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Spousal Support: Important Lessons at Retirement

Written by: Naa Lansana with Collaboration of Stefania Rotundu

Fielding v Fielding, 2024 ONCA 807: Lessons Learned

On October 29, 2024, the Ontario Court of Appeal dismissed an appeal in what was described as a “high conflict family proceeding.” ¹In upholding the trial judge’s decisions regarding the termination of spousal support, the Court imparted important lessons for litigants in family law matters.

The case involved Craig Fielding, the Respondent, and Victoria Fielding, the Applicant, who married in June 1993 and separated in December 2010. They had three adult children. At the time of their marriage, both were practicing physicians—Craig was a plastic surgeon with a private practice, and Victoria was a urologist. However, in 2007, Victoria left her medical practice due to degenerative eye problems and began receiving long-term disability benefits. By the time of their divorce order in April 2014, Victoria had received a substantial equalization payment.

The case was particularly complicated because of lengthy litigation. In 2013, there had been a 15-day trial regarding parenting issues. In 2014, there had been a 10-day trial over financial issues. In 2015, the Applicant brought unsuccessful appeals of her two trial decisions. In 2018, there was an 11-day trial in respect of Craig’s first Motion to Change. This appeal arose out of another Motion to Change brought by the Respondent aimed at terminating his child support and spousal support obligations because he had retired. Meanwhile, the Appellant sought to double her spousal support payments owing to her disability benefits ending and claimed she should continue receiving child support until her youngest child completed her graduate degree in 2023. The trial judge concluded that the Respondent’s decision to retire effective December 31, 2021, was reasonable. The trial judge also held that the Applicant was entitled to receive child support for her youngest child until August 31, 2023.

The Applicant challenged the trial judge’s decision on 24 grounds. The Court of Appeal distilled these into three main arguments and ultimately dismissed the appeal, finding it lacked merit. In particular, the Court upheld the motion judge’s finding that the Respondent’s retirement was reasonable, noting that the Applicant had been given several months’ notice of his plans. As such, among other things, the motion judge’s decision to end the Respondent’s spousal support was also found to be reasonable. The Court of Appeal found no “palpable and overriding error in fact or error in principle”2. Finally, the Court of Appeal denied the Applicant’s leave to appeal the motion judge’s costs award and awarded costs to the Respondent in the amount of $30,000.00.

The Court’s decision in Fielding v Fielding highlights three important lessons for litigants in family law proceedings:
1. Ensure Your Claims Have Merit: Litigants should carefully assess whether their spousal support claims are meritorious. The Court will dismiss appeals that lack sufficient grounds.
2. Deference to Trial Judges: The Court of Appeal will generally defer to trial judges and will not reweigh the evidence or retry the case. Absent palpable errors in fact or law, appellate courts will give considerable weight to the trial judge’s findings.
3. Beware of Costs in Frivolous Appeals: If litigants bring spousal support proceedings with no merits, they should beware of incurring additional costs.

Ultimately, Fielding v Fielding serves as a cautionary tale for litigious parties, reinforcing, inter alia, the importance of reasonable claims and awareness of the potential financial consequences of meritless spousal support appeals.

¹ Fielding v Fielding, 2024 ONCA 807 at para 1.
Ibid at para 6.

Pilot Project to Expedite Judicial Review for Rejected Student Visas

Written by: Sara Bahadori 

On October 1, 2024, the Federal Court of Canada launched a pilot project aimed at streamlining the judicial review process for rejected study permit applications. This new initiative, called the Study Permit Pilot Project, is expected to deliver resolutions within five months, significantly reducing the typical 14-18-month wait time for judicial review.

Pilot Project Goals and Eligibility Criteria
The Study Permit Pilot Project aims to reduce procedural steps and avoid the need for hearings. To participate in the Pilot Project, applicants must meet several criteria:

  1. Rejected Study Permit: The applicant’s study permit application must have been denied.
  2. Consent from Both Parties: Both parties agree to opt in to the Pilot Project.
  3. Agreement on Facts: The facts of the case must be undisputed and supported by the application materials and the IRCC’s reasons for the decision.
  4. Non-Complex Cases: The case must not involve complex issues such as inadmissibility, national security concerns, or requests for certified questions.
  5. Timeliness: The applicant cannot request an extension to file the Application for Leave.
  6. No Affidavits: Affidavits will not be submitted by either party.
  7. Simplified Tribunal Record: IRCC must provide a Simplified Certified Tribunal Record to support the review.

This streamlined approach allows for cases to be reviewed quickly, benefiting both the applicants, who face tight timelines to pursue education in Canada, and the Federal Court, which seeks to allocate its resources efficiently.

Key Procedural Changes under the Pilot Project
The Study Permit Pilot Project introduces several major procedural modifications to accelerate the judicial review process:

  1. No Hearings Required: Applicants and IRCC officials will not be required to attend hearings, thereby reducing both the time and costs for all parties involved.
  2. Simultaneous Determination of Leave and Merits: Typically, the Court first decides on whether to grant leave to the applicant before proceeding to hear the merits of the case. This Pilot combines the request for leave and judicial review processes, enabling the judge to assess both aspects simultaneously.
  3. Shortened Timeline: With these modifications, cases are expected to reach a decision within five months, a significant reduction compared to the previous timeline.

The Pilot Project is essential to address the increasing backlog of study permit cases. For many international students, delays in the court process can lead to lost university placements, forfeited scholarships, or missed critical deadlines. By streamlining the process, the Federal Court aims to lessen students’ financial and emotional strain and help them obtain timely resolutions. However, not all accepted applications will qualify for the Pilot Project. Students with cases involving more intricate legal issues may still face extended timelines.

The Federal Court’s Study Permit Pilot Project marks a meaningful step toward addressing the growing volume of immigration cases and enhancing the judicial review process for international students.

Canadian Government Announces Changes to Work Permits under the Temporary Foreign Worker Program

Written by: Sara Bahadori 

The Canadian government has announced new changes to the Temporary Foreign Worker Program (TFWP), set to take effect in two phases on October 28, 2024, and November 8, 2024. These reforms are designed to enhance the integrity of the program and ensure that employers who rely on foreign talent adhere to stricter requirements. For employers, foreign workers, and the broader Canadian labour market, these changes could have significant implications.

Effective October 28, 2024: New Business Legitimacy Requirements

Starting October 28, 2024, employers using the TFWP will face new standards to prove the legitimacy of their business operations. Previously, businesses could submit attestations from accountants or lawyers to demonstrate their legitimacy. However, under the new rules, such attestations will no longer be accepted.

Instead, the government will rely on information-sharing agreements with provincial and territorial authorities, as well as existing employer registries, to verify whether a business is legitimate. This change is part of an effort to reduce misuse of the TFWP, prevent fraud, and ensure that only genuine employers with valid job offers are able to access foreign labour through the program.

For employers, this means increased scrutiny and a higher burden of proof to demonstrate compliance with the program requirements.

Effective November 8, 2024: Higher Wage Thresholds for the High-Wage Stream

As of November 8, 2024, employers seeking to hire foreign workers through the TFWP’s high-wage stream will need to offer significantly higher wages. The new wage requirement will mandate that employers pay foreign workers at least 20% higher than the current median wage in the relevant province or territory.

This change represents an hourly wage increase of between $5 and $8 per hour, depending on the region, and is aimed at ensuring that foreign workers in high-wage jobs are compensated more competitively to prioritize the hiring of domestic workers. Jobs that fall below this wage threshold will be reclassified under the low-wage stream, which comes with increased employer responsibilities related to housing, transportation, and the recruitment of workers already in Canada.

Employers relying on foreign talent should prepare for these new requirements to remain eligible under the TFWP and continue accessing the foreign labour necessary to meet their business needs.

When Minutes Matter: The 3 Gill Homes Inc. v. Kassar Homes Decision and ‘Time is of the Essence’

Written by: Dina Nikseresht

Clauses in Real Estate

The case of 3 Gill Homes Inc. v. 5009796 Ontario Inc. (Kassar Homes)¹ dealt with a dispute over a real estate transaction that was terminated due to a late payment by the purchaser. The core of the disagreement arose when the purchaser, 3 Gill Homes Inc., failed to deliver the payment by the agreed-upon deadline, missing it by a mere 35 minutes. Despite the seemingly minor delay, the seller, 5009796 Ontario Inc. (operating as Kassar Homes), opted to enforce the “time is of the essence” clause contained within their contract, subsequently terminating the agreement.

The real estate contract specified a closing date, which was agreed upon by both parties, and included a clear stipulation that the purchase price must be paid no later than 3 PM on the closing date. Leading up to the closing date, the seller’s lawyer issued multiple reminders to the purchaser’s lawyer about the importance of meeting this deadline to receive funds. Despite these warnings and a denied request for an extension, the purchaser failed to comply, leading to the contract’s termination by the seller.

The Ontario Court of Appeal, in reviewing the case, supported the seller’s decision to terminate the agreement, emphasizing the contractual provision that deemed time a crucial element of the agreement. The court’s decision was informed by the clear language of the contract and the actions taken by both parties leading up to the failed transaction. This decision illustrates the court’s strict interpretation of “time is of the essence” clauses in real estate contracts, affirming that such clauses enforce the need for strict compliance with agreed-upon timelines.

In their decision, the Court of Appeal highlighted the contract’s clarity regarding the time stipulation and the absence of any valid reason for the purchaser’s failure to meet the deadline. The court rejected arguments that the seller’s decision was harsh, instead focusing on the contract’s terms and the principle that parties must be held to their agreements, especially in transactions where both parties are sophisticated and aware of the implications of their contractual commitments.

This case serves as a pivotal example of the legal enforceability of time clauses in real estate transactions, reinforcing the message that deadlines in such contracts are to be taken seriously and adhered to, without exception.

¹ 3 Gill Homes Inc. v. 5009796 Ontario Inc. (Kassar Homes), 2024 ONCA 6

Reasonable Expectation of Privacy: Trump Card for Financial Disclosure

Written by: Naa Lansana

Case CommentMoran v Moran, 2023 ONSC 6832

Disclosure is a fundamental requirement underpinning determination of family law matters. Where disclosure is incomplete or missing, it makes the resolution of oft difficult matters gravely challenging. As articulated by the court in Cunha v. Cunha1.

Non-disclosure of assets is the cancer of matrimonial property litigation. It discourages settlement or promotes settlements which are inadequate. It increases the time and expense of litigation. The prolonged stress of unnecessary battle may lead weary and drained women simply to give up and walk away with only a share of the assets they know about, taking with them the bitter aftertaste of a reasonably-based suspicion that justice was not done2.

However, one litigant learned that it matters how that disclosure is obtained. In Moran v Moran3, the Applicant decided to take matters into her hands with serious negative consequences for her. This case serves as a reminder, that while the need for financial disclosure in family law is crucial, it does not trump the requirement to adhere to confidentiality and privilege considerations.

In this case, the Applicant wife and Respondent husband (the “Parties”) were married for 25 years and separated in 2020. The Parties’ matter was before the court with both seeking various relief. Among that being sought by the Applicant was that the Respondent respond to outstanding disclosure.

The Applicant, however, made the decision to advance the matter by resorting to unauthorized securing of the disclosure without the Respondent’s consent. Despite being separated and living apart, the Applicant entered the matrimonial home, where the Respondent had de facto exclusive possession (as the Applicant had moved out), and surreptitiously made copies of the Respondent’s private computer files, documents, email and text correspondence.

The Respondent subsequently went on a motion to compel the Applicant to produce all computers she utilized in downloading the Respondent’s information. This was so that a third-party forensic investigator could undertake a comprehensive audit of all materials obtained by the Applicant, inclusive of those she viewed, erased, removed and/or passed on to her legal team.

The court ruled that the forensic audit is necessary to determine precisely the materials that were accessed by the Applicant. There was no dispute as to whether she had indeed surreptitiously obtained the materials at hand, as by her own admission during questioning, the Applicant had obtained the materials from the Respondent’s computer two years after the Parties separated. The Respondent’s expectation was that his confidential information kept on his computer in the home he had been residing in since March 2021 would be out of bounds. However, a number of those confidential materials found their way to his Questioning, put to him by the Applicant’s counsel. As well, the Applicant attached a selection with her materials filed with the court. Despite the Applicant indicating that she did not read any materials that would be classified as being solicitor-client privileged, her answers during Questioning belied that assertion.

Ultimately, Justice Kraft ordered, among other relief, that the Applicant hand over her devices used in extracting the Respondent’s electronic materials to a third-party expert for a forensic audit, that she provide the identity and contact information for any third-party who was in receipt of the surreptitiously obtained information, and that she pay the upfront cost of the audit subject to reapportionment during trial.

The Applicant’s rationale for surreptitiously accessing the Respondent’s information was that the latter had evaded his financial disclosure obligations. The Applicant is quoted as stating, “[b]ut for me accessing this information, I would have had no other way of proving it.”4

The Applicant took an ill-advised risk in an attempt to tackle the lack of financial disclosure in her family law matter. Whether or not she was correct in her assessment that her method was the only viable way to obtain the disclosure, she discovered, by the court’s ruling, that more important than the provision of financial disclosure, is how that disclosure is obtained and brought to the attention of the court in the first place.


1 1994 CarswellBC 509.
2 Ibid at para 9.
3 2023 ONSC 6832.
4 Ibid at para 10 (f).

Canada Implements Reforms to Manage International Student Program

Written by: Sara Bahadori 

Immigration, Refugees and Citizenship Canada (IRCC) has implemented new reform mechanisms for the International Student Program. These adjustments aim to address the unsustainable growth of the International Student Program while ensuring a positive experience for students and supporting Canada’s sustainable population growth and system integrity.

1. Cap and Provincial Attestation Letter

Effective January 22, 2024, most new post-secondary international students will be required to provide a Provincial Attestation Letter (PAL) from a province or territory with their study permit application. This PAL serves as evidence that the student is accounted for under a provincial or territorial allocation within the national cap. Applications received without a PAL will be returned, unless exempt.

Exemptions to this requirement include:

  • primary and secondary school students;
  • master’s or doctoral degree students;
  • visiting or exchange students;
  • in-Canada study permit and work permit holders (includes study permit holders applying for an extension);
  • in-Canada family members of study permit or work permit holders; and
  • students whose application was received by IRCC before 8:30 a.m. ET on January 22, 2024.

Provinces and territories are required to have a plan in place for issuing PALs by March 31, 2024.

2. Post-Graduation Work Permit (PGWP) Update for Master’s Degree Graduates

Starting February 15, 2024, graduates of master’s degree programs that are less than two years in length will be eligible for a three-year PGWP, provided they meet all other eligibility criteria. In addition, individuals graduating from programs that are at least two years in length at PGWP-eligible designated learning institutions will also be eligible for a 3-year PGWP.

The length of PGWP for other programs, will continue to align with the length of the study program, up to a maximum of 3 years

3. PGWP Eligibility for Public-Private Partnership College Programs

To address concerns about the quality of education and student support in public-private partnership college programs, restrictions on PGWPs for these institutions have been implemented. While current international students enrolled in these programs remain eligible for a PGWP, new students enrolling in such programs will not be eligible for a post-graduation work permit.

4. Changes to Open Work Permit Eligibility for Spouses

Updates to the eligibility criteria for open work permits for the spouses and common-law partners of international students are forthcoming. Under these changes, eligibility will be limited to spouses and partners of students in graduate and professional degree programs only. Spouses of students in undergraduate and college programs will no longer be eligible for an open work permit unless they already hold one under this stream.

Breach of Contract and Remedies

What is a breach of contract?

A breach of a contract occurs when one or more of the agreed upon terms and/or conditions of a binding contract or agreement is broken or unfulfilled by one or more of the contracting parties. Anything from a late payment to a more significant infraction, such as failure or omission to perform a specific action or duty, may constitute a breach.

 

Conditions vs. Warranties:

A contract will typically list the specific provisions that are needed to be completed in order to abide by an agreed upon contract. The terms contained within an agreement or contract can be separated into two categories: conditions and warranties. Depending on whether the breach is deemed to be a violation or breach of a condition or of a warranty, there will be different remedies available to the non-breaching party:

Conditions are the terms of the contract which outline the required actions or steps that the contracting parties must do to fulfill their end of the contract. They are the fundamental provisions that form the basis of the binding contract. There are express and implied conditions typically present in a contract, which may have legally enforceable time limits stipulated. Upon the breach of a condition, the non-breaching party can claim damages as a result of the breach, and can choose whether or not to terminate the contract entirely.

Example: For instance, a seller’s condition for selling their automobile may be that the ownership transfer date must take place on November 30. In this case, if the condition is breached in the sense that the buyer has entered a contract to purchase the automobile and transfer the ownership to their name on November 30, but then is unable or unwilling to take legal ownership of the automobile on November 30, then the seller may consider the buyer to have breached a material condition and has the option to back out from completing the deal. On the other hand, the seller may still want to complete the deal, and can still do so while also making a claim to recover damages from the buyer after the fact.

 

Warranties act as guarantees that can be written into contacts to ensure the quality, condition, quantity or nature of the goods or services included in the contract so that parties and consumers are protected by way of a genuine assurance and indemnity with regards to an assertion of quality within the transaction. Similarly to conditions, there are express and implied warranties present in contracts, both of which are legally binding and considered to be a further set of rules in addition to the conditions of the contract. Warranties may or may not be provided for with a time limit on the quality of the goods or services contained within the contract. A warranty typically will provide for a specific remedy such as repair or replacement in the event the goods or services fails to meet the warranty provided. A breach of warranty is often not enough to terminate a contract entirely. Upon the breach of a warranty, the non-breaching party is permitted to rely on the warranty and can take legal action to seek legal remedy, such as claiming a refund or damages as a result of the breach. Contrary to a breach of condition, the non-breaching party will nevertheless be required to uphold their end of the contract, even if the other party to the contract has breached a warranty.

Example: In the case of the sale of a used car, a seller’s guarantee or warranty to a buyer may be that the vehicle will be in good and working mechanical condition for at least 1 year after the purchase date. Should the vehicle’s gearbox break down soon after the buyer has driven away from the car lot or within the 1 year stipulated in the warranty and no repair or replacement has been provided, the buyer may be entitled to seek damages from the seller for breach of warranty. However, the buyer cannot go back on the deal and return the car to the seller demanding to refund the consideration that was exchanged as per the contract.

One of the trickiest part of interpreting contracts can be determining whether a breach was significant enough to materially deprive the innocent contracting party of what they would have otherwise had if there was no breach, especially when the conditions and warranties contained in a contract are difficult to differentiate. The circumstances and the way the contract is interpreted will often determine whether a violation of a warranty or condition constitutes a breach of contract.

 

Remedies:

Damages: A monetary judgment for damages is the default remedy for an innocent or non-breaching party when there is a breach of the contract. Damages are typically awarded on the basis of compensation in a reasonable amount that aims to consolidate the non-breaching party’s interests in terms of their expectations, reliance and overall benefit relied on in the contract. In this way, it aims to place non-breaching parties in the same position as they would be if the contract had been performed. These compensatory damages are assessed using a complicated and fact-based approach and might include lost earnings, interest, and/or additional costs needed to complete the contract. Damages can be awarded for loss of enjoyment, peace of mind, and mental anguish if they stem from the breach, in addition to strictly compensating the plaintiff for the defendant’s breach of the contract. Depending on the breaching party’s conduct and behaviour throughout the duration of the contract, punitive damages may also be granted to the non-breaching party.

Additional remedies include injunctions or specific performance, which refers to a court order which could either require the breaching party to uphold its contractual duties by action or omission, or to prohibit a breaching party from continuing to breach the contract.

Specific performance:  A non-breaching party may ask the court for an order for performance under the contract instead of, or in addition to, being awarded damages. This remedy is offered where the non-breaching party in a claim would not be sufficiently compensated by awarding damages alone. For example, if the seller of a particular piece of land fails to complete the deal with the buyer and the buyer’s development project cannot be replaced or compensated for, the court may require the seller to uphold the contract and transfer ownership of the land to the buyer.

Injunction: A non-breaching party may ask the court for an order for an injunction, as opposed to specific performance, in order to prevent the breaching party from committing or omitting to commit an act which would cause violation and breach of contract. For example, when a non-compete clause is included in an employment contract and it has been breached by an employee, an injunction might be the most appropriate remedy as it does not require proof of damages, but instead askes the court to uphold the non-complete clause and forces the employee to leave the new employer.

 

  1. Stephen Ben-Ishai & David R. Percy, Contracts: Cases and Commentaries, 10th ed. (Toronto: Carswell, 2018).
  2. UpCounsel, What is Warranty and Condition in Contract law? online : UpCounsel <https://www.upcounsel.com/warranty-and-condition-in-contract-law>

 

NOTE: This article has been written for general information purposes only and does NOT constitute legal advice. For further questions and/or legal advice please consult a qualified lawyer.

Entry Programs: Express Entry, Federal Skilled-Trades, Provincial Nominee Program, Family Sponsorship

Express Entry…

is a way for skilled workers to immigrate and become permanent residents of Canada. The Express Entry system manages three types of immigration programs within it. The first is the Canadian Experience Class (CEC) which is for skilled workers who have three years of experience in the Canadian workforce prior to applying. The second program is the Federal Skilled Worker Program (FSWP) which is a way for skilled workers with foreign experience to immigrate and become permanent residents of Canada. The third is the Federal Skilled Trades Program (FSTP) which is for skilled workers who have experience and are qualified in a skilled trade to become permanent residents of Canada.

In the Express Entry system, an electronic system is used to manage the applications of skilled worker applicants. Eligible applicants are accepted into the Express Entry pool and are subject to ranking according to the federal government’s Comprehensive Ranking System (CRS), which is a points-based system used to assess and rank applicants based on an applicant’s age, education, work experience, language skills, and many other factors. Based on an applicant’s CRS score, the specific Express Entry program, and the country’s current economic goals, the IRCC will select and invite the highest-scoring applicants with an Invitation to Apply (ITA) for permanent residence.

To be eligible for Express Entry, an applicant must meet the requirements of at least one Express Entry program, and they must complete language testing for writing, reading, listening, and speaking Canadian languages.

If an applicant receives an ITA for permanent residence from IRCC, the applicant must submit a completed Application for Permanent Residence to IRCC within the specified deadline. The application will need to include the applicant’s medical exam and police certificate. The applicant will also be required to submit biometrics once IRCC requests it. The IRCC will then review and make a final decision on the Application for Permanent Residence, and if approved, the applicant will receive Confirmation of Permanent Residence (COPR).

 

The Provincial Nominee Program (PNP)…

is a program for foreign nationals who have the skills, education, and background that can contribute to the working economy of a specific province or territory in Canada (save for Quebec), and who want to live in that specific territory or province and become permanent residents of Canada. Provinces and territories each have their own requirements and different immigration programs under PNP that can target specific types of foreign nationals such as students, skilled or semi-skilled workers, and business people, depending on the needs and goals of the province or territory. Applicants to the PNP may or may not need to apply using the aforementioned Express Entry process, depending on their eligibility for Express Entry and the program. If the applicant applies to a PNP that is processed through the non-Express Entry process, the processing time will be longer than through Express Entry. For all PNP applications, the applicant will need to pass a medical exam and will need to obtain a police check certificate for processing prior to the IRCC considering the issuance of an ITA for permanent residence. The applicant must then submit a completed Application for Permanent Residence to IRCC within the specified deadline.

 

Family Sponsorship Programs…

are characterized by a Canadian citizen, permanent resident or person registered in Canada as an Indian under the Canadian Indian Act, sponsoring certain eligible family members to work, live, or study in Canada as permanent residents. The IRCC has two main streams of Family Sponsorship which include the parent and grandparent sponsorship program and the spousal, partner, child or other relative stream. The requirements and process differ depending on the relative which is to be sponsored (the principal applicant); however, the intended sponsorer must always apply to become a sponsor and the intended sponsee(s) must apply to become permanent resident(s) at the same time. To be eligible to sponsor, the sponsor must be at least 18 years old of age, must prove that they are not receiving social assistance from the government (for reasons other than a disability), and must demonstrate that they can provide for the basic needs of any relative(s) they wish to sponsor. There may be an income requirement and a financial undertaking forming a binding sponsorship agreement. There are also various restrictions on who can sponsor a relative to immigrate to Canada. This is one of the reasons it is always a good idea to speak with and seek legal advice from a professional familiar with current and evolving immigration laws and policies.

 

  1. Government of Canada, Eligibility to apply for the Federal Skilled Trades Program (Express Entry) (August 25, 2023), online: Immigration and Citizenship <https://www.canada.ca/en/immigration-refugees-citizenship/services/immigrate-canada/express-entry/eligibility/skilled-trades.html>
  2. Government of Canada, How Express Entry Works (August 23, 2022) online: Immigration and Citizenship <https://www.canada.ca/en/immigration-refugees-citizenship/services/immigrate-canada/express-entry/works.html>
  3. Government of Canada, How the Provincial Nominee Program (PNP) works (August 22, 2023) online: Immigration and Citizenship <https://www.canada.ca/en/immigration-refugees-citizenship/services/immigrate-canada/provincial-nominees/works.html>
  4. Government of Canada, Sponsor your family members (September 22, 2023), online: Immigration and Citizenship <https://www.canada.ca/en/immigration-refugees-citizenship/services/immigrate-canada/family-sponsorship.html>

 

NOTE: This article has been written for general information purposes only and does NOT constitute legal advice. For further questions and/or legal advice please consult a qualified lawyer.

Tenants and Rental Property

How does a landlord properly vacate existing tenants? Under what circumstances? What about
when the landlord is selling the property and the new owners want vacant possession?

Under the Residential Tenancies Act, a landlord is allowed to terminate a tenancy “for cause”.
For cause reasons refer to actions taken by the tenant that give landlords the right to end their
agreement. Common examples of this are when the tenant fails to pay rent in full, causes damage
to the property, or engages in illegal activity in the rental property.

A landlord may also vacate existing tenants if an agreement is reached between the parties to
terminate the tenancy before the lease is finished. It is best to get this agreement in writing, and
Form N11 from the Landlord and Tenant Board can be used for this purpose. The tenancy end
date should be specified on the form, and the tenant will have to vacate the rental unit by that
date.

Another way a landlord may vacate existing tenants is through “no-fault” reasons. No-fault
reasons generally refer to the landlord’s use of their property. These include when:

  1. The landlord wants to carry out major renovations or repairs;
  2. The landlord wants their rental unit back for their own use or for the use of their
    immediate family. Immediate family includes children, spouse, or parents;
  3. The landlord is selling the property and the new owners want vacant possession.

If a landlord is selling the property and new owners wish for vacant possession, it must be
because they wish to use the property for themselves or immediate family. The landlord must
provide the current tenants with 60 days’ notice. The landlord must fill out the appropriate form
from the Landlord and Tenant Board. In the case that the property is being sold, the appropriate
notice would be Form N12, “Notice to End your Tenancy Because the Landlord, Purchaser or a
Family Member Requires the Rental Unit”. If a tenant is served with an N12 notice, they must be
paid one month’s rent in compensation or offered another unit if possible. This requirement must
be completed by the termination date on the notice. Additionally, once a tenant is given the N12
notice, they can choose to terminate their tenancy at an earlier date by giving 10 days written
notice in response. This is the N9 form “Tenants Notice to End the Tenancy”

If a landlord decides to end a tenancy agreement for any of the reasons listed above, they must
give the tenant a notice of termination. After serving the notice, the landlord should apply to the
Board for an eviction order within 30 days of the termination date on the N12 notice given to the
tenant. It should also include a Certificate of Service, which proves that you gave the N12 notice
to your tenant, as well as a declaration from the person who will be making personal use of the
unit. The declaration must show that the person requires the rental unit in good faith.
If a former tenant believes that the notice was given in bad faith, they can file with the Board and
can claim general compensation worth up to 12 months’ rent if conditions for bad faith are
proven.

Sources:
https://tribunalsontario.ca/ltb/
https://www.ontario.ca/laws/statute/06r17#BK83

 

NOTE: This article has been written for general information purposes only and does NOT constitute legal advice. For further questions and/or legal advice please consult a qualified lawyer.

CERTIFICATE OF PENDING LITIGATION IN FAMILY LAW DISPUTES

By Munera Lawyers

Family law disputes are complex and multidimensional. They centre around resolving various issues that include parenting obligations, support obligations, and property allocation. In the majority of family law disputes, the heart of the matter involves the principal residence of the parties. For married couples, this is the matrimonial home, which has special protection under the law, as both spouses have an equal right to possession of the matrimonial home regardless of which spouse is on title to the Home. In Ontario, section 18 of the Family Law Act (“Family Law Act” or “FLA”) defines the “matrimonial home” as “every property in which a person has an interest and that is, or, if the spouses have separated, was at the time of separation ordinarily occupied by the person and [their] spouse as their family residence”.[1] One the other hand, common law couples who share a family home do not have the same right to the ‘family’ property if they are no on title to the Home, and might need to explore other ways to protect their interest in the property. This is because couples who are not married are not subject to the Family Law Act regime of equalizing net family properties nor establishing the family residence as a matrimonial home per se as per FLA’s section 18.

A Certificate of Pending Litigation (the “CPL”) is one of the mechanisms that can be used in order to safeguard the family home during the settlement of a dispute. The CPL is mandated by Form 42A of the Rules of Civil Procedure, and is issued by local Registrar of the Ontario Superior Court of Justice. A judge has to grant leave to do so, and once the CPL has been obtained, it is then registered on title. Once the CPL is registered against title, other parties that are interested in this property will know that this particular property is subject to a court dispute.

In the case of divorce proceedings in Court, the CPL might be used as an added precaution when only one of the disputing parties is on title and there is a risk that they will attempt to sell the property before the divorce proceedings are concluded. The CPL can also be used when dealing with a family home of common law partners. Even though it is not a matrimonial home for common law partner, it might still be subject to a separation dispute, particularly if one of the parties is attempting to establish a constructive trust. This is because an interest in land does not have to belong to the applicant. It is sufficient that a spouse is alleged to have a beneficial interest in the property for a certificate of pending litigation to issue.

However, a word of caution when it comes to bringing a claim for a CPL. Judges are unlikely to grant a CPL if there are alternate options for dealing with an interest in a property.[2] Moreover, if a party brings a claim for a CPL without a “reasonable legal claim” they would be liable for damages, and would have to provide an “undertaking to damages”, so that should there be damages caused to the Respondent unfairly, the Applicant will be responsible to pay for those.

Do you have more questions? Contact MUNERA at info@munera.ca and talk to a family lawyer about who gets to stay in the matrimonial home during divorce proceedings.

 

[1] Family Law Act, RSO 1990, c F3, at s. 18.

[2] Bains v. Khatri, 2019 ONSC 1401.

 

NOTE: This article has been written for general information purposes only and does NOT constitute legal advice. For further questions and/or legal advice please consult a qualified lawyer.

 

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