Introduction
At MONTONI, sustainable construction is not just a trend, it's a belief we've held for nearly 30 years. Today, this belief has evolved into a formal commitment: achieving net-zero emissions by 2040.
This goal was not set randomly. It is the result of nearly three decades of responsible real estate development, a first carbon footprint assessment completed in 2019, and over 50 LEED-certified projects delivered since the company's inception. In fact, the roots of this goal can be traced back to a core vision that has never wavered: building for future generations.
We have already incorporated this goal in our ESG report. Now, we aim to increase the visibility of this goal and, more importantly, that of all the work undertaken. Patrick Côté, Sustainable Development Director, and Michelle Dupuis-Gilbert, Sustainable Development and ESG Advisor, are guiding us through strategic planning, concrete projects and decisions that bring us closer to 2040.
Real Estate and the Climate Emergency: Why Now is the Time to Act
The building industry is the third greatest polluter globally, responsible for 37% of worldwide CO2 emissions related to energy use and operational procedures. This statistic speaks directly to industry stakeholders, especially those in the industrial real estate sector, where very few companies have set formal net-zero emission targets.
At MONTONI, this commitment does not stem from a desire for recognition, but from the firm belief that if we succeed, others will be encouraged to follow suit.
We have to ensure this issue remains front and centre, which can only be achieved through consistent daily effort. We can never say, ‘OK, we're done now.' That's why we don't just talk the talk—we walk the walk.
MONTONI occupies a unique position in the industry as a developer, general contractor, and owner of its own buildings. This integrated approach gives the company control over the entire project lifecycle, from design through operations. It is both a rare advantage and a responsibility MONTONI takes seriously.
That level of control is reflected directly in the results. Between 2021 and 2024, MONTONI reduced the embodied carbon intensity of its projects by more than 20%. Over the same period, emissions associated with energy consumption decreased by 16%. Decarbonizing projects is not a distant ambition. It is a measurable reality, achieved one project at a time. MONTONI is already delivering tangible progress.
MONTONI recognized the urgency of climate change early on. We understand the significant impact our activities have on the environment, and we acted quickly. Our approach is rooted in our values and in our commitment to sustainability.
Net-Zero Emissions and Decarbonization: Two Concepts to Keep Straight
Decarbonization and carbon neutrality are often confused, even though they represent two distinct stages of the same process. Understanding the difference between them is essential to grasping what a commitment to carbon neutrality truly involves.
Decarbonization refers to all measures aimed at reducing or eliminating greenhouse gas (GHG) emissions at the source, including choices related to materials, energy systems, and construction methods. Carbon neutrality, by contrast, is achieved when any remaining emissions are offset, resulting in a net-zero carbon balance.
In a sustainable approach, the sequence matters. Decarbonization must always come before offsetting. Carbon offsets are not a shortcut; they are a recognized last-resort measure, used only for emissions that cannot yet be eliminated at the source.
MONTONI takes a rigorous approach to measuring its carbon footprint by including and fully accounting for major emission sources, including Scope 3 emissions associated with building materials, suppliers, and transportation. Without comprehensive measurement, there can be no credible plan.
Decarbonization refers to the efforts and actions we take to reduce our impact. Offsetting is used as a last resort for emissions that cannot yet be eliminated. The first step is to change our practices, not simply offset their impact.
What can't be measured can't be changed
Everything starts with measurement. MONTONI completed its first carbon assessment in 2019, laying the foundation for all subsequent action.
In 2024, the assessment process was further refined to include additional emissions sources, such as refrigerant leaks. This company-wide effort involved teams across the organization.The result is a precise carbon profile, updated annually to inform investment and design decisions.
MONTONI's interim objective is clear: reduce Scope 1 and Scope 2 emissions by 50% by 2030, compared with 2021 levels. This marks a concrete step toward achieving carbon neutrality by 2040.
How MONTONI is Decarbonizing: Materials, Energy, and Offsetting
Our strategy is based on three priorities, in a specific order: first, reducing the materials footprint; then, optimizing energy consumption; and only then, offsetting what cannot yet be eliminated.
Changing materials to change the rules of the game
Embodied carbon, meaning emissions generated throughout the life cycle of building materials, accounts for approximately 85% of our carbon footprint. It is our most complex and decisive area of action.
We do not control how materials are manufactured, but we do control the choices we make. We are using that leverage to the fullest by working actively with our suppliers and manufacturers to accelerate the market's shift toward lower-impact solutions.
Since 2023, we have been conducting life cycle assessments (LCAs) on our major projects to identify the materials with the largest footprint and guide our priorities. Two concrete innovations have already been adopted as standards:
Low-carbon concrete. Following an analysis and pilot project phase in 2025, including Écoparc Laval 15, where its use reduced concrete-related emissions by 13%, low-carbon concrete has been standard on all our projects since January 2026. Our goal is to reduce concrete-related GHG emissions by 18% across all our buildings. Each new project contributes to this cumulative impact.
Mass timber. An internal study shows that wood can reduce GHG emissions associated with the construction of industrial buildings by up to 20%. We are working to integrate it into our residential and industrial structures, either in hybrid form or as a complete structure. Our first mass timber industrial project is scheduled for completion in the near future.
One thing remains unchanged: quality. Decarbonization never comes at the expense of our construction standards. The two are not only compatible; they are inseparable from a long-term vision.
Buildings that consume less — and more efficiently
The energy consumption of our growing real estate portfolio, which now totals nearly 9 million sq. ft. across approximately 40 buildings, accounts for about 8% of our latest carbon footprint. This applies to both new developments and existing properties.
For new buildings, every project is designed to meet some of the most rigorous certifications in the industry. Écoparc Saint-Bruno is a leading example:
38% reduction in total energy costs
56% reduction in energy-related GHG emissions
Nearly 750 solar panels supplying 6% of the building's energy needs
75% reduction in potable water consumption through low-flow fixtures and rainwater reuse for toilets and urinals
This is the standard we aim to establish across our projects. Beginning in 2026, solar panels and battery energy storage systems will be integrated into several new developments.
For our existing portfolio of approximately 40 buildings, a program of audits and recommissioning is already underway. In 2026, 10 buildings will undergo in-depth analysis to identify decarbonization opportunities and support the gradual phase-out of fossil fuels. This work is being carried out in collaboration with Alcovi Capital, our property manager.
MONTONI could have chosen to sell these underperforming assets. Instead, we chose to decarbonize them. To support this effort, the company committed $30 million over 15 years — a concrete financial investment announced in 2024 that reflects our long-term vision.
The PURE Program: A Different Approach to Carbon Offsetting
Even with carefully selected materials and high-performing energy systems, some emissions cannot yet be eliminated. Offsetting remains necessary, but it must be approached with rigour, transparency, and measurable impact.
Rather than purchasing carbon credits, MONTONI developed its own offsetting strategy: PURE by MONTONI, launched in 2024. The approach is proactive and rooted in local action. It focuses on funding projects in Quebec that generate increasing annual carbon offsets and support the company's goal of achieving carbon neutrality by 2040.
The program is built around three types of initiatives: conserving natural habitats, tree planting, and ecological restoration. Several actions are already underway. In 2025, 6,800 trees were planted through the “1 Tree for 1 Tree” program, compared with 495 trees removed during construction activities. A wetland restoration project is also underway at Écoparc Saint-Bruno.
The impact extends beyond carbon sequestration. These initiatives also support biodiversity, local communities, and full traceability — outcomes that are difficult to guarantee through carbon credits purchased on the open market.
We wanted to approach offsetting differently. Instead of purchasing carbon credits every year, we invest in projects that will generate annual offsets for decades to come. A tree planted today will reach its full sequestration potential in 2040, but it will have been in the ground for 15 years by then.
The Perfect Building for 2040 Already Exists on Our Drawing Boards
A new industrial project currently under construction will soon embody MONTONI's vision for the future: a full mass timber structure, low-carbon concrete, rooftop solar panels generating 30% of the building's energy needs, battery energy storage, and both LEED and Zero Carbon Building certifications. It will be the most ambitious and environmentally efficient building ever developed by MONTONI — a tangible demonstration that this vision is achievable.
This project is not an exception. It is one step in a broader, project-by-project transformation. Écoparc Saint-Bruno demonstrated what maximum energy performance can look like in practice. Écoparc Laval 15 incorporated low-carbon concrete before it became a company-wide standard. Groupe Robert's distribution centre earned MONTONI's first Zero Carbon Building (ZCB) certification. Espace Montmorency illustrates what is possible at scale, with an energy loop that reduces GHG emissions by 80%, lowers total energy costs by 52%, and serves more than 1.3 million sq. ft.
Each project pushes the approach further, and every measure contributes to cumulative progress.
If others across the industry follow suit, the sector will be in a much stronger position. We move forward one step at a time, and every step counts.
What MONTONI is Building Today is The Sector of Tomorrow
Carbon neutrality by 2040 is not a distant promise. It is a day-to-day commitment already taking shape on construction sites, in existing buildings, and in forests across Quebec.
MONTONI does not aim to drive change alone. Our ambition is to help move the entire industry forward. By actively participating in industry committees, organizations, and working groups, we seek to influence standards and demonstrate a clear reality: sustainable construction delivers long-term value. Through this leadership, MONTONI has positioned itself as a key player in sustainable development within the sector.
Regulatory frameworks are also evolving in the same direction. In the coming years, the Quebec government plans to introduce building performance ratings and incorporate embodied carbon into building standards. These changes will reward organizations that act early and encourage the rest of the industry to accelerate their efforts.
For companies looking to move in this direction, the first step is not the most complex — it is measuring their impact. Understanding where emissions come from. Then taking action, one initiative at a time. This is the approach MONTONI has followed from the beginning. Each year, the strategy becomes more refined, results continue to build, and the 2040 target moves closer to reality.
The first step is understanding your impact. We began by measuring our carbon footprint and then gradually introduced new initiatives. Every year, we implement additional measures. It is through the accumulation of these actions that we ultimately decarbonize our operations and set increasingly ambitious targets.
Written by
- Patrick CôtéDirector, Sustainable DevelopmentPatrick Côté, Director of Sustainable Development, has more than 15 years of experience in building development and sustainability. He has supervised more than 70 successful LEED-certified construction projects. Patrick has contributed to significant changes at MONTONI since joining the company over 10 years ago. His commitment to social and environmental responsibility culminated in the completion of the company’s first carbon report in 2019, marking the start of its comprehensive approach to corporate governance. Today, Patrick is responsible for leading the company towards its decarbonization objectives: a 50% reduction in GHG emissions by 2030 and carbon neutrality by 2040. He and his team are driven by a desire to innovate, seeking to transform our practices and make ESG criteria a pillar of all the company’s actions.
- Michelle Dupuis-GilbertAdvisor, Sustainable Development & ESGAs Sustainable Development & ESG Advisor at MONTONI, Michelle actively contributes to integrating the highest environmental and social standards at the heart of the company’s projects. With diverse experience in energy and environmental consulting, she brings in-depth expertise in GHG accounting, GRESB assessments, and B Corp certification. Committed to the future, Michelle helps bring MONTONI’s 2030–2040 carbon neutrality goals to life by working closely with all departments, from design to building management.
