Residential Tenancies Act, 2018 Jean Bishop Director of Residential - - PowerPoint PPT Presentation

Residential Tenancies Act, 2018

Jean Bishop – Director of Residential Tenancies September, 2018

Our Mission

• To pr

protect resident ntial tena nant nts and nd landl ndlords by pr y providing ng:

– inf nforma mation on

• n the

heir r rights and nd obl

• bligations und

under th the e Resi esidential Ten enancies Act; t; an and – effec ecti tive e and efficien ent t dispute r te reso solution serv services th s thro rough m med ediat ation an and ad adjudication.

Organizational Structure

Director Mount Pearl 3 RTO 2 RTA Gander 1 RTO Corner Brook 1 RTO 1 RTA

Demand for Service

2017 East Central West Total Telephone Calls 19,944 2,088 5,724 27,756 Applications 907 63 130 1,100 Orders 50% Mediations 13% Dismiss/Withdraw 37%

Rental Agreement

Section 2

• Wri

ritt tten

• Ora

ral

• Implied

ied

• A Tenant is

s gra ranted th the ri right t to to poss ssess or r

• ccu
• ccupy resid

iden ential ial premis ises es on t n the he condi ndition n tha hat rent nt is pa paid d to a Landl ndlord

RTA Does not Apply

Section 3

• Hospit

itals ls

• Touri

rist st estab ablish shmen ents ts

• Va

Vacation home home

• Pri

Prisons

• Tempora

rary ry shelters ters

• Nur

ursing home homes

• Universi

ersity ty a and college e residen ences es

• Co

Co-ops ps

• Boa

Boarding g Hous Houses

• Liv

Living accomm

• mmod
• dation
• ns

provid ided b by religio igious us, chari aritab table e or n non-pro rofit t

• rganiz

nizatio ions ns

• Commerc

rcial al properti erties es

• Rent

nt t to

• ow
• wn

n agreem eemen ents ts

Rental Agreement

Section 7

• Landl

ndlord d is requi uired d to pr provide de the he tena nant nt:

– Cop Copy y of Resid ident ntia ial T l Tenanc ncie ies A Act a and Reg egulations ( (ten tenant m may ay be e ask asked ed to to si sign recei eipt) t) – Cop Copy of y of any ny w written rental a agreeme ment w within 10 10 day ays s af afte ter i it i t is s si signed. – Written not notice of

• f prov
• visions i

in n any ny or

• ral or
• r

Im Implied ren rental ag agre reement with thin 10 day ays s of agreem eemen ent e t entered red i into.

Rental Agreement

Section 7

• Landl

ndlord d is requi uired d to pr provide de the he tena nant nt:

– Land ndlord’s na name me, t telephone numb number and nd address ss where re documen ents m ts may be r recei eived ed, , del elivered o

• r

r serv served by th the ten e tenant – Age Agent nt’s na name me, t telephone numbe number and nd address where re documen ents ts may be r recei eived ed, , delive vered red o

• r

serv served by th the ten e tenant

Rental Agreement

Section 7

• Ten

Tenant may ay wit ithhold ren ent is is lan landlord fail fails to pr provide de to t the he t tena nant nt:

– Copy of the e executed ted w written tten rental tal agreem eemen ent; t;

• r
• r

– Wri Written noti tice of an an o

• ral

ral or i r implied ag agree reement en ente tered into to.

Types of Rental Agreements

Section 8

• Perio

iodic ic

– Week Week to to Week Week; – Mont

• nth t

to

• Mont
• nth
• Fix

ixed ed Ter Term

– 6 t 6 to

• 12 mont

12 months

Statutory Conditions

Section 10

• Landl

ndlord

– mai aintain th the ren e rental prem remises i in a a good stat state of rep repai air an and comply with th an any law aws resp respecting he health, safety or

• r hous

housing. g.

• Tena

nant nt

– keep eep th the e prem remises clean an and rep repair an any damages es caused sed b by him/h /her er or anyone t they ey perm ermit on th the p e prem remises.

Statutory Conditions

Section 10

• Su

Subletting or r Assi ssigning

– Ten enant is s perm ermitted to to su sublet or r assi assign th the e premises w es with the l landlord rd’s s written tten consen sent t – Lan andlord c can annot ref refuse a a su sublet or r an an assi assignment with thout a a rea reason an and can an o

• nly

charg arge f e for expenses ses i incurre rred in relati ation t to the consen sent t t to sublet o et or assignmen ent. t.

Statutory Conditions

Section 10

• Mi

Mitigation n on n Abando donment nt

– Land ndlord is requ quired to

• mi

mini nimi mize ze los

• sses tha

hat ma may be y be inc ncurred by a by a tena nant aba bandoning the he ren rental unit b by seek seeking to to re re-ren rent t the e propert rty as quic ickly ly as possib ible le.

Statutory Conditions

Section 10

• Entry

try of Pre Premises

– Land ndlord is prohi

• hibited f

from

• m ent

ntering the he prem remise ses w with thout th the e consent of th the e ten tenant unless: ess:

• Cas

ase of e of em emer ergen ency

• 24 hour

r writt tten en noti tice, e, r reasonabl able t e time o e of entry ry ti time; or

• r
• 4 hou
• ur not
• tice, reas

reasonable ti e time w where ere n not

• tice of
• f

ter termination has as bee been g given

Statutory Conditions

Section 10

• Ent

ntry y Do Doors

– Unless ss a landlord and tenan ant a t agree o ee otherw erwise, se, th the e lan andlord o

• r

r ten tenant sh shal all n not t chan ange th the e loc

• cks

ks on

• n a rent

ntal uni unit.

Statutory Conditions

Section 10

• Peac

acefu eful l Enjoymen ent & Reas easonab able le Privac acy

– Tenan ant t shall n not i t interf erfere re with the reaso sonab able e privac acy o

• r r

rights ts of the l landlord or other er ten tenan ants; ts; – Lan andlord sh shal all n not t inte terfere with th th the e ten tenant’s s reas reasonable pri rivacy or r peac eaceful en enjoyment of th the prem remise ses

Statutory Conditions

Section 10

• Discon

connect ction

• n of Servi

vice ces

– The e lan andlord an and ten tenant sh shal all n not, t, with thout th the e consen sent o t of the e other, er, c cause se the heat, t, w water er or el electrical p power er to to b be e disc sconnected to to th the e rent ntal uni unit.

Security Deposit

Section 14

• Wee

Week to wee eek

– 2 week eeks ren rent

• Mo

Mont nth h to Mo Mont nth

– ¾ ¾ mont month rent

• Fix

ixed ed Ter Term

– ¾ ¾ mont month rent

Security Deposit

Section 14

• Mo

Mone ney pa paid b d by a y a tena nant nt a and he nd held d by y the he lan landlord as as sec ecurity ag agai ainst the e liab liabili lity of f the he t tena nant nt

• No

Not t re rent

• Not an

an as asset of f the e lan landlord

• Not a ho

holdi ding ng de depo posit

Security Deposit

Section 14

• La

Landlord must st pro rovide a re receipt t if se security ty dep eposit it is is paid aid

• Landl

ndlord d mus ust ho hold d in n sepa parate trus ust account unt if 3 3 or more rent nted pr premises

• Landl

ndlord d mus ust retur urn n security y de depo posit withi hin n 10 day ays aft after ter ermination of f ten enan ancy

– No agreem eemen ent r t reac ached regard arding d dispositi tion; o ; or – Clai aim f filed ed to to ap apply th the sec security dep eposi sit

Security Deposit

Section 14

• Ten

Tenant file files claim laim fo for ret eturn of f sec ecurity de depo posit

– Lan andlord has as 10 day ays to s to file c e clai aim to to ap apply th the e sec security dep eposi sit

• If

f Lan andlord does es not file file claim laim in in res esponse

– No h hearing ing – Ord rder er issu ssued for r lan andlord to to ret return sec security dep eposi sit to to ten tenant.

Rent Increase

Section 16

• Wee

Week to w wee eek r ren ental

– Not t less ess th than an 8 week eeks s bef efore ef effec ective date ate

• Mo

Mont nth h to mont nth

– Not t less ess th than an 6 mont 6 months bef efore ef effec ective d date ate

• Fix

ixed ed ter erm

– Not t less ess th than an 6 mont 6 months before e re effecti tive e date ate

Termination – No Cause

Section 18

• Landl

ndlord d Notice to Tenant nt

– Week Week to to week eek

• Not
• t l

les ess th than an 4 week eeks bef before th the en e end of

• f th

the e ren rental perio iod d

– Mont

• nth t

to

• Mont
• nth
• Not
• t les

ess th than an 3 3 mon

• nths bef

before th the en end of

• f th

the e ren rental peri eriod

– Fixed ed T Term erm

• Not
• t les

ess th than an 3 3 mon

• nths bef

before th the en end of

• f th

the e fixed ed ter term

Termination – No Cause

Section 18

• Tenant No

Noti tice to to La Landlord rd

– Week Week to to week eek

• Not
• t les

ess th than an 7 7 day ays bef before th the en end of

• f th

the e ren rental perio iod d

– Mont

• nth t

to

• Mont
• nth
• Not
• t l

les ess th than an 1 mon

• nth bef

before th e the en e end of

• f th

the e ren rental peri eriod

– Fixed ed T Term erm

• Not
• t les

ess th than an 2 2 mon

• nths bef

before th the en end of

• f th

the e fixed ed ter term

Termination – Exceptions

Section 18

• Tenant No

Noti tice to to La Landlord rd

– Not

• t less t

tha han 1 1 mont month t to

• the

he end nd of

• f the

he r rent ntal peri eriod

• Tenant

t ill health th w where i re incom

• me i

e is r reduced ed;

• Tenant r

t requ quired red to

• live w

e with i ill f family m member; ber;

• Ten

enan ant is ad admitted to to a a nurs rsing hom

• me;
• Ten

enan ant d dies es

Termination – Cause

Section 19

• Failu

ailure t to P Pay ay Ren ent

– Noti tice af afte ter 5 day ays s late ate ren rent, – Term ermination not t less ess th than an 1 10 day ays s af afte ter n noti tice

Termination – Cause

Section 20

• Mater

eria ial Breac each

– Noti tice to to rem remedy th the e brea reach with thin a a reas reasonable ti time, e, – Termi mination not not less tha han one

• ne mont

month be befor

• re the

he en end of th the ren e rental p peri eriod

Termination – Cause

Section 21

• Premis

ises U Uninhab abit itab able le

– Not

• tice t

to

• be

be e effective immediat atel ely ma may be y be gi given by ei either th the e lan andlord o

• r

r ten tenant (e. e.g. disconnecti tion of elec ectri trical al power o r or water) er)

Termination – Cause

Section 22

• Tenan

ant Obligat igatio ion Not Met

– Ten enant fai ails to s to keep eep th the ren e rental prem remises c s clea ean

• r

r rep repair an any d dam amag age cau ause sed b by a a willful o

• r

r negli lige gent nt a act; – Not

• tice t

to

• comp
• mply w

within 3 3 days ys – Term ermination not t less ess th than an 5 5 day ays s af afte ter notice

Termination – Cause

Sections 23 & 24

• In

Inte terf rference with th Reas asonab able P le Privacy or r Peac acefu eful l Enjoymen ent

– Tenant nt N Notic ice

• Not
• tice of
• f ter

termination n not

• t l

les ess th than an 5 day ays an and not

• t

more

• re than 1

14 days a after n er noti tice

– Landl dlord d No Notice ce

• Not
• tice of
• f ter

termination n not

• t l

les ess th than an 5 day ays af afte ter notic ice

Termination – Cause Section 25 & 26

• Domes

estic ic Violen lence

– Tenant nt N Notic ice

• Obtai

tain c certi rtificate ate

• Not
• t l

les ess th than an 30 day ays n not

• tice
• Rental

tal a agreem eemen ent i t is term rminat ated ed f for a r all

Termination – Invalid Purpose

Section 29

• Inv

nvalid d Pur urpo pose

– Reta etaliation f for th r the e ten tenant fro rom sec securing th their ri rights u s under er th the R e RTA – Ten enant may ay ap apply to to th the d e dire rector no late ater th than an 1 mont month after r receiving t g the he not notice to

• con
• ntest t

the he not notice

Termination – Abandonment

Section 31

• Tena

nant nt ha has vacated d the he pr premises

• Rental

al agreem eemen ent is not terminat ated ed

• Ren

ent is is overdue

Abandoned Property

Section 32

• Landl

ndlord d canno nnot seize a tena nant nt’s pr prope perty y fo for an any rea eason

• Landl

ndlord d mus ust appl pply y to Reside dential Tenan ancies ies Sectio ion for authoriz izat atio ion to di dispo pose

Abandoned Property

Section 32

• Inv

nvent ntory y pr prope perty left behi hind nd

– Doc Docume ment – Phot hotos

• Ho

Hold d for 30 30 da days ys

• Ca

Can n store in n rent ntal pr premises

• Ma

Make appl pplication n to di dispo pose of pr property

Notice Requirements

Section 34

• Mus

Must be in n writing ng in n form pr prescribed

• Al

All fields mu must be be comp completed

– Nam ame an e and ad addres ress o

• f rec

recipient – Ren ental ad addres ress – Section of

• f the

he Ac Act und under whi hich not notice i is gi given – Signa natur ure o

• f person g

n giving ing n notic ice

Service Requirements

Section 35

• Elec

Electronic

• Giv

iving it it per ersonall lly

• Giv

iving it it to a a per erson 16 year ears of f ag age or

• lder

er

• Posting it

it in in a a conspic icuous plac lace

• Plac

lacing it it in in the m e mail ailbox o

• r u

under er a a door

• Sen

endin ing it it by reg egis istered mail ail, ex express post,

• Courier

ier s servic ice e

Service Requirements

Section 35

• Su

Subst stitu tuted Se Serv rvice

– Demonstrat strate t that t other a er approved ed methods of serv service hav ave bee een tri tried an and fai ailed – Approval l requir uired

Application to Director

Section 42

• One

e year ear fr from t the e ter ermin ination of t f the r e ren ental l agree eemen ent

Order without Hearing

Section 48

• Th

Threat t to t the s e saf afety o

• r s

sec ecurit ity o

• f

f a a lan landlo lord

• r t

tena nant nt

• Pro

Property ty at t si significant ri risk sk

• Retu

turn rn of secur urity ty deposi sit

• Ex

Ex-parte rte

• Hi

High b h bur urden n of pr proof

Appeal of Decision

Section 47

• Rec

econsid ideration elim elimin inated

• Appe

ppeal di direct to Supr upreme Co Cour urt

Offences

Section 51

• Fin

ines es

– Ind ndividual ma maximu mum m of

• f $3,

$3,000 000 – Cor Corporation ma maximu mum of

• f $10,

$10,00 000

• Impr

prisonm nment nt

– Maximu mum of m of 4 4 mont months

Contact Info:

• Telep

lephone

– 1. 1.877. 877.829 29.260 2608

• Em

Email il

– Landlo lordTe Tena nant nt@gov.nl. nl.ca

• Websi

site te

– http://www. www.servi vicenl.gov. v.nl.ca/landl dlord/inde dex.ht ml ml