City of Ottawa staff starting work on ‘renovictions’ bylaw

Ottawa City Hall (CTV News Ottawa)

Staff at the City of Ottawa are starting work on a “renovictions” bylaw after hearing no new updates from the provincial government.

In January, Ottawa City Council approved a motion by Somerset Ward Coun. Ariel Troster to direct staff to develop a bylaw that would crack down on landlords who unlawfully evict their tenants to renovate, demolish or convert the unit for another use, commonly known as a “renoviction.”

Staff had previously recommended delaying a study into the issue, citing a desire to wait for the status of provincial anti-renoviction laws and to see how other municipalities fare. The Ontario Helping Homebuyers, Protecting Tenants Act 2023 makes amendments to the Residential Tenancies Act. The bill has received Royal Assent, but no date has been given on when it might be implemented.

In a memo to city councillors and the mayor Monday, general manager of Emergency and Protective Services Ryan Perrault said that since no new information has been received regarding the provincial amendments, staff have begun the formal review process to develop a renoviction bylaw.

“Staff are proceeding with the work on the renovictions bylaw as directed by Council. This work includes the development of a work plan and engagement strategy,” he wrote.

Perrault said consultations are anticipated to occur the fall and early winter of 2025, with a final report to Council in the spring of 2026.

Staff suggested Ottawa would need to hire 12 to 15 new employees and it would cost $1.8 million to $2.2 million to implement a renovictions bylaw.

While awaiting word from the province, Perrault said staff have been monitoring developments in other municipalities. Hamilton and London have renoviction bylaws, but Perrault said neither had issued licences or laid charges under their respective bylaws as of mid-April. A renoviction bylaw in Toronto is set to come into force next month.

“There are currently no known legal challenges to the by-laws in Hamilton or London. City of Ottawa staff continue to engage with other municipalities to share best practices and insights gained from their respective by-law development and implementation processes,” Perrault wrote.

City statistics show an increase in eviction notices handed out to tenants between 2010 and 2023, including a 29 per cent increase in N12 applications and a 107 per cent increase in N13 applications. An N13 form is a notice to end your tenancy because the landlord wants to demolish the rental unit, repair it or convert it to another use, while N12 is a notice to end your tenancy because the landlord, purchaser or a family member requires the rental unit.

There were 505 N12 notices or applications in Ottawa in 2023, and 104 N13 notices.

With files from CTV News Ottawa’s Josh Pringle and William Eltherington