Can a Landlord Be Fined For Evicting a Tenant Under the Guise of Doing Renovations?
When a Tenant Is Asked to Leave For Renovation Reasons, The Landlord Must Offer a Right to Return. Failure to Do So May Result In a Maximum $35,000 Fine. The Fine May Be Applied In Multiples Based Upon the Number of Affected Tenants.
The Risk of Signficant Fines For Unlawful Renovication When a Landlord Fails to Properly Offer a Right to Return to a Tenant
When a tenant is asked to vacate to enable the landlord to perform renovations to the rental unit, the tenant must be provided with an offer to reserve the right to return to the rental unit when renovation work is complete. The tenant must have a right to return at a rent rate that is the same or that is allowable per the Residential Tenancies Act, 2006, S.O. 2006, Chapter 17 which states:
Tenant’s Right of First Refusal, repair or renovation
53 (1) A tenant who receives notice of termination of a tenancy for the purpose of repairs or renovations may, in accordance with this section, have a right of first refusal to occupy the rental unit as a tenant when the repairs or renovations are completed.
(2) A tenant who wishes to have a right of first refusal shall give the landlord notice in writing before vacating the rental unit.
Rent to be Charged
(3) A tenant who exercises a right of first refusal may reoccupy the rental unit at a rent that is no more than what the landlord could have lawfully charged if there had been no interruption in the tenant’s tenancy.
Change of Address
(4) It is a condition of the tenant’s right of first refusal that the tenant inform the landlord in writing of any change of address.
How Much Is the Potential Fine For a Renoviction?
Per section 57(3)3 of the Residential Tenancies Act, 2006, the Landlord Tenant Board may issue an Order that a landlord pay a fine up to the limit of the Small Claims Court (which is $35,000.00 effective January 1 2020). Furthermore, where a landlord engages in a multiplicity of violations of the Residential Tenancies Act, 2006, the fine may be applied for each violation. In the case of A.B., et al (Tenants) v. 795 College Inc. (Landlord), TST-90503-17 (Re), 2019 CanLII 87012 (ON LTB) three such violations were found and an Order of a $25,000 fine for each occurrence was issued whereas it was said:
77. In light of the above, I find that the appropriate fines in this case would be $45,000.00 per rental unit. Since those amounts exceed the maximum, fines of $25,000.00 will be awarded in respect of each unit, for a total of $75,000.00 in fines.
A landlord should avoid conduct that may be determined as a renoviction by providing a clear and concise notice to a tenant, or tenants, consisting of an offer to return to the rental unit when renovation work is complete. If a landlord fails to provide such an offer, and found as done so with a bad faith illicit motive contrary to the Residential Tenancies Act, 2006, significant fines may be imposed by the Landlord Tenant Board.