~000 \times (1 - 0{,}60) = \uqogreen{80~000~\$}</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 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">5</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></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:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">60</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span><span class="mspace" style="margin-right:2em;"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">⇒</span><span class="mspace" style="margin-right:2em;"></span><span class="mspace" style="margin-right:0.2778em;"></span></span><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:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">200</span><span class="mspace nobreak"> </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:1em;vertical-align:-0.25em;"></span><span class="mopen">(</span><span class="mord">1</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">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">60</span><span class="mclose">)</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" style="color:#107C4E;"><span class="mord mathbf" style="color:#107C4E;">80</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">000</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">$</span></span></span></span></span></span></div>259<p id="p13-78">Si l'on avait utilisé la vie physique (15 ans), la dépréciation n'aurait été que de 20 % et la valeur de 160 000 $ — une surévaluation de 100 % de la valeur réelle. À l'échéance du bail, ces aménagements n'auront de valeur pour personne d'autre que le locataire actuel.</p></div></div>260<h3 id="s-13-8-3" class="h-subsection"><span class="h-num">13.8.3</span><span class="h-text">La question de propriété</span><a class="h-anchor" href="#s-13-8-3" aria-label="Lien vers cette section">#</a></h3>261<p id="p13-79">À qui appartiennent les améliorations? La réponse dépend du <strong>bail</strong> et du Code civil : elles reviennent généralement au <strong>propriétaire</strong> à la fin du bail, parfois avec obligation de <strong>remise en état</strong> aux frais du locataire. Les options de renouvellement obligent l'évaluateur à juger la <strong>probabilité</strong> de prolongation. Côté valeur : des améliorations <strong>génériques</strong> (cloisons standards) conservent une valeur résiduelle pour le propriétaire; des améliorations très <strong>spécifiques</strong> (comptoir de restaurant) perdent leur valeur à la fin du bail; pour le locataire, la valeur est liée à l'<strong>intérêt locatif</strong> restant.</p>262<div class="box box-terrain" id="terrain-13-80"><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-13-80" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-81">Toujours <strong>lire le bail</strong> avant d'évaluer des améliorations locatives : les clauses déterminent la propriété, les obligations de remise en état et les options — trois paramètres qui changent directement le dénominateur de la formule (<a class="xref" href="#form-13-1">13.1</a>).</p></div></div>263<h2 id="s-13-9" class="h-section"><span class="h-num">13.9</span><span class="h-text">Bâtiments patrimoniaux</span><a class="h-anchor" href="#s-13-9" aria-label="Lien vers cette section">#</a></h2>264<h3 id="s-13-9-1" class="h-subsection"><span class="h-num">13.9.1</span><span class="h-text">Le cadre légal : la Loi sur le patrimoine culturel</span><a class="h-anchor" href="#s-13-9-1" aria-label="Lien vers cette section">#</a></h3>265<div class="box box-qc" id="quebec-13-82"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-map"/></svg></span><span class="box-label">Loi sur le patrimoine culturel (RLRQ, c. P-9.002)</span><a class="box-anchor" href="#quebec-13-82" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-83">En vigueur depuis octobre 2012, elle remplace la Loi sur les biens culturels et protège immeubles, sites et paysages patrimoniaux; elle est administrée par le ministère de la Culture et des Communications (MCC) <span class="citation">(<a class="cite" href="/bibliographie/#lpc" data-cite="lpc">Québec, 2012</a>)</span>. Elle organise la protection en trois niveaux d'intensité décroissante. Le <strong>classement</strong>, décidé par le ministre, confère la protection maximale : il suit l'immeuble entre les mains de tous ses propriétaires successifs. La <strong>citation</strong>, adoptée par résolution du conseil municipal, offre une protection locale, plus souple mais bien réelle — c'est le régime des maisons du Vieux-Hull. Enfin, la <strong>déclaration</strong> de site patrimonial, prononcée par le gouvernement, protège des ensembles urbains entiers : le Vieux-Québec et le Vieux-Montréal en sont les exemples emblématiques.</p></div></div>266<p id="p13-84">Pour le propriétaire, les contraintes sont lourdes : interdiction de <strong>démolir</strong> sans autorisation; obligation de <strong>maintenir</strong> le bien en bon état; travaux soumis à <strong>approbation</strong> (MCC ou municipalité); matériaux et techniques <strong>conformes</strong> au caractère patrimonial; coûts de restauration <strong>supérieurs</strong> (artisans spécialisés).</p>267<h3 id="s-13-9-2" class="h-subsection"><span class="h-num">13.9.2</span><span class="h-text">L'impact net sur la valeur</span><a class="h-anchor" href="#s-13-9-2" aria-label="Lien vers cette section">#</a></h3>268<p id="p13-85"><label for="sn-13-9" class="sn-toggle" title="Note marginale"><span class="sn-mark" aria-hidden="true">◆</span></label><input type="checkbox" id="sn-13-9" class="sn-cb" aria-label="Afficher la note"><span class="sidenote sn-repere">Patrimoine : mesurer l'impact <em>net</em> — contraintes moins avantages.</span> Les contraintes engendrent des coûts supplémentaires, donc de la <strong>dépréciation</strong>; mais le prestige, le cachet et les subventions peuvent créer une <strong>plus-value</strong>. L'impact <em>net</em> dépend du marché local : en centre-ville recherché, il est souvent <strong class="c-vert">positif</strong>; en région ou dans un marché faible, souvent <strong class="c-rouge">négatif</strong>.</p>269<div class="box box-ex" id="ex-13-6"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.6</span><span class="box-title">— Vieux-Québec et Vieux-Hull : deux effets opposés</span><a class="box-anchor" href="#ex-13-6" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-86"><strong>Vieux-Québec (site déclaré).</strong> Patrimoine mondial de l'UNESCO depuis 1985; plus de <span class="num">1400</span> bâtiments visés; règles strictes sur les matériaux, les couleurs et les enseignes; restauration à 2 à 5 fois le coût standard. Le marché y valorise fortement le cachet : le statut patrimonial <strong class="c-vert">ajoute</strong> de la valeur.  <strong>Vieux-Hull (Gatineau).</strong> Maisons en rangée du XIX<sup>e</sup> siècle, plusieurs immeubles <strong>cités</strong> par la Ville, programme de revitalisation. Le marché local ne paie pas toujours les surcoûts de conformité : le statut peut <strong class="c-rouge">réduire</strong> la valeur, les coûts dépassant ce que le marché absorbe.  Même loi, mêmes mécanismes — effets opposés : c'est le marché local qui tranche.</p></div></div>270<h3 id="s-13-9-3" class="h-subsection"><span class="h-num">13.9.3</span><span class="h-text">Les surcoûts de restauration</span><a class="h-anchor" href="#s-13-9-3" aria-label="Lien vers cette section">#</a></h3>271<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Élément</th><th class="al-c">Standard</th><th class="al-c">Patrimonial</th><th class="al-c">Ratio</th></tr></thead><tbody><tr><td>Maçonnerie (rejointoiement)</td><td class="al-c">80 $/m<sup>2</sup></td><td class="al-c">200–350 $/m<sup>2</sup></td><td class="al-c">2,5–4,4<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></td></tr><tr><td>Fenêtres (remplacement)</td><td class="al-c">600 $/unité</td><td class="al-c">2 000–5 000 $/unité</td><td class="al-c">3,3–8,3<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></td></tr><tr><td>Toiture (cuivre/ardoise)</td><td class="al-c">120 $/m<sup>2</sup></td><td class="al-c">350–600 $/m<sup>2</sup></td><td class="al-c">2,9–5,0<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></td></tr><tr><td>Boiseries extérieures</td><td class="al-c">150 $/m linéaire</td><td class="al-c">400–800 $/m linéaire</td><td class="al-c">2,7–5,3<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></td></tr><tr><td>Escalier intérieur</td><td class="al-c">5 000 $</td><td class="al-c">15 000–40 000 $</td><td class="al-c">3,0–8,0<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></td></tr></tbody></table></div></div>272<p id="p13-87">Ces fourchettes indicatives reflètent les artisans spécialisés, les matériaux d'origine, les approbations et les délais. En contrepartie, des subventions existent : Fonds du patrimoine culturel québécois, crédits fédéraux, programmes municipaux, fondations privées.</p>273<div class="box box-att" id="attention-13-88"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Quelle base de coût retenir?</span><a class="box-anchor" href="#attention-13-88" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-89">La règle de correspondance est simple à énoncer et redoutable à l'examen. Un mandat d'<strong>assurance ou de restauration</strong> appelle le coût de <strong>reproduction</strong> : il s'agit de pouvoir reconstruire à l'identique. Un mandat de <strong>valeur marchande ou foncière</strong> appelle le coût de <strong>remplacement</strong> : ce qui compte est l'utilité équivalente, pas la réplique. Et dans tous les cas, la base retenue doit être <strong class="c-rouge">explicitement précisée</strong> dans le rapport. Exemple type d'examen : une église <em>classée</em> à assurer à sa juste valeur de reconstruction <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 <strong>reproduction</strong>, car la loi impose la remise en état à l'identique.</p></div></div>274<h2 id="s-13-10" class="h-section"><span class="h-num">13.10</span><span class="h-text">Réconcilier les trois dépréciations : l'ordre et les pièges</span><a class="h-anchor" href="#s-13-10" aria-label="Lien vers cette section">#</a></h2>275<p id="p13-90">L'enchaînement complet, valable pour tous les cas de ce chapitre comme pour l'atelier, est le suivant :</p>276<div class="center"><div class="tikz"><img src="/assets/fig/1f815e7e8ea58e8b.svg" alt="Figure" width="420" height="240" style="width:min(100%,609px)" loading="lazy" decoding="async"></div></div>277<div class="box box-att" id="attention-13-91"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-warning"/></svg></span><span class="box-label">Les cinq erreurs qui coûtent le plus de points</span><a class="box-anchor" href="#attention-13-91" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-92">La première, et la plus répandue, est le <strong>double comptage</strong> entre physique et fonctionnelle : compter l'usure d'un élément <em>et</em> sa super-adéquation complète revient à déduire deux fois la même perte. La deuxième est arithmétique mais fatale : une dépréciation totale <strong>supérieure à 100 %</strong> du coût neuf — ce plafond doit être vérifié systématiquement avant de conclure. La troisième consiste à <strong>oublier</strong> purement et simplement la dépréciation externe, parce qu'elle ne se voit pas à l'inspection. La quatrième est son miroir : l'appliquer au <strong>terrain</strong>, alors qu'un terrain évalué avec des comparables du secteur reflète déjà le marché local — la perte serait comptée deux fois. La cinquième, enfin, est de confondre <strong>curable</strong> et <strong>incurable</strong> en oubliant que le test n'est pas technique mais économique : une correction est curable si son coût est inférieur ou égal à la valeur qu'elle ajoute.</p></div></div>278<p id="p13-93">À ces pièges répondent des pratiques miroirs, qui relèvent moins du calcul que de la discipline de travail. La première est le test de réalisme : chaque fois que le marché le permet, la valeur obtenue par le coût doit être confrontée aux indications des méthodes de comparaison et du revenu — un écart de 30 % n'est pas une nuance d'opinion, c'est le symptôme d'une erreur quelque part dans la ventilation. La deuxième est documentaire : chaque source de dépréciation doit pouvoir être rattachée à un constat d'inspection, à une donnée de marché ou à un calcul explicite, car c'est précisément sur ce terrain que les contre-expertises attaquent. La troisième est instrumentale : un <strong>tableur structuré</strong>, où chaque étape soustrait sa part de la base de la suivante, rend le double comptage mécaniquement impossible — alors qu'un calcul improvisé le rend presque inévitable. La dernière est humaine : faire relire la ventilation par un pair, parce que l'auteur d'un double comptage est, par construction, la personne la moins bien placée pour le voir.</p>279<h2 id="s-13-11" class="h-section"><span class="h-num">13.11</span><span class="h-text">Préparation à l'atelier 3 : le cas intégré complet</span><a class="h-anchor" href="#s-13-11" aria-label="Lien vers cette section">#</a></h2>280<p id="p13-94">L'atelier 3 (20 % de la note finale, travail individuel en classe, 2 heures, documentation permise : notes de cours, guides de coûts, calculatrice) demande une évaluation complète d'un immeuble commercial à bureaux de Gatineau par la méthode du coût, de A à Z. La présente section travaille intégralement un cas du même format — mêmes données que l'exemple guidé en classe — afin de servir de <strong>corrigé de référence</strong>.</p>281<h3 id="s-13-11-1" class="h-subsection"><span class="h-num">13.11.1</span><span class="h-text">Le sujet</span><a class="h-anchor" href="#s-13-11-1" aria-label="Lien vers cette section">#</a></h3>282<p id="p13-95"><strong>Le bâtiment</strong> : immeuble commercial à bureaux à Gatineau, construit en <strong>1998</strong>; superficie de <span class="num">1394</span> m<sup>2</sup> (<span class="num">15 000</span> pi<sup>2</sup>) sur 2 étages de 697 m<sup>2</sup>; structure acier et béton; enveloppe brique et verre; toiture à membrane élastomère; CVAC central d'origine (1998); 1 ascenseur hydraulique; stationnement asphalté de 45 places. État observé : entretien moyen, toiture remplacée en 2015, revêtements intérieurs usés.</p>283<p id="p13-96"><strong>Le terrain</strong> : <span class="num">2787</span> m<sup>2</sup> (<span class="num">30 000</span> pi<sup>2</sup>); zonage commercial C-2; services complets; forme régulière; boulevard principal, secteur du Plateau. Les données foncières sont en pi<sup>2</sup> (l'unité du marché), les coûts de construction en $/m<sup>2</sup>.</p>284<p id="p13-97"><strong>La question</strong> : quelle est la valeur marchande de la propriété au 1<sup>er</sup> février 2026, selon la méthode du coût?</p>285<h3 id="s-13-11-2" class="h-subsection"><span class="h-num">13.11.2</span><span class="h-text">Étape A — Évaluation du terrain (15 points)</span><a class="h-anchor" href="#s-13-11-2" aria-label="Lien vers cette section">#</a></h3>286<p id="p13-98">Trois comparables fonciers; marché stable avec ajustement temporel de +0,5 % par mois; le comparable 2 exige en outre : localisation <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo><mn>5</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">-5\,\%</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:-0.0833em;"></span><span class="mord">−</span><span class="mord">5</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>, forme <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo><mn>3</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">+3\,\%</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:-0.0833em;"></span><span class="mord">+</span><span class="mord">3</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>, zonage <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo><mn>2</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">-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:-0.0833em;"></span><span class="mord">−</span><span class="mord">2</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>.</p>287<div class="center"><div class="table-wrap"><table class="tbl table-wide"><thead><tr><th></th><th class="al-c">Comp. 1</th><th class="al-c">Comp. 2</th><th class="al-c">Comp. 3</th><th class="al-c">Sujet</th></tr></thead><tbody><tr><td>Superficie (pi<sup>2</sup>)</td><td class="al-c">25 000</td><td class="al-c">35 000</td><td class="al-c">28 000</td><td class="al-c">30 000</td></tr><tr><td>Prix de vente</td><td class="al-c">375 000 $</td><td class="al-c">490 000 $</td><td class="al-c">420 000 $</td><td class="al-c">?</td></tr><tr><td>Prix/pi<sup>2</sup></td><td class="al-c">15,00 $</td><td class="al-c">14,00 $</td><td class="al-c">15,00 $</td><td class="al-c">?</td></tr><tr><td>Date de vente</td><td class="al-c">Juin 2025</td><td class="al-c">Mars 2025</td><td class="al-c">Sept. 2025</td><td class="al-c">Févr. 2026</td></tr><tr><td>Zonage</td><td class="al-c">C-2</td><td class="al-c">C-3</td><td class="al-c">C-2</td><td class="al-c">C-2</td></tr><tr><td>Localisation</td><td class="al-c">Similaire</td><td class="al-c">Supérieure</td><td class="al-c">Similaire</td><td class="al-c">—</td></tr><tr><td>Forme</td><td class="al-c">Régulière</td><td class="al-c">Irrégulière</td><td class="al-c">Régulière</td><td class="al-c">Régulière</td></tr></tbody></table></div></div>288<div class="box box-ex" id="ex-13-7"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.7</span><span class="box-title">— corrigé de l'étape A — terrain</span><a class="box-anchor" href="#ex-13-7" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-99"><strong>Ajustement temporel</strong> (+0,5 %/mois jusqu'à février 2026) :</p>289<ul><li>Comp. 1 (juin 2025, 8 mois) : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo><mn>4,0</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">+4{,}0\,\%</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">+</span><span class="mord">4</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">0</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</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>15,00</mn><mo>×</mo><mn>1,04</mn><mo>=</mo><mn>15,60</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">15{,}00 \times 1{,}04 = 15{,}60~\$</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">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">00</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">04</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:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">60</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>;</li><li>Comp. 2 (mars 2025, 11 mois) : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo><mn>5,5</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">+5{,}5\,\%</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">+</span><span class="mord">5</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">5</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo></mrow><annotation encoding="application/x-tex">\Rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">⇒</span></span></span></span>         <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>14,00</mn><mo>×</mo><mn>1,055</mn><mo>=</mo><mn>14,77</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">14{,}00 \times 1{,}055 = 14{,}77~\$</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">14</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">00</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">055</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:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">14</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">77</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>;</li><li>Comp. 3 (sept. 2025, 5 mois) : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo><mn>2,5</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">+2{,}5\,\%</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">+</span><span class="mord">2</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">5</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo></mrow><annotation encoding="application/x-tex">\Rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">⇒</span></span></span></span>         <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>15,00</mn><mo>×</mo><mn>1,025</mn><mo>=</mo><mn>15,38</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">15{,}00 \times 1{,}025 = 15{,}38~\$</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">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">00</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">025</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:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">38</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>.</li></ul>290<p id="p13-103"><strong>Ajustements physiques.</strong> Comparables 1 et 3 : similaires au sujet, aucun autre ajustement. Comparable 2 : localisation <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo><mn>5</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">-5\,\%</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:-0.0833em;"></span><span class="mord">−</span><span class="mord">5</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>, forme <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo><mn>3</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">+3\,\%</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:-0.0833em;"></span><span class="mord">+</span><span class="mord">3</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>, zonage <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo><mn>2</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">-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:-0.0833em;"></span><span class="mord">−</span><span class="mord">2</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>, soit un ajustement net de <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo><mn>4</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">-4\,\%</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:-0.0833em;"></span><span class="mord">−</span><span class="mord">4</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>14,77</mn><mo>×</mo><mn>0,96</mn><mo>=</mo><mn>14,18</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">14{,}77 \times 0{,}96 = 14{,}18~\$</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">14</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">77</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:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">14</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">18</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>.</p>291<p id="p13-104"><strong>Réconciliation.</strong> Les comparables 1 et 3 exigent les ajustements bruts les plus faibles (4 % et 2,5 %) : poids de 40 % chacun; le comparable 2, plus ajusté (brut <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>≈</mo></mrow><annotation encoding="application/x-tex">\approx</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.4831em;"></span><span class="mrel">≈</span></span></span></span> 15,5 %), reçoit 20 % :</p>292<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><mn>15,60</mn><mo>×</mo><mn>0,40</mn><mo>+</mo><mn>14,18</mn><mo>×</mo><mn>0,20</mn><mo>+</mo><mn>15,38</mn><mo>×</mo><mn>0,40</mn><mo>=</mo><mn>6,24</mn><mo>+</mo><mn>2,84</mn><mo>+</mo><mn>6,15</mn><mo>=</mo><mn>15,23</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>pi</mtext><mn>2</mn></msup></mrow><annotation encoding="application/x-tex">15{,}60 \times 0{,}40 + 14{,}18 \times 0{,}20 + 15{,}38 \times 0{,}40293= 6{,}24 + 2{,}84 + 6{,}15 = 15{,}23~\$/\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">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">60</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">40</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">14</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">18</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">20</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">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">38</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">40</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">6</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">24</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">2</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">84</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">6</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">15</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">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">23</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></span></div>294<p id="p13-105">Valeur retenue : <strong class="c-or">15,25 $/pi<sup>2</sup></strong>, d'où</p>295<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><msub><mi>V</mi><mi>T</mi></msub><mo>=</mo><mn>30</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>15,25</mn><mo>=</mo><mstyle mathcolor="#107C4E"><mrow><mn mathvariant="bold">457</mn><mtext> </mtext><mn mathvariant="bold">500</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">V_T = 30~000 \times 15{,}25 = \uqogreen{457~500~\$}</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:0.3283em;"><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 mathnormal mtight" style="margin-right:0.1389em;">T</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">30</span><span class="mspace nobreak"> </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">15</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">25</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" style="color:#107C4E;"><span class="mord mathbf" style="color:#107C4E;">457</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">500</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">$</span></span></span></span></span></span></div></div></div>296<h3 id="s-13-11-3" class="h-subsection"><span class="h-num">13.11.3</span><span class="h-text">Étape B — Coût de remplacement à neuf (25 points)</span><a class="h-anchor" href="#s-13-11-3" aria-label="Lien vers cette section">#</a></h3>297<p id="p13-106">Données du guide de coûts : coût de base bureau <strong>2 800 $/m<sup>2</sup></strong>; ajustement régional Gatineau <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><strong>0,95</strong>; ascenseur hydraulique <span class="num">85 000 $</span>; stationnement (45 places) <span class="num">67 500 $</span>; aménagement paysager <span class="num">25 000 $</span>. Coûts indirects : honoraires 8 %, financement 3 %, taxes et permis 2 %, assurances et frais légaux 1,5 %, frais administratifs 1,5 % — total <strong>16 %</strong>; profit entrepreneurial <strong>10 %</strong>. Les indirects et le profit s'appliquent tous deux <strong class="c-rouge">sur le total des coûts directs</strong>.</p>298<div class="box box-ex" id="ex-13-8"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.8</span><span class="box-title">— corrigé de l'étape B — coût neuf</span><a class="box-anchor" href="#ex-13-8" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-107"><strong>Coûts directs.</strong></p>299<div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Poste</th><th class="al-r">Montant</th></tr></thead><tbody><tr><td>Bâtiment : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>2</mn><mtext> </mtext><mn>800</mn><mo>×</mo><mn>0,95</mn><mo>=</mo><mn>2</mn><mtext> </mtext><mn>660</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>m</mtext><mn>2</mn></msup><mo>×</mo><mn>1</mn><mtext> </mtext><mn>394</mn><mtext> </mtext><msup><mtext>m</mtext><mn>2</mn></msup></mrow><annotation encoding="application/x-tex">2~800 \times 0{,}95 = 2~660~\$/\text{m}^2 \times 1~394~\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">2</span><span class="mspace nobreak"> </span><span class="mord">800</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">95</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 nobreak"> </span><span class="mord">660</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 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:0.8141em;"></span><span class="mord">1</span><span class="mspace nobreak"> </span><span class="mord">394</span><span class="mspace nobreak"> </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></td><td class="al-r">3 708 040 $</td></tr><tr><td>Ascenseur hydraulique</td><td class="al-r">85 000 $</td></tr><tr><td>Stationnement (45 places)</td><td class="al-r">67 500 $</td></tr><tr><td>Aménagement paysager</td><td class="al-r">25 000 $</td></tr><tr class="rule-above"><td><strong>Total des coûts directs</strong></td><td class="al-r"><strong>3 885 540 $</strong></td></tr></tbody></table></div></div>300<p id="p13-108"><strong>Indirects et profit</strong> (sur les directs) :</p>301<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable rowspacing="0.25em" columnalign="right left" columnspacing="0em"><mtr><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mtext>Co</mtext><mover accent="true"><mtext>u</mtext><mo>ˆ</mo></mover><mtext>ts indirects</mtext></mrow></mstyle></mtd><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mrow></mrow><mo>=</mo><mn>3</mn><mtext> </mtext><mn>885</mn><mtext> </mtext><mn>540</mn><mo>×</mo><mn>16</mn><mtext> </mtext><mi mathvariant="normal">%</mi><mo>=</mo><mn>621</mn><mtext> </mtext><mn>686</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow></mstyle></mtd></mtr><mtr><mtd><mstyle scriptlevel="0" displaystyle="true"><mtext>Profit entrepreneurial</mtext></mstyle></mtd><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mrow></mrow><mo>=</mo><mn>3</mn><mtext> </mtext><mn>885</mn><mtext> </mtext><mn>540</mn><mo>×</mo><mn>10</mn><mtext> </mtext><mi mathvariant="normal">%</mi><mo>=</mo><mn>388</mn><mtext> </mtext><mn>554</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow></mstyle></mtd></mtr></mtable><annotation encoding="application/x-tex">\begin{aligned}\text{Coûts indirects} &amp;= 3~885~540 \times 16\,\% = 621~686~\$\\302\text{Profit entrepreneurial} &amp;= 3~885~540 \times 10\,\% = 388~554~\$\end{aligned}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:2.7em;vertical-align:-1.1em;"></span><span class="mord"><span class="mtable"><span class="col-align-r"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.6em;"><span style="top:-3.76em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord text"><span class="mord">Co</span><span class="mord katex-accent"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="mord">u</span></span><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord">ˆ</span></span></span></span></span></span></span><span class="mord">ts indirects</span></span></span></span><span style="top:-2.26em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord text"><span class="mord">Profit entrepreneurial</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:1.1em;"><span></span></span></span></span></span><span class="col-align-l"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.6em;"><span style="top:-3.76em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"></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="mord">3</span><span class="mspace nobreak"> </span><span class="mord">885</span><span class="mspace nobreak"> </span><span class="mord">540</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mord">16</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</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="mord">621</span><span class="mspace nobreak"> </span><span class="mord">686</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span><span style="top:-2.26em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord"></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="mord">3</span><span class="mspace nobreak"> </span><span class="mord">885</span><span class="mspace nobreak"> </span><span class="mord">540</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mord">10</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</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="mord">388</span><span class="mspace nobreak"> </span><span class="mord">554</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:1.1em;"><span></span></span></span></span></span></span></span></span></span></span></span></div>303<p id="p13-109"><strong>Coût neuf total :</strong></p>304<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><msub><mi>C</mi><mi>N</mi></msub><mo>=</mo><mn>3</mn><mtext> </mtext><mn>885</mn><mtext> </mtext><mn>540</mn><mo>+</mo><mn>621</mn><mtext> </mtext><mn>686</mn><mo>+</mo><mn>388</mn><mtext> </mtext><mn>554</mn><mo>=</mo><mstyle mathcolor="#107C4E"><mrow><mn mathvariant="bold">4</mn><mtext> </mtext><mn mathvariant="bold">895</mn><mtext> </mtext><mn mathvariant="bold">780</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle><mspace width="1em"/><mo stretchy="false">(</mo><mo>≈</mo><mn>4</mn><mtext> </mtext><mn>896</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mo stretchy="false">)</mo></mrow><annotation encoding="application/x-tex">C_N = 3~885~540 + 621~686 + 388~554 = \uqogreen{4~895~780~\$}305\quad (\approx 4~896~000~\$)</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:0.3283em;"><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 mathnormal mtight" style="margin-right:0.109em;">N</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">3</span><span class="mspace nobreak"> </span><span class="mord">885</span><span class="mspace nobreak"> </span><span class="mord">540</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">621</span><span class="mspace nobreak"> </span><span class="mord">686</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">388</span><span class="mspace nobreak"> </span><span class="mord">554</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" style="color:#107C4E;"><span class="mord mathbf" style="color:#107C4E;">4</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">895</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">780</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">$</span></span><span class="mspace" style="margin-right:1em;"></span><span class="mopen">(</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">4</span><span class="mspace nobreak"> </span><span class="mord">896</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span><span class="mclose">)</span></span></span></span></span></div>306<p id="p13-110"><strong>Vérification de cohérence :</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>4</mn><mtext> </mtext><mn>895</mn><mtext> </mtext><mn>780</mn><mi mathvariant="normal">/</mi><mn>1</mn><mtext> </mtext><mn>394</mn><mo>≈</mo><mn>3</mn><mtext> </mtext><mn>512</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><msup><mtext>m</mtext><mn>2</mn></msup></mrow><annotation encoding="application/x-tex">4~895~780 / 1~394 \approx 3~512~\$/\text{m}^2</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">4</span><span class="mspace nobreak"> </span><span class="mord">895</span><span class="mspace nobreak"> </span><span class="mord">780/1</span><span class="mspace nobreak"> </span><span class="mord">394</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">3</span><span class="mspace nobreak"> </span><span class="mord">512</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>, soit environ 326 $/pi<sup>2</sup> tout compris (indirects et profit inclus) — plausible pour un bureau de classe B à Gatineau une fois ces charges ajoutées au coût direct de base.</p></div></div>307<h3 id="s-13-11-4" class="h-subsection"><span class="h-num">13.11.4</span><span class="h-text">Étape C — Les trois formes de dépréciation (40 points)</span><a class="h-anchor" href="#s-13-11-4" aria-label="Lien vers cette section">#</a></h3>308<div class="box box-ex" id="ex-13-9"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.9</span><span class="box-title">— corrigé de l'étape C — dépréciation ventilée</span><a class="box-anchor" href="#ex-13-9" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-111"><strong>C.1 Physique curable</strong> (entretien différé) : CVAC à remplacer <span class="num">120 000 $</span>; revêtements intérieurs <span class="num">45 000 $</span>; peinture <span class="num">18 000 $</span> — total <strong class="c-or">183 000 $</strong>.</p>309<p id="p13-112"><strong>C.2 Physique incurable — court terme.</strong> La toiture, remplacée en 2015, a un âge effectif de 8 ans pour une vie de 25 ans. Hypothèse de ventilation : coût neuf de la toiture <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> 63 000 $ (membrane élastomère sur l'empreinte de 697 m<sup>2</sup> à environ 90 $/m<sup>2</sup>) :</p>310<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><msub><mi>D</mi><mtext>CT, toiture</mtext></msub><mo>=</mo><mn>63</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mfrac><mn>8</mn><mn>25</mn></mfrac><mo>=</mo><mn>20</mn><mtext> </mtext><mn>160</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">D_{\text{CT, toiture}} = 63~000 \times \frac{8}{25} = 20~160~\$</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:0.0278em;">D</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3283em;"><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">CT, toiture</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">63</span><span class="mspace nobreak"> </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:2.0074em;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">25</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">8</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:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">20</span><span class="mspace nobreak"> </span><span class="mord">160</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span></span></div>311<p id="p13-113">Le CVAC, entièrement traité en curable (remplacement complet), sort de la base incurable — le compter ici serait un double comptage.</p>312<p id="p13-114"><strong>C.3 Physique incurable — long terme.</strong> Âge réel 28 ans, âge effectif <strong>22 ans</strong>, vie économique 50 ans. Base long terme = coût neuf <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> curable <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>−</mo></mrow><annotation encoding="application/x-tex">-</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">−</span></span></span></span> coût neuf des composantes court terme traitées :</p>313<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable rowspacing="0.25em" columnalign="right left" columnspacing="0em"><mtr><mtd><mstyle scriptlevel="0" displaystyle="true"><msub><mtext>Base</mtext><mtext>LT</mtext></msub></mstyle></mtd><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mrow></mrow><mo>=</mo><mn>4</mn><mtext> </mtext><mn>895</mn><mtext> </mtext><mn>780</mn><mo>−</mo><mn>183</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>63</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mn>4</mn><mtext> </mtext><mn>649</mn><mtext> </mtext><mn>780</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow></mstyle></mtd></mtr><mtr><mtd><mstyle scriptlevel="0" displaystyle="true"><msub><mi>D</mi><mtext>LT</mtext></msub></mstyle></mtd><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mrow></mrow><mo>=</mo><mn>4</mn><mtext> </mtext><mn>649</mn><mtext> </mtext><mn>780</mn><mo>×</mo><mfrac><mn>22</mn><mn>50</mn></mfrac><mo>=</mo><mn>2</mn><mtext> </mtext><mn>045</mn><mtext> </mtext><mn>903</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow></mstyle></mtd></mtr></mtable><annotation encoding="application/x-tex">\begin{aligned}\text{Base}_{\text{LT}} &amp;= 4~895~780 - 183~000 - 63~000 = 4~649~780~\$\\314D_{\text{LT}} &amp;= 4~649~780 \times \frac{22}{50} = 2~045~903~\$\end{aligned}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:3.5074em;vertical-align:-1.5037em;"></span><span class="mord"><span class="mtable"><span class="col-align-r"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:2.0037em;"><span style="top:-4.4852em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord"><span class="mord text"><span class="mord">Base</span></span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3283em;"><span style="top:-2.55em;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">LT</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:-2.5037em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><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:0.3283em;"><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">LT</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:1.5037em;"><span></span></span></span></span></span><span class="col-align-l"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:2.0037em;"><span style="top:-4.4852em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord"></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="mord">4</span><span class="mspace nobreak"> </span><span class="mord">895</span><span class="mspace nobreak"> </span><span class="mord">780</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mord">183</span><span class="mspace nobreak"> </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 class="mord">63</span><span class="mspace nobreak"> </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 class="mord">4</span><span class="mspace nobreak"> </span><span class="mord">649</span><span class="mspace nobreak"> </span><span class="mord">780</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span><span style="top:-2.5037em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord"></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="mord">4</span><span class="mspace nobreak"> </span><span class="mord">649</span><span class="mspace nobreak"> </span><span class="mord">780</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></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">50</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">22</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 class="mord">2</span><span class="mspace nobreak"> </span><span class="mord">045</span><span class="mspace nobreak"> </span><span class="mord">903</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:1.5037em;"><span></span></span></span></span></span></span></span></span></span></span></span></div>315<p id="p13-115"><strong>Total physique</strong> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>183</mn><mtext> </mtext><mn>000</mn><mo>+</mo><mn>20</mn><mtext> </mtext><mn>160</mn><mo>+</mo><mn>2</mn><mtext> </mtext><mn>045</mn><mtext> </mtext><mn>903</mn><mo>=</mo><mstyle mathcolor="#9E7D1C"><mrow><mn mathvariant="bold">2</mn><mtext> </mtext><mn mathvariant="bold">249</mn><mtext> </mtext><mn mathvariant="bold">063</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">183~000 + 20~160 + 2~045~903 = \uqohighlight{2~249~063~\$}</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">183</span><span class="mspace nobreak"> </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">20</span><span class="mspace nobreak"> </span><span class="mord">160</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">2</span><span class="mspace nobreak"> </span><span class="mord">045</span><span class="mspace nobreak"> </span><span class="mord">903</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" style="color:#9E7D1C;"><span class="mord mathbf" style="color:#9E7D1C;">2</span><span class="mspace nobreak" style="color:#9E7D1C;"><span style="color:#9E7D1C;"> </span></span><span class="mord mathbf" style="color:#9E7D1C;">249</span><span class="mspace nobreak" style="color:#9E7D1C;"><span style="color:#9E7D1C;"> </span></span><span class="mord mathbf" style="color:#9E7D1C;">063</span><span class="mspace nobreak" style="color:#9E7D1C;"><span style="color:#9E7D1C;"> </span></span><span class="mord mathbf" style="color:#9E7D1C;">$</span></span></span></span></span>.</p>316<p id="p13-116"><strong>C.4 Fonctionnelle curable</strong> (déficience par ajout) : absence de climatisation dans 30 % de l'espace; coût d'ajout dans l'existant <span class="num">55 000 $</span>; hypothèse : coût du même élément dans une construction neuve <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> 42 000 $ :</p>317<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>D</mi><mtext>fonc, cur</mtext></msub><mo>=</mo><mn>55</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>42</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mn>13</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">D_{\text{fonc, cur}} = 55~000 - 42~000 = 13~000~\$</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:0.0278em;">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">fonc, cur</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">55</span><span class="mspace nobreak"> </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">42</span><span class="mspace nobreak"> </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">13</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span></span></div>318<p id="p13-117">(La dépréciation est l'<em>excès</em> de coût d'installation après coup, non le coût total : l'acheteur devrait de toute façon payer la climatisation dans un bâtiment neuf.)</p>319<p id="p13-118"><strong>C.5 Fonctionnelle incurable</strong> : câblage réseau désuet (Cat 5), perte de loyer de 8 000 $/an, capitalisée à 7 % :</p>320<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mrow><msub><mi>D</mi><mtext>fonc, inc</mtext></msub><mo>=</mo><mfrac><mrow><mn>8</mn><mtext> </mtext><mn>000</mn></mrow><mn>0,07</mn></mfrac><mo>=</mo><mn>114</mn><mtext> </mtext><mn>286</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">D_{\text{fonc, inc}} = \frac{8~000}{0{,}07} = 114~286~\$</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:0.0278em;">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">fonc, inc</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: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">07</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">8</span><span class="mspace nobreak"> </span><span class="mord">000</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.8804em;"><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:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">114</span><span class="mspace nobreak"> </span><span class="mord">286</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span></span></div>321<p id="p13-119"><strong>Total fonctionnelle</strong> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>13</mn><mtext> </mtext><mn>000</mn><mo>+</mo><mn>114</mn><mtext> </mtext><mn>286</mn><mo>=</mo><mstyle mathcolor="#9E7D1C"><mrow><mn mathvariant="bold">127</mn><mtext> </mtext><mn mathvariant="bold">286</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">13~000 + 114~286 = \uqohighlight{127~286~\$}</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">13</span><span class="mspace nobreak"> </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">114</span><span class="mspace nobreak"> </span><span class="mord">286</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" style="color:#9E7D1C;"><span class="mord mathbf" style="color:#9E7D1C;">127</span><span class="mspace nobreak" style="color:#9E7D1C;"><span style="color:#9E7D1C;"> </span></span><span class="mord mathbf" style="color:#9E7D1C;">286</span><span class="mspace nobreak" style="color:#9E7D1C;"><span style="color:#9E7D1C;"> </span></span><span class="mord mathbf" style="color:#9E7D1C;">$</span></span></span></span></span>.</p>322<p id="p13-120"><strong>C.6 Externe.</strong> Télétravail et inoccupation des bureaux à Gatineau (18 %); perte de loyer de 20 $/m<sup>2</sup>/an sur <span class="num">1394</span> m<sup>2</sup>, capitalisée à 7 %; 25 % de la perte est imputable au terrain et donc exclue (le terrain, évalué avec des comparables du secteur, reflète déjà cette réalité) :</p>323<div class="eq"><span class="katex-display"><span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML" display="block"><semantics><mtable rowspacing="0.25em" columnalign="right left" columnspacing="0em"><mtr><mtd><mstyle scriptlevel="0" displaystyle="true"><mtext>Perte annuelle</mtext></mstyle></mtd><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mrow></mrow><mo>=</mo><mn>20</mn><mo>×</mo><mn>1</mn><mtext> </mtext><mn>394</mn><mo>=</mo><mn>27</mn><mtext> </mtext><mn>880</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><mtext>an</mtext></mrow></mstyle></mtd></mtr><mtr><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mtext>Perte capitalis</mtext><mover accent="true"><mtext>e</mtext><mo>ˊ</mo></mover><mtext>e</mtext></mrow></mstyle></mtd><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mrow></mrow><mo>=</mo><mfrac><mrow><mn>27</mn><mtext> </mtext><mn>880</mn></mrow><mn>0,07</mn></mfrac><mo>=</mo><mn>398</mn><mtext> </mtext><mn>286</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow></mstyle></mtd></mtr><mtr><mtd><mstyle scriptlevel="0" displaystyle="true"><msub><mi>D</mi><mrow><mtext>ext, am</mtext><mover accent="true"><mtext>e</mtext><mo>ˊ</mo></mover><mtext>l.</mtext></mrow></msub></mstyle></mtd><mtd><mstyle scriptlevel="0" displaystyle="true"><mrow><mrow></mrow><mo>=</mo><mn>398</mn><mtext> </mtext><mn>286</mn><mo>×</mo><mn>75</mn><mtext> </mtext><mi mathvariant="normal">%</mi><mo>=</mo><mstyle mathcolor="#9E7D1C"><mrow><mn mathvariant="bold">298</mn><mtext> </mtext><mn mathvariant="bold">714</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow></mstyle></mtd></mtr></mtable><annotation encoding="application/x-tex">\begin{aligned}\text{Perte annuelle} &amp;= 20 \times 1~394 = 27~880~\$/\text{an}\\324\text{Perte capitalisée} &amp;= \frac{27~880}{0{,}07} = 398~286~\$\\325D_{\text{ext, amél.}} &amp;= 398~286 \times 75\,\% = \uqohighlight{298~714~\$}\end{aligned}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:5.2019em;vertical-align:-2.3509em;"></span><span class="mord"><span class="mtable"><span class="col-align-r"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:2.8509em;"><span style="top:-5.3324em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord text"><span class="mord">Perte annuelle</span></span></span></span><span style="top:-3.3509em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord text"><span class="mord">Perte capitalis</span><span class="mord katex-accent"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="mord">e</span></span><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord">ˊ</span></span></span></span></span></span></span><span class="mord">e</span></span></span></span><span style="top:-1.3305em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><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">ext, am</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">l.</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></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:2.3509em;"><span></span></span></span></span></span><span class="col-align-l"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:2.8509em;"><span style="top:-5.3324em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord"></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="mord">20</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mord">1</span><span class="mspace nobreak"> </span><span class="mord">394</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="mord">27</span><span class="mspace nobreak"> </span><span class="mord">880</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord text"><span class="mord">an</span></span></span></span><span style="top:-3.3509em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord"></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mord"><span class="mopen nulldelimiter"></span><span class="mfrac"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:1.3214em;"><span style="top:-2.314em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">07</span></span></span><span style="top:-3.23em;"><span class="pstrut" style="height:3em;"></span><span class="frac-line" style="border-bottom-width:0.04em;"></span></span><span style="top:-3.677em;"><span class="pstrut" style="height:3em;"></span><span class="mord"><span class="mord">27</span><span class="mspace nobreak"> </span><span class="mord">880</span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.8804em;"><span></span></span></span></span></span><span class="mclose nulldelimiter"></span></span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mord">398</span><span class="mspace nobreak"> </span><span class="mord">286</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span><span style="top:-1.3305em;"><span class="pstrut" style="height:3.3214em;"></span><span class="mord"><span class="mord"></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="mord">398</span><span class="mspace nobreak"> </span><span class="mord">286</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mord">75</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</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="mord" style="color:#9E7D1C;"><span class="mord mathbf" style="color:#9E7D1C;">298</span><span class="mspace nobreak" style="color:#9E7D1C;"><span style="color:#9E7D1C;"> </span></span><span class="mord mathbf" style="color:#9E7D1C;">714</span><span class="mspace nobreak" style="color:#9E7D1C;"><span style="color:#9E7D1C;"> </span></span><span class="mord mathbf" style="color:#9E7D1C;">$</span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:2.3509em;"><span></span></span></span></span></span></span></span></span></span></span></span></div></div></div>326<h3 id="s-13-11-5" class="h-subsection"><span class="h-num">13.11.5</span><span class="h-text">Étape D — Valeur finale (20 points)</span><a class="h-anchor" href="#s-13-11-5" aria-label="Lien vers cette section">#</a></h3>327<div class="box box-ex" id="ex-13-10"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-bulb"/></svg></span><span class="box-label">Exemple 13.10</span><span class="box-title">— corrigé de l'étape D — synthèse</span><a class="box-anchor" href="#ex-13-10" aria-label="Lien">#</a></div><div class="box-body"><div class="center"><div class="table-wrap"><table class="tbl"><thead><tr><th>Élément</th><th class="al-r">Montant</th></tr></thead><tbody><tr><td>Coût neuf de remplacement</td><td class="al-r">4 895 780 $</td></tr><tr><td>Moins : dépréciation physique</td><td class="al-r"><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> 2 249 063 $</td></tr><tr><td>Moins : dépréciation fonctionnelle</td><td class="al-r"><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> 127 286 $</td></tr><tr><td>Moins : dépréciation externe (améliorations)</td><td class="al-r"><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> 298 714 $</td></tr><tr class="rule-above"><td><strong>Valeur dépréciée des améliorations</strong></td><td class="al-r"><strong>2 220 717 $</strong></td></tr><tr><td>Plus : valeur du terrain</td><td class="al-r">+ 457 500 $</td></tr><tr class="rule-above"><td><strong>Valeur estimée</strong></td><td class="al-r"><strong>2 678 217 $</strong></td></tr><tr><td><strong>Valeur arrondie retenue</strong></td><td class="al-r"><strong>2 680 000 $</strong></td></tr></tbody></table></div></div>328<p id="p13-121"><strong>Vérifications finales.</strong> Dépréciation totale <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>2</mn><mtext> </mtext><mn>675</mn><mtext> </mtext><mn>063</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mo>=</mo><mn>54,6</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">= 2~675~063~\$ = 54{,}6\,\%</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">2</span><span class="mspace nobreak"> </span><span class="mord">675</span><span class="mspace nobreak"> </span><span class="mord">063</span><span class="mspace nobreak"> </span><span class="mord">$</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:0.9444em;vertical-align:-0.1944em;"></span><span class="mord">54</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">6</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span> du coût neuf : inférieure à 100 % et plausible pour un immeuble de 28 ans d'entretien moyen dans un secteur affaibli. Aucune dépréciation n'a été appliquée au terrain. Le curable a été soustrait avant tout calcul incurable. Chaque montant est traçable.</p></div></div>329<div class="box box-terrain" id="terrain-13-122"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-hardhat"/></svg></span><span class="box-label">Stratégie de travail en atelier (2 heures)</span><a class="box-anchor" href="#terrain-13-122" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-123">Lire l'énoncé au complet (10 min); <strong>terrain</strong> d'abord, le plus simple (20 min); <strong>coûts</strong> en suivant la grille (25 min); <strong>dépréciation</strong> dans l'ordre curable <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> incurable <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> externe (40 min); <strong>conclusion</strong> et réconciliation (15 min); <strong>révision</strong> de cohérence (10 min). Montrez votre démarche : des calculs partiels bien expliqués valent plus qu'un résultat final sans justification. Barème : terrain 15, coût 25, dépréciation 40 (15+15+10), conclusion et présentation 20.</p></div></div>330<h2 id="s-13-12" class="h-section"><span class="h-num">13.12</span><span class="h-text">Exercices</span><a class="h-anchor" href="#s-13-12" aria-label="Lien vers cette section">#</a></h2>331<div class="box box-exo" id="exo-13-1"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 13.1</span><span class="box-title">— base de coût d'une église classée</span><a class="box-anchor" href="#exo-13-1" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-124">Une église <strong>classée</strong> en vertu de la Loi sur le patrimoine culturel doit être assurée « à sa juste valeur de reconstruction ». Par ailleurs, la fabrique souhaite connaître la valeur marchande de l'immeuble en vue d'une vente éventuelle à un promoteur (conversion en salle de spectacle). Indiquez la base de coût appropriée pour chacun des deux mandats et justifiez.</p></div></div>332<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="p13-125"><strong>Assurance</strong> : coût de <strong>reproduction</strong>. Le statut de classement impose une remise en état à l'identique (matériaux d'origine, techniques artisanales); l'indemnité doit permettre de reconstruire ce qui existait. <strong>Valeur marchande</strong> : coût de <strong>remplacement</strong> — et, en réalité, l'analyse dominante sera celle de l'utilisation optimale après conversion : la valeur dépendra du projet de salle de spectacle (revenus potentiels, coût de conversion), le coût de remplacement servant de balise. Dans les deux rapports, la base retenue doit être explicitement énoncée : entre reproduction et remplacement, la valeur peut varier du simple au double (voir l'exemple de l'église de 1925).</p></div></details>333<div class="box box-exo" id="exo-13-2"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 13.2</span><span class="box-title">— pont roulant — entretien déficient</span><a class="box-anchor" href="#exo-13-2" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-126">Reprenez le pont roulant de la section <a class="xref" href="#s-13-7">13.7</a> (coût installé <span class="num">425 000 $</span>, vie économique 30 ans), mais supposez cette fois un entretien déficient : âge réel 18 ans, âge effectif <strong>24 ans</strong>. De plus, la capacité de 20 tonnes est devenue insuffisante pour les besoins de l'usine, qui loue une grue mobile d'appoint <span class="num">9000 $</span> par année (taux de capitalisation applicable : 7,5 %). Calculez la valeur dépréciée du pont roulant.</p></div></div>334<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p13-127"><strong>Physique (âge/vie)</strong> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>D</mi><mtext>phys</mtext></msub><mo>=</mo><mn>425</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>24</mn><mi mathvariant="normal">/</mi><mn>30</mn><mo>=</mo><mn>425</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>80</mn><mtext> </mtext><mi mathvariant="normal">%</mi><mo>=</mo><mn>340</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">D_{\text{phys}} = 425~000 \times 24/30 = 425~000 \times 80\,\% =335340~000~\$</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:0.0278em;">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">phys</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">425</span><span class="mspace nobreak"> </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:1em;vertical-align:-0.25em;"></span><span class="mord">24/30</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:0.7278em;vertical-align:-0.0833em;"></span><span class="mord">425</span><span class="mspace nobreak"> </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:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">80</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</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">340</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>. <strong>Fonctionnelle incurable</strong> (capacité insuffisante, mesurée par la capitalisation du coût d'appoint) : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>D</mi><mtext>fonc</mtext></msub><mo>=</mo><mn>9</mn><mtext> </mtext><mn>000</mn><mi mathvariant="normal">/</mi><mn>0,075</mn><mo>=</mo><mn>120</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">D_{\text{fonc}} = 9~000 / 0{,}075 = 120~000~\$</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:0.0278em;">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">fonc</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:1em;vertical-align:-0.25em;"></span><span class="mord">9</span><span class="mspace nobreak"> </span><span class="mord">000/0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">075</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">120</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>, plafonnée à la valeur restante : après la physique, il ne reste que <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>425</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>340</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mn>85</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">425~000 - 340~000 = 85~000~\$</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">425</span><span class="mspace nobreak"> </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">340</span><span class="mspace nobreak"> </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">85</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>. La dépréciation totale ne peut excéder le coût neuf : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><msub><mi>D</mi><mtext>fonc</mtext></msub></mrow><annotation encoding="application/x-tex">D_{\text{fonc}}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.8333em;vertical-align:-0.15em;"></span><span class="mord"><span class="mord mathnormal" style="margin-right:0.0278em;">D</span><span class="msupsub"><span class="vlist-t vlist-t2"><span class="vlist-r"><span class="vlist" style="height:0.3361em;"><span style="top:-2.55em;margin-left:-0.0278em;margin-right:0.05em;"><span class="pstrut" style="height:2.7em;"></span><span class="katex-sizing reset-size6 size3 mtight"><span class="mord mtight"><span class="mord text mtight"><span class="mord mtight">fonc</span></span></span></span></span></span><span class="vlist-s">​</span></span><span class="vlist-r"><span class="vlist" style="height:0.15em;"><span></span></span></span></span></span></span></span></span></span> retenue <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>85</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 85~000~\$</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">85</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>. <strong>Valeur dépréciée</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>425</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>340</mn><mtext> </mtext><mn>000</mn><mo>−</mo><mn>85</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mstyle mathcolor="#107C4E"><mrow><mn mathvariant="bold">0</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">= 425~000 - 340~000 - 85~000 =336\uqogreen{0~\$}</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">425</span><span class="mspace nobreak"> </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">340</span><span class="mspace nobreak"> </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">85</span><span class="mspace nobreak"> </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" style="color:#107C4E;"><span class="mord mathbf" style="color:#107C4E;">0</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">$</span></span></span></span></span>. Interprétation : l'équipement ne contribue plus à la valeur de l'immeuble; sa vie économique est terminée même si sa vie physique ne l'est pas. C'est l'illustration du plafond « dépréciation totale <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">\le</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7719em;vertical-align:-0.136em;"></span><span class="mrel">≤</span></span></span></span> coût neuf » et de la distinction durée physique / durée économique.</p></div></details>337<div class="box box-exo" id="exo-13-3"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 13.3</span><span class="box-title">— améliorations locatives d'un restaurant</span><a class="box-anchor" href="#exo-13-3" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-128">Un restaurateur a investi <span class="num">480 000 $</span> en améliorations locatives (cuisine, ventilation, salle) dans un local loué. Durée de vie physique des aménagements : 12 ans. Bail : 10 ans, signé il y a 6 ans, avec une option de renouvellement de 5 ans que le locataire exercera très probablement (emplacement stratégique, achalandage établi). Calculez la dépréciation et la valeur des améliorations : a) sans tenir compte de l'option; b) en tenant compte de l'option. Commentez.</p></div></div>338<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="p13-129"><strong>a) Sans l'option.</strong> Bail restant : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>10</mn><mo>−</mo><mn>6</mn><mo>=</mo><mn>4</mn></mrow><annotation encoding="application/x-tex">10 - 6 = 4</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">10</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">6</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">4</span></span></span></span> ans. Dénominateur <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mi>min</mi><mo>⁡</mo><mo stretchy="false">(</mo><mn>12</mn><mo separator="true">,</mo><mtext> </mtext><mn>4</mn><mo stretchy="false">)</mo><mo>=</mo><mn>4</mn></mrow><annotation encoding="application/x-tex">= \min(12,\ 4) = 4</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:1em;vertical-align:-0.25em;"></span><span class="mop">min</span><span class="mopen">(</span><span class="mord">12</span><span class="mpunct">,</span><span class="mspace"> </span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">4</span><span class="mclose">)</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">4</span></span></span></span>... mais attention : la formule utilise l'âge effectif sur la durée limitante <em>totale</em> pertinente. Approche usuelle : durée utile <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mi>min</mi><mo>⁡</mo><mo stretchy="false">(</mo><mtext>vie physique</mtext><mo separator="true">,</mo><mtext> terme initial</mtext><mo stretchy="false">)</mo><mo>=</mo><mi>min</mi><mo>⁡</mo><mo stretchy="false">(</mo><mn>12</mn><mo separator="true">,</mo><mn>10</mn><mo stretchy="false">)</mo><mo>=</mo><mn>10</mn></mrow><annotation encoding="application/x-tex">= \min(\text{vie physique},\ \text{terme initial}) = \min(12, 10)339= 10</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:1em;vertical-align:-0.25em;"></span><span class="mop">min</span><span class="mopen">(</span><span class="mord text"><span class="mord">vie physique</span></span><span class="mpunct">,</span><span class="mspace"> </span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord text"><span class="mord">terme initial</span></span><span class="mclose">)</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="mop">min</span><span class="mopen">(</span><span class="mord">12</span><span class="mpunct">,</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">10</span><span class="mclose">)</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">10</span></span></span></span> ans; âge 6 ans <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo><mi>D</mi><mo>=</mo><mn>6</mn><mi mathvariant="normal">/</mi><mn>10</mn><mo>=</mo><mn>60</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">\Rightarrow D = 6/10 = 60\,\%</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:0.6833em;"></span><span class="mord mathnormal" style="margin-right:0.0278em;">D</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">6/10</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">60</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>; valeur <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>480</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>0,40</mn><mo>=</mo><mn>192</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 480~000 \times 0{,}40 = 192~000~\$</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">480</span><span class="mspace nobreak"> </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">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">40</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">192</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span> — à amortir toutefois sur les 4 ans restants seulement. <strong>b) Avec l'option probable.</strong> Durée utile <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mi>min</mi><mo>⁡</mo><mo stretchy="false">(</mo><mn>12</mn><mo separator="true">,</mo><mtext> </mtext><mn>10</mn><mo>+</mo><mn>5</mn><mo stretchy="false">)</mo><mo>=</mo><mn>12</mn></mrow><annotation encoding="application/x-tex">= \min(12,\ 10 + 5) = 12</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:1em;vertical-align:-0.25em;"></span><span class="mop">min</span><span class="mopen">(</span><span class="mord">12</span><span class="mpunct">,</span><span class="mspace"> </span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">10</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">5</span><span class="mclose">)</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">12</span></span></span></span> ans (la vie physique devient limitante); <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>D</mi><mo>=</mo><mn>6</mn><mi mathvariant="normal">/</mi><mn>12</mn><mo>=</mo><mn>50</mn><mtext> </mtext><mi mathvariant="normal">%</mi></mrow><annotation encoding="application/x-tex">D = 6/12 = 50\,\%</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 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">6/12</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">50</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</span></span></span></span>; valeur <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>480</mn><mtext> </mtext><mn>000</mn><mo>×</mo><mn>0,50</mn><mo>=</mo><mn>240</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 480~000 \times 0{,}50 = 240~000~\$</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">480</span><span class="mspace nobreak"> </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">0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">50</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">240</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>. <strong>Commentaire.</strong> La probabilité d'exercice de l'option ajoute ici 48 000 $ de valeur : l'évaluateur doit juger cette probabilité et la documenter (achalandage, clauses, loyer d'option vs marché). Sans option, les aménagements très spécifiques (cuisine) perdraient l'essentiel de leur valeur à l'échéance — pour le propriétaire, leur valeur résiduelle serait faible.</p></div></details>340<div class="box box-exo" id="exo-13-4"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 13.4</span><span class="box-title">— entrepôt — hauteur libre insuffisante</span><a class="box-anchor" href="#exo-13-4" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-130">Un entrepôt de <span class="num">4000</span> m<sup>2</sup> (structure acier, 2005) offre une hauteur libre de 5,5 m dans un marché où le standard moderne est de 8 m. Le loyer des entrepôts modernes du secteur est de 95 $/m<sup>2</sup>/an; l'immeuble sujet ne peut obtenir que 82 $/m<sup>2</sup>/an. Taux de capitalisation : 6,5 %. Rehausser la toiture coûterait environ 2,4 M$. a) La déficience est-elle curable? b) Calculez la dépréciation fonctionnelle. c) De quel type de dépréciation s'agirait-il si la perte de loyer venait plutôt d'un taux d'inoccupation généralisé dans le secteur?</p></div></div>341<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="p13-131"><strong>a)</strong> Perte de loyer : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo stretchy="false">(</mo><mn>95</mn><mo>−</mo><mn>82</mn><mo stretchy="false">)</mo><mo>×</mo><mn>4</mn><mtext> </mtext><mn>000</mn><mo>=</mo><mn>52</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi><mi mathvariant="normal">/</mi><mtext>an</mtext></mrow><annotation encoding="application/x-tex">(95 - 82) \times 4~000 = 52~000~\$/\text{an}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mopen">(</span><span class="mord">95</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">−</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">82</span><span class="mclose">)</span><span class="mspace" style="margin-right:0.2222em;"></span><span class="mbin">×</span><span class="mspace" style="margin-right:0.2222em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.6444em;"></span><span class="mord">4</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">52</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$/</span><span class="mord text"><span class="mord">an</span></span></span></span></span>; valeur de la correction <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>52</mn><mtext> </mtext><mn>000</mn><mi mathvariant="normal">/</mi><mn>0,065</mn><mo>=</mo><mn>800</mn><mtext> </mtext><mn>000</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 52~000 / 0{,}065 = 800~000~\$</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:1em;vertical-align:-0.25em;"></span><span class="mord">52</span><span class="mspace nobreak"> </span><span class="mord">000/0</span><span class="mord"><span class="mpunct">,</span></span><span class="mord">065</span><span class="mspace" style="margin-right:0.2778em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">800</span><span class="mspace nobreak"> </span><span class="mord">000</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>. Coût de correction (2,4 M$) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>&gt;</mo></mrow><annotation encoding="application/x-tex">&gt;</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.5782em;vertical-align:-0.0391em;"></span><span class="mrel">&gt;</span></span></span></span> valeur ajoutée (0,8 M$) : déficience <strong class="c-rouge">incurable</strong>. <strong>b)</strong> Dépréciation fonctionnelle incurable <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> perte capitalisée <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mstyle mathcolor="#107C4E"><mrow><mn mathvariant="bold">800</mn><mtext> </mtext><mn mathvariant="bold">000</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">= \uqogreen{800~000~\$}</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">=</span><span class="mspace" style="margin-right:0.2778em;"></span></span><span class="katex-base"><span class="katex-strut" style="height:0.8056em;vertical-align:-0.0556em;"></span><span class="mord" style="color:#107C4E;"><span class="mord mathbf" style="color:#107C4E;">800</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">000</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">$</span></span></span></span></span> (sous réserve d'en retrancher la portion attribuable au terrain, le cas échéant). <strong>c)</strong> Une perte de loyer causée par l'inoccupation généralisée du secteur serait <strong>externe</strong> (économique) et non fonctionnelle : la cause serait extérieure à la propriété. Le classement de la cause — interne (conception) ou externe (marché) — détermine la catégorie; c'est un critère d'examen classique.</p></div></details>342<div class="box box-exo" id="exo-13-5"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-pencil"/></svg></span><span class="box-label">Exercice 13.5</span><span class="box-title">— maison patrimoniale citée — impact net</span><a class="box-anchor" href="#exo-13-5" aria-label="Lien">#</a></div><div class="box-body"><p id="p13-132">Une maison en rangée du Vieux-Hull, <strong>citée</strong> par la Ville de Gatineau, nécessite un rejointoiement de maçonnerie (180 m<sup>2</sup>) et le remplacement de 14 fenêtres. Aux coûts standards : 80 $/m<sup>2</sup> et 600 $/fenêtre. Aux coûts patrimoniaux : 275 $/m<sup>2</sup> et 3 200 $/fenêtre. Une subvention municipale couvre 40 % des surcoûts patrimoniaux. Calculez : a) le coût standard des travaux; b) le coût patrimonial; c) le surcoût net après subvention, que l'évaluateur pourrait traiter comme dépréciation additionnelle liée au statut.</p></div></div>343<details class="box box-sol"><summary><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-check"/></svg></span><span class="box-label">Solution</span><span class="sol-hint">Cliquer pour révéler</span></summary><div class="box-body"><p id="p13-133"><strong>a) Standard</strong> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>180</mn><mo>×</mo><mn>80</mn><mo>=</mo><mn>14</mn><mtext> </mtext><mn>400</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">180 \times 80 = 14~400~\$</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:0.6444em;"></span><span class="mord">80</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">14</span><span class="mspace nobreak"> </span><span class="mord">400</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span> (maçonnerie) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>14</mn><mo>×</mo><mn>600</mn><mo>=</mo><mn>8</mn><mtext> </mtext><mn>400</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">14 \times 600 = 8~400~\$</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">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:0.6444em;"></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">8</span><span class="mspace nobreak"> </span><span class="mord">400</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span> (fenêtres) <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>22</mn><mtext> </mtext><mn>800</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 22~800~\$</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">22</span><span class="mspace nobreak"> </span><span class="mord">800</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>. <strong>b) Patrimonial</strong> : <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>180</mn><mo>×</mo><mn>275</mn><mo>=</mo><mn>49</mn><mtext> </mtext><mn>500</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">180 \times 275 = 49~500~\$</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:0.6444em;"></span><span class="mord">275</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">49</span><span class="mspace nobreak"> </span><span class="mord">500</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>+</mo></mrow><annotation encoding="application/x-tex">+</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.6667em;vertical-align:-0.0833em;"></span><span class="mord">+</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mn>14</mn><mo>×</mo><mn>3</mn><mtext> </mtext><mn>200</mn><mo>=</mo><mn>44</mn><mtext> </mtext><mn>800</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">14 \times 3~200 = 44~800~\$</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">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:0.6444em;"></span><span class="mord">3</span><span class="mspace nobreak"> </span><span class="mord">200</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">44</span><span class="mspace nobreak"> </span><span class="mord">800</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>94</mn><mtext> </mtext><mn>300</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 94~300~\$</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">94</span><span class="mspace nobreak"> </span><span class="mord">300</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>. <strong>c) Surcoût brut</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>94</mn><mtext> </mtext><mn>300</mn><mo>−</mo><mn>22</mn><mtext> </mtext><mn>800</mn><mo>=</mo><mn>71</mn><mtext> </mtext><mn>500</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 94~300 - 22~800 = 71~500~\$</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">94</span><span class="mspace nobreak"> </span><span class="mord">300</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">22</span><span class="mspace nobreak"> </span><span class="mord">800</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">71</span><span class="mspace nobreak"> </span><span class="mord">500</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>; subvention <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>71</mn><mtext> </mtext><mn>500</mn><mo>×</mo><mn>40</mn><mtext> </mtext><mi mathvariant="normal">%</mi><mo>=</mo><mn>28</mn><mtext> </mtext><mn>600</mn><mtext> </mtext><mi mathvariant="normal">$</mi></mrow><annotation encoding="application/x-tex">= 71~500 \times 40\,\% = 28~600~\$</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">71</span><span class="mspace nobreak"> </span><span class="mord">500</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:0.8056em;vertical-align:-0.0556em;"></span><span class="mord">40</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord">%</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">28</span><span class="mspace nobreak"> </span><span class="mord">600</span><span class="mspace nobreak"> </span><span class="mord">$</span></span></span></span>; <strong>surcoût net</strong> <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>=</mo><mn>71</mn><mtext> </mtext><mn>500</mn><mo>−</mo><mn>28</mn><mtext> </mtext><mn>600</mn><mo>=</mo><mstyle mathcolor="#107C4E"><mrow><mn mathvariant="bold">42</mn><mtext> </mtext><mn mathvariant="bold">900</mn><mtext> </mtext><mi mathvariant="bold">$</mi></mrow></mstyle></mrow><annotation encoding="application/x-tex">= 71~500 - 28~600 = \uqogreen{42~900~\$}</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">71</span><span class="mspace nobreak"> </span><span class="mord">500</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">28</span><span class="mspace nobreak"> </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" style="color:#107C4E;"><span class="mord mathbf" style="color:#107C4E;">42</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">900</span><span class="mspace nobreak" style="color:#107C4E;"><span style="color:#107C4E;"> </span></span><span class="mord mathbf" style="color:#107C4E;">$</span></span></span></span></span>. C'est l'illustration chiffrée du principe « impact net » : les contraintes patrimoniales déprécient (surcoût), les programmes d'aide compensent partiellement; l'évaluateur mesure le solde — et vérifie ensuite si le marché local paie ou non un prestige compensatoire.</p></div></details>344<hr class="sep">345<section class="box box-synth" id="synthese"><div class="box-head"><span class="box-icon"><svg class="" aria-hidden="true"><use href="#i-clipboard"/></svg></span><span class="box-label">L’essentiel de la séance</span></div><div class="box-body"><ul><li><strong>Usage spécial</strong> : peu ou pas de ventes comparables, pas de         revenus <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mo>⇒</mo></mrow><annotation encoding="application/x-tex">\Rightarrow</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.3669em;"></span><span class="mrel">⇒</span></span></span></span> la méthode du coût est souvent la         <em>seule</em> applicable (municipale, assurance, tribunaux).</li><li><strong>Base de coût</strong> : reproduction (assurance, patrimoine,         litige) vs remplacement (valeur marchande, foncière) — l'écart         peut aller du simple au double; toujours préciser la base.</li><li><strong>Repères de coûts</strong> ($/m<sup>2</sup>) : école         3 200–4 200; hôpital 7 000–10 000 (bloc opératoire         10 000–15 000); aréna 3 500–5 000; musée 4 500–7 000; entrepôt         800–1 200; usine lourde 2 500–4 500.</li><li><strong>Meuble vs immeuble</strong> (art. 900–907 C.c.Q.) : incorporé ou         attaché à demeure <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> immeuble (CVAC, ascenseur, pont roulant         intégré); transportable sans dommage <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> meuble (chariot,         outillage). Seuls les immeubles entrent dans l'évaluation         immobilière.</li><li><strong>Améliorations locatives</strong> :         <span class="katex"><span class="katex-mathml"><math xmlns="http://www.w3.org/1998/Math/MathML"><semantics><mrow><mi>D</mi><mo>=</mo><mrow><mover accent="true"><mtext>a</mtext><mo>ˆ</mo></mover><mtext>ge</mtext></mrow><mi mathvariant="normal">/</mi><mi>min</mi><mo>⁡</mo><mo stretchy="false">(</mo><mtext>vie physique</mtext><mo separator="true">,</mo><mtext> bail restant</mtext><mo stretchy="false">)</mo></mrow><annotation encoding="application/x-tex">D = \text{âge} / \min(\text{vie physique},\ \text{bail restant})</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 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 text"><span class="mord katex-accent"><span class="vlist-t"><span class="vlist-r"><span class="vlist" style="height:0.6944em;"><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="mord">a</span></span><span style="top:-3em;"><span class="pstrut" style="height:3em;"></span><span class="accent-body" style="left:-0.25em;"><span class="mord">ˆ</span></span></span></span></span></span></span><span class="mord">ge</span></span><span class="mord">/</span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mop">min</span><span class="mopen">(</span><span class="mord text"><span class="mord">vie physique</span></span><span class="mpunct">,</span><span class="mspace"> </span><span class="mspace" style="margin-right:0.1667em;"></span><span class="mord text"><span class="mord">bail restant</span></span><span class="mclose">)</span></span></span></span>         — le bail, pas la physique, limite presque toujours la vie         économique.</li><li><strong>Patrimoine</strong> (RLRQ, c. P-9.002 : classement, citation,         déclaration) : mesurer l'impact <em>net</em> — surcoûts de         restauration (2 à 8<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> le standard) contre subventions et         prestige; effet positif au Vieux-Québec, souvent négatif au         Vieux-Hull.</li><li><strong>Ordre de ventilation</strong> : curable physique <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>         incurable CT <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> incurable LT <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>         fonctionnelle <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> externe (améliorations seulement);         jamais de dépréciation sur le terrain; total <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">\le</annotation></semantics></math></span><span class="katex-html" aria-hidden="true"><span class="katex-base"><span class="katex-strut" style="height:0.7719em;vertical-align:-0.136em;"></span><span class="mrel">≤</span></span></span></span> coût neuf.</li><li><strong>Cas intégré type</strong> (bureau Gatineau, 1 394 m<sup>2</sup>,         1998) : terrain 457 500 $; coût neuf 4 895 780 $; dépréciation         54,6 %; valeur <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> 2 680 000 $ — le gabarit à suivre         pour l'atelier 3 et l'examen final.</li></ul></div></section>346      </article>347    </div>348  </div>349  <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>350  351<nav class="ch-pager" aria-label="Navigation entre les séances">352  <a class="prev" href="/seance/12/"><small>← Séance 12</small><b>Dépréciation économique (externe)</b></a>353  <a class="next" href="/seance/14/"><small>Séance 14 →</small><b>Synthèse et révision</b></a>354</nav>355  356<div class="read-tools" role="toolbar" aria-label="Outils de lecture">357  <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>358  <button type="button" data-action="tts" data-tip="Écouter la séance"><svg class="" aria-hidden="true"><use href="#i-audio"/></svg></button>359  <button type="button" data-action="revision" data-tip="Mode révision" aria-pressed="false"><svg class="" aria-hidden="true"><use href="#i-eye"/></svg></button>360  <hr>361  <button type="button" data-action="fontsize" data-tip="Taille du texte"><svg class="" aria-hidden="true"><use href="#i-text"/></svg></button>362  <button type="button" data-action="theme" data-tip="Thème clair / sombre"><svg class="" aria-hidden="true"><use href="#i-sun"/></svg></button>363  <button type="button" data-action="top" data-tip="Haut de page"><svg class="" aria-hidden="true"><use href="#i-up"/></svg></button>364</div>365<aside class="notes-panel" id="notes-panel" aria-label="Mes notes">366  <div class="notes-head"><h3>Mes notes — séance 13</h3><button class="icon-btn" type="button" data-action="notes-close" aria-label="Fermer">✕</button></div>367  <div class="notes-body">368    <div><h4>Notes personnelles <span id="notes-saved"></span></h4><textarea placeholder="Vos notes pour cette séance (enregistrées automatiquement sur cet appareil)…"></textarea></div>369    <div><h4>Passages surlignés</h4><ul id="hl-list"></ul></div>370  </div>371  <div class="notes-foot"><button class="btn btn-sm btn-ghost" type="button" data-action="notes-export"><svg class="" aria-hidden="true"><use href="#i-download"/></svg> Exporter (Markdown)</button><a class="btn btn-sm btn-ghost" href="/progression/">Toutes mes notes</a></div>372</aside>373<div class="tts-bar" id="tts-bar" hidden><button type="button" id="tts-prev" aria-label="Paragraphe précédent">⏮</button><button type="button" id="tts-play" aria-label="Lecture / pause">⏸</button><button type="button" id="tts-next" aria-label="Paragraphe suivant">⏭</button><select id="tts-rate" aria-label="Vitesse"><option value="0.85">0,85×</option><option value="1" selected>1×</option><option value="1.15">1,15×</option><option value="1.3">1,3×</option></select><span>Lecture audio</span><button type="button" id="tts-stop" aria-label="Arrêter">■</button></div>374</main>375<footer class="site-footer">376  <div class="footer-inner">377    <div class="footer-brand">378      <img src="/assets/brand/uqo-logo-white.png" alt="UQO" width="140" height="59" style="width:140px;height:auto;margin-bottom:10px">379      <div class="brand-code">IMM1033</div>380      <div>Méthodes du coût en évaluation immobilière</div>381      <div style="opacity:.7;margin-top:6px;font-size:.85rem">Automne 2026 · 3 crédits · premier cycle · 14 séances</div>382      <div style="margin-top:14px;font-size:.85rem">Simon-Pierre Boucher, professeur<br>Département des sciences administratives<br>Université du Québec en Outaouais<br><a href="mailto:simon-pierre.boucher@uqo.ca" style="display:inline;padding:0">simon-pierre.boucher@uqo.ca</a></div>383    </div>384    <div><h4>Étudier</h4><a href="/seance/01/">Séances</a><a href="/videos/">Séances vidéo</a><a href="/aide-memoire/">Aide-mémoire</a><a href="/glossaire/">Glossaire</a><a href="/definitions/">Toutes les définitions</a><a href="/carte/">Carte du cours</a><a href="/exercices/">Banque d’exercices</a></div>385    <div><h4>S’exercer</h4><a href="/quiz/">Quiz et examens blancs</a><a href="/entrainement/">Entraînement</a><a href="/jeux/">Jeux de révision</a><a href="/fiches/">Fiches de révision</a><a href="/outils/">Calculateurs</a><a href="/progression/">Ma progression</a></div>386    <div><h4>Ressources</h4><a href="/diapositives/">Diapositives</a><a href="/ressources/">Téléchargements</a><a href="/rapport/">Rapport — marché de l’habitation</a><a href="/bibliographie/">Bibliographie</a><a href="/recherche/">Recherche</a><a href="https://www.uqo-imm1003.app" rel="noopener">IMM1003 — Éléments d’évaluation immobilière</a></div>387  </div>388  <div class="footer-legal"><div><span>© 2026 Simon-Pierre Boucher — Université du Québec en Outaouais. Document destiné aux étudiantes et étudiants inscrits au cours IMM1033 ; toute reproduction ou diffusion sans autorisation écrite de l’auteur est interdite.</span><span>Généré depuis les sources LaTeX · KaTeX · TikZ</span></div></div>389</footer>390<div id="search-modal" class="search-modal" role="dialog" aria-modal="true" aria-label="Recherche dans les notes">391  <div class="search-box">392    <input type="search" placeholder="Rechercher une notion, une formule, un exemple…" autocomplete="off" spellcheck="false">393    <div class="search-results"></div>394    <div class="search-foot"><span><kbd>↑</kbd><kbd>↓</kbd> naviguer</span><span><kbd>↵</kbd> ouvrir</span><span><kbd>Échap</kbd> fermer</span><span style="margin-left:auto"><a href="/recherche/">Page de recherche complète</a></span></div>395  </div>396</div>397398<script src="/assets/js/app.js" defer></script>399</body>400</html>401
Files main
Menu

Theme