Being A Tenant in 2019?

Being A Tenant in 2019? April 9, 2019 6pm – 8 pmSt John Church, 23 Water Street North Joseph W. Richards IIStaff Lawyer, WRCLS

Outline Introduction • What’s New? • By Law Enforcement • Rental Increases • “Renovictions” Closing Thoughts

Introduction • RTA: Residential Tenancies Act, 2006 • LTB: Landlord and Tenant Board • Evidence-based: saying vs. proving • Being A Tenant in 2019: • Be Prepared • Be Alert • Be Reasonable • Be Cordial (potential witnesses!)

1. What’s New?

Domestic Violence • September 8, 2016 • Close relationship + fear/actual bodily harm • Any actual sexual violence • Tenant can end tenancy with 28 day notice (N15) • N15 + Statement/Peace Bond/Restraining Order • See Section 47.1 RTA • Standard Lease • Compensation for own use (1 month) • Declarations vs. Affidavits

Compensation for Landlord’s Own Use • September 1, 2017 • N12 + landlord personally requires unit [Reason 1] • Tenant entitled to compensation of one month’s rent • Rental unit must be owned in whole or in part by an individual + the Landlord must be an individual • Compensation required by termination date in notice

Standard Form Lease • Effective date: April 30, 2018 • Mandatory BUT other agreements still enforceable • Tenant makes request & LL has 30 days to comply • If LL non-compliant, tenant can withhold one month’s rent • If LL still non-compliant after a further 30 days, tenant can keep the withheld rent • http://www.mah.gov.on.ca/Page18704.aspx • See Section 12.1 RTA

Rent (De-) Control? • 2017: “New” (post-1991) unit exemption to rent control was abolished • Notices after April 20, 2017 are only eligible for guideline increase • November 15, 2018: units/buildings/additions first occupied after this date are exempt from rent control [see new section 6.1 RTA]

Declarations • January 2019 • Affidavits no longer required for own use apps or tenant’s motion to void • Declaration does not require a commissioner • Forms available on LTB website

Rules of Procedure • Jan. 23, 2019: significant changes, renumbering • http://www.sjto.gov.on.ca/documents/ltb/Rules/LTB%20Rules%20of%20Practice.html • Service by e-mail only allowed if written consent • Updated

LTB Fee Waiver • As of January 2019: $55 for T2s and for T6s • As of mid-2014, tenants can submit fee waiver requests to the LTB • If tenant is on government assistance = automatic qualification under Reason 1 (OW, ODSP, OAS/GIS, War Veterans’ Allowance, CPP) • If tenant does not qualify under Reason 1, then they may qualify under Reason 2 based on an income scale (family of 4, gross monthly income must be under $3, 390; for a single person = $1, 650). • Check ONLY Reason 1 OR Reason 2 • Tenant must sign the fee waiver request • To download the form: http://www.sjto.gov.on.ca/ltb/filing-and-fees/

2. By Law Enforcement

Steps • Try to resolve with Landlord before contacting bylaw • Contact Rental Housing Enforcement Unit • May be directed to Electrical Safety Authority (ESA) and /or local fire department • Be persistent: no ongoing complaint = no action • Request copy of bylaw order (evidence!)

3. Rental Increases

GIs vs. AGIs • 2 types: Guideline or Above Guideline (AGI) • Permitted once every 12 months • Every year, prov. Govt sets guideline: 1.8% (2018/2019) • Landlords must use N1 form • Verify calculations • AGI: capital expenses, municipal charges, and/or utilities costs • Obtain/review disclosure & go to hearing

4. “Renovictions”

Lawful reason required LTB Order required to enforce eviction Prevention is possible Notices of Termination contain allegations NOT proven facts Eviction is remedy of last resort (s. 83 RTA) Key Points About Eviction

Eviction Procedure • Step 1: Notice to Terminate a Tenancy • Step 2: Application to Terminate a Tenancy • Step 3: Disputing an Eviction • Step 4: Mediation / Consent Orders • Step 5: The Hearing • Step 6: The Eviction Order • Step 7: The Sheriff – Enforcement of an Order • Step 8: Review of an Order

Renoviction: Defining the Issue • Renovation + eviction: LL plans large scale renovations and claims that Tenant needs to move out for the duration of repairs • Tenant entitled to (up to) 3 month rent compensation • Tenant feels pressure to leave (even without an N13 form) and sometimes parties sign an N11 • Remember: noticesare allegations

Closing Thoughts

Supports • Early intervention is key • For those who financially qualify, contacting Community Legal Services is highly recommended as soon as possible: free legal advice! • Phone a friend

Tenant Organizing • Knock, Meet, Document, Attend hearings, Share Experiences • Cannot be penalized for organizing an association (BUT be reasonable!) • Tenant Organizing Manual • Prevention is the best medicine

Bottom Line • From Inadequate communication  Proactive resolution • Prepare for evidence-based proceedings • Utilize ALL available services/supports: WRCLS, duty counsel, mediation • Watch out for changes: e.g. ‘super’ fast track evictions? Private bailiff evictions? • Stand your ground: stand up for your rights

Key Contacts • Rental Housing Enforcement Unit (formerly the IEU) :1-888-772-9277 • Landlord and Tenant Board:1-888-332-3234 • Landlord Self-Help Centre: 1-800-730-3218 • Human Rights Legal Support Centre: 1-866-625-5179 • CLEO: www.cleo.on.ca (very helpful brochures) • CERA (Center for Equality Rights in Accommodation): http://www.equalityrights.org/cera/1.800.263.1139 ext. 1 • Waterloo Region Community Legal Services: (519) 743-0254 • Municipal By-Law Enforcement: Kitchener (519-741-2345), Waterloo (519-747-8785), Cambridge (519-621-0740 ext. 7907)

QUESTIONS FOR DISCUSSION • What are your current experiences as tenants? • What are the main challenges that tenants face? • What changes would you like to see in the law?

Being A Tenant in 2019?