Introduction: Toronto city staff have unveiled a proposed bylaw designed to deter landlords from evicting tenants in bad faith under the pretext of renovations. Commonly known as “renovictions”
License Requirement: If adopted by city council, any landlord seeking to evict tenants for renovations must apply for a Rental Renovation License from city hall within seven days of issuing eviction notices.
Cost and Permits: The Rental Renovation License will cost $700 per unit and requires landlords to have a valid building permit.
Qualified Report: Landlords must also provide a report from a qualified professional, such as a licensed engineer or architect, confirming that the renovation work is extensive enough to necessitate a vacant unit.
Online Registry: Tenants and interested parties will be able to track the progress of renovations that have displaced tenants through a searchable online registry.
Penalties for Non-Compliance: Landlords who violate these rules may face tickets for minor infractions or court summons for more serious offenses, with fines potentially reaching up to $100,000. Affordable, public, and supportive housing sites will be exempt from the bylaw due to existing oversight.
Implementation Timeline: If approved, the new rules will take effect on July 31, 2025.
Mayor’s Statement: Mayor Olivia Chow emphasized that landlords using renovations as an excuse to evict tenants will no longer be able to do so without consequence.
Background Context: The proposed bylaw has been in development since earlier this year, following a similar rule change in Hamilton aimed at addressing the same issue.
Rising Complaints: Across Ontario, there has been an increase in tenant complaints about illegitimate eviction notices, often citing personal use or renovations as reasons. This improper eviction practice has been termed “renoviction.”
Need for Stronger Enforcement: A Star analysis indicated that landlords often receive milder punishments for breaking rules related to renovictions, leading to calls for more effective deterrents.
Councillor Support: Toronto-Danforth Coun. Paula Fletcher supported the proposed bylaw, acknowledging it as a necessary step to protect tenants, despite it not being a perfect solution for all eviction types.
Concerns About Exploitation: Fletcher noted that while landlords should be allowed to remove tenants for valid reasons, these rules are often exploited to replace tenants with those willing to pay higher rents.
Tenant Protections: The proposed rules require landlords to outline a plan for housing displaced tenants who wish to return after renovations. This may involve offering comparable temporary units at similar rents or monthly rent gap payments.
Moving Allowance and Compensation: All displaced tenants must be offered a moving allowance and severance compensation if they choose not to return.
Application Process: A housing accommodation plan, signed by affected tenants, must be submitted with the landlord’s application to city hall.
Estimates on Applications: City staff have indicated it is difficult to predict the number of applications they will receive but estimate around 160 cases based on available data.
Post-License Requirements: Once a license is issued, landlords must post a city-issued tenant information notice on the tenant’s door within five days and provide a photograph of it to city hall within two weeks.
Monitoring and Support: Toronto Building will actively monitor renovation permits to ensure timely completion and facilitate tenants’ return to their units.
Balancing Interests: The goal of the proposed bylaw is to balance the need to prevent misuse of renovations as an eviction excuse with the legitimate requirement for repairs in Toronto’s aging rental housing stock.
Next Steps: The report will be considered by the planning and housing committee next Wednesday. If approved, it will go to city council for final approval in November.
