Shannon Down
Executive Director & Lawyer at Waterloo Region Community Legal Services
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Shannon Down is the Executive Director and a lawyer at Waterloo Region Community Legal Services. Shannon has represented clients before various administrative tribunals as well before the Superior Court of Justice. Shannon was co-counsel on The Regional Municipality of Waterloo v. Persons Unknown and to be Ascertained, 2023 ONSC 670, where WRCLS lawyers successfully argued that a proposed encampment eviction violated the S.7 Charter rights of the encampment residents.
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Presentation
Shannon Down asserts that the growing trend of renovictions in Ontario is largely due to a loophole in the province’s rent control laws. Specifically, these laws only apply during a tenant’s existing lease; once the lease is terminated, landlords are free to set new, higher rates. This creates a strong financial incentive for landlords to evict current tenants under the guise of renovations, just so they can raise the rent for new tenants. Legal clinics have observed a surge in renoviction cases, though precise statistics are lacking.
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In addition to exploiting legal loopholes, landlords often employ intimidation and coercion tactics. Down suggests that landlords take advantage of maintenance neglect to justify sudden, extensive renovations that require vacant possession, thus leading to renovictions. The law does provide some protections—such as the need for a building permit and compensations—but these are usually insufficient and slow to enforce, leaving tenants vulnerable.
Down also discusses how these issues disproportionately affect older housing units, which are generally more affordable. Vulnerable populations, including low-income families, people with disabilities, and seniors, are most at risk. Though tenants technically have the right to return to their units post-renovation, this right relies on the landlord’s good faith, which is often lacking. Down concludes by highlighting the important role of tenant organizations and community advocates in filling the gap left by inadequate laws.
Down also discusses how these issues disproportionately affect older housing units, which are generally more affordable. Vulnerable populations, including low-income families, people with disabilities, and seniors, are most at risk. Though tenants technically have the right to return to their units post-renovation, this right relies on the landlord’s good faith, which is often lacking. Down concludes by highlighting the important role of tenant organizations and community advocates in filling the gap left by inadequate laws.
Tenant Tip Sheets from Waterloo Region Community Legal Services
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About Waterloo region Community LEgal Services - Housing LAw Services
How to Contact Waterloo Region Community LEgal Services
Address: 450 Frederick St. #101, Kitchener ON N2H 2P5 Phone: 519-743-0254 Online Contact Form found at: www.wrcls.ca |
