( Disponible en anglais seulement )
“Time is of the Essence” in real estate transactions
A recent unanimous decision of the Ontario Court of Appeal[1] (“ONCA”) examined the meaning of a “time is of the essence” clause in an agreement of purchase and sale and the right of a non-defaulting party to terminate the agreement […]
Consentement à un contrat de location et devoir de diligence des sociétés
La majorité des baux commerciaux contiennent une disposition exigeant que le locataire obtienne le consentement du locateur pour le « transfert » du bail, ce qui comprend, dans les limites de la définition, un changement de contrôle (direct ou indirect, de fait […]
Interdiction d’achat d’immeubles résidentiels par des non-Canadiens – Quelques problèmes en moins
Des modifications apportées au règlement accompagnant la Loi sur l’interdiction d’achat d’immeubles résidentiels par des non-Canadiens (la « Loi ») viennent corriger certains problèmes en ce qui a trait à l’ajout de logements et à l’aménagement de fonds au Canada par des […]
Traiter les clauses de réaménagement dans les baux commerciaux
L’expression « le changement est la seule constante » est particulièrement d’appoint pour décrire le domaine de la location commerciale moderne. L’un des changements les plus courants dans le domaine des baux commerciaux est l’interprétation des clauses de réaménagement. Les propriétaires souhaitent […]
L’interdiction d’achat d’immeubles résidentiels par des non-Canadiens : trois grandes questions épineusese
Nombreux sont les lecteurs qui savent que le gouvernement canadien interdit, depuis le 1er janvier 2023, l’achat d’immeubles résidentiels au Canada par des non-Canadiens. La Loi sur l’interdiction d’achat d’immeubles résidentiels par des non-Canadiens (la « Loi »)[1] elle-même remonte au 23 juin 2022, […]
( Disponible en anglais seulement )
So long to adverse possession in Alberta
Under recent legislative changes, the doctrine of adverse possession can no longer be relied upon to acquire a right in or title of real property from a registered owner. The Property Rights Statutes Amendment Act, 2022 (the “Act”)[1] received royal […]
( Disponible en anglais seulement )
Community Benefits Charges: Existing Rates and Upcoming Changes in the More Homes Built Faster Act, 2022
Miller Thomson’s article of November 2, 2022 addressed the nature of Community Benefits Charges (“CBCs”) and their relationship with the updated development charges and parkland dedication regimes. This article will discuss the calculation methods adopted by municipalities with CBC by-laws, […]
( Disponible en anglais seulement )
Municipalities impose community benefits charges
Municipalities impose community benefits charges In the summer and fall of 2022, several Ontario municipalities have passed by-laws imposing Community Benefits Charges (“CBCs”) on new developments to pay for development-related capital costs under section 37 of the Planning Act. More […]
Incidence de la Loi 96 sur le secteur du droit immobilier au Québec
Le 1er juin 2022, la Loi sur la langue officielle et commune du Québec, le français (communément appelée la « Loi 96 ») a été adoptée. Nous vous présentons ci-dessous un résumé de l’incidence de cette loi sur le secteur du droit immobilier […]
( Disponible en anglais seulement )
COVID-19: A relief resource for commercial tenants and landlords across Canada
Miller Thomson LLP recognises this is an unprecedented time and we continue to be committed to the well-being and sustainability of our clients. The government and various other institutions have implemented a number of measures aimed at providing economic relief […]
Le gouvernement de la Colombie-Britannique annonce la prolongation du délai afin de déposer le rapport exigé par la loi « Land Owner Transparency Act »
Le 2 novembre 2021, le gouvernement de la Colombie-Britannique («B.C.») annonçait qu’il repoussait au 30 novembre 2022 la date limite afin que les propriétaires préexistants puisse déposer un rapport de transparence auprès du Land Owner Transparency Registry («LOTR».) Le communiqué du ministère des Finances […]
Le projet de loi 96 et ses impacts sur l’inscription des biens immeubles
Le 13 mai 2021, le gouvernement du Québec a déposé le projet de Loi n° 96, Loi sur la langue officielle et commune du Québec, le français (le «projet de loi 96») à l’Assemblée nationale du Québec. Le projet de loi 96 a […]
( Disponible en anglais seulement )
Cross-country COVID-19 check-up
History of Canadian Government COVID-19 Rent Relief On April 24, 2020, the Government of Canada introduced the Canada Emergency Commercial Rent Assistance (CECRA) program. The CECRA program, which was run through the Canada Mortgage and Housing Corporation (CMHC), was set […]
Maisons en vente à la chaîne (de blocs)
Introduction Échangeriez-vous votre maison contre une œuvre d’art? Un critique d’art pourrait envisager cette possibilité. Mais quelle serait votre réaction si votre maison n’était pas échangée contre de l’art, mais contre des bitcoins? Comme une œuvre d’art, la valeur du […]
Avertissement à la clientèle : obligation de transparence de la part des propriétaires fonciers en Colombie-Britannique
Le 30 novembre 2020, la Land Owner Transparency Act (la « loi LOTA ») de la Colombie-Britannique est entrée en vigueur, donnant ainsi naissance à un nouveau système d’enregistrement foncier connu sous le nom de Land Owner Transparency Registry (le « LOTR ») de […]
Droits sur les mutations immobilières : les récents développements
Journal Constructo – 22 février 2018 Quasi immuable depuis son adoption en 1976, la Loi concernant les droits sur les mutations immobilières a connu d’importants changements en 2017; en voici un résumé: La société prête-nom : Le mécanisme de la […]
( Disponible en anglais seulement )
Why REALTORS® should incorporate a Personal Real Estate Corporation (PREC) by December 31, 2020
REALTORS® now have the ability to utilize a PREC. Learn about the benefits, some questions you should ask yourself together with details and pricing for Miller Thomson’s services to REALTORS® in Setting up a Personal Real Estate Corporation. There are […]
( Disponible en anglais seulement )
Deal making in the new normal
As Canada steels itself in the face of a second wave of COVID-19 and the economy continues to navigate the related downturn, the commercial real estate industry, like many others, finds itself faced with significant challenges and uncertainty. Indeed the […]
( Disponible en anglais seulement )
Ontario REALTORS® can now use personal real estate corporations – Miller Thomson assists OREA in crafting regulatory scheme
Introduction On October 1, 2020, Regulation 536/20 under the Trust in Real Estate Services Act, 2020 (the “Regulation”) came into force, providing Ontario brokers and salespersons registered with the Real Estate Commission of Ontario (“Registrants”) the ability to incorporate a […]
( Disponible en anglais seulement )
New community benefits charge framework in effect
The Province of Ontario has now introduced regulations which flesh out how the Community Benefits Charges regime, initially announced in 2019 by Bill 108, the More Homes, More Choice Act (“Bill 108”) and revised by Bill 197, the COVID-19 Economic […]
Les répercussions de la COVID-19 en matière de louage commercial – la « Menace fantôme » ?
Alors qu’on assiste à la reprise graduelle des activités en lien avec les mesures de ralentissement de la COVID-19, les entreprises doivent aussi se réajuster afin d’honorer leurs obligations contractuelles. Toutefois, la pandémie a suscité de nombreux questionnements quant à […]
( Disponible en anglais seulement )
Taking over existing leases: A tenant’s perspective
In many transactions involving the purchase and sale of a business, the seller may not own the property where the business is carried on but may have an existing lease of the property. In a situation where there is a […]
( Disponible en anglais seulement )
Are you interested in decreasing the expense side of the balance sheet?: Ontario assessment appeal deadline extended to May 29, 2020
The Ontario deadline to file assessment appeals under the Assessment Act, R.S.O. 1990, c. A.31. has been extended to May 29, 2020. You might be asking: Why should I care? That question is answered below. We all know that property […]
Servitudes restreignant l’usage commercial au Québec – La porte est close
Alors que nous essayons d’imaginer ce que les centres commerciaux deviendront lorsque la pandémie de la Covid-19 prendra fin (à quelque moment que ce soit), la Cour d’appel du Québec a clairement indiqué que les tentatives de contrôler l’exercice de […]
( Disponible en anglais seulement )
Unavoidable Delay – Tarion Statement of Critical Dates and Addendum Q&A COVID-19
With the rapid spread of COVID-19 across Canada and worldwide, governments and businesses are taking steps to contain the virus and flatten the curve of transmission. As a homebuilder, you might be concerned about meeting your obligations to your purchasers […]
( Disponible en anglais seulement )
COVID-19 and Business Interruption Claims
Coverage under a typical insurance policy for business interruption is initiated by the insured sustaining a loss caused by “direct physical loss or damage to buildings, equipment or stock”. Despite the substantial economic damage that COVID-19 continues to cause, the […]
( Disponible en anglais seulement )
Condo development and COVID-19: bonding, limitation periods and turnover
UPDATE: Late in the day on April 24, 2020, the Government of Ontario passed an Order amending Ontario Regulation 107/20 to permit condominium corporations to hold meetings and cast votes virtually (by telephonic or electronic means), notwithstanding any current requirements […]
( Disponible en anglais seulement )
“Material Change” in Condominium Developments: A Recent Court of Appeal Decision
Back in April, we looked at a Court of Appeal decision addressing disclosure to purchasers of proposed units in condominium developments. It was a cautionary tale for the risk associated with inconsistent or confusing disclosure or omitting to disclose where […]
( Disponible en anglais seulement )
Disclosure to Purchasers in Ontario Condominium Developments: A Recent Court of Appeal Decision and Legislative Amendments Already Addressing the Issue
To enable informed decision-making in the condominium market, the Condominium Act, 1998 (Ontario) (the “Condo Act”) imposes upon “Declarants” (the builders of new condominiums who are responsible for registering the declaration and description that will govern the property) the obligation […]
( Disponible en anglais seulement )
New Real Property Register Requirement
On December 10, 2016 the Forfeited Corporate Property Act, 2015 (“FCPA”) came into force in Ontario. This act makes it easier for the Government of Ontario to use or sell property that has been forfeited to the Ontario Crown upon […]
( Disponible en anglais seulement )
Real Estate Commissions Disputes
Realtors expect to be paid for their work when they deliver to a vendor who is similarly ready to conclude a deal, a purchaser who is willing, ready and able to purchase. In the normal course, the transaction is completed, […]
( Disponible en anglais seulement )
Caught by the “Net Lease” Clause?
It is difficult to find a landlord’s form of commercial or industrial lease that does not contain a « net lease » clause of some description. These clauses are usually worded to provide that the rent is absolutely net and carefree to […]
( Disponible en anglais seulement )
Notices of Lease in B.C.
In most jurisdictions, registering notices of lease is a relatively straightforward matter. These notices may be important to tenants or their lenders, particularly in long term leases with significant leasehold improvements. In British Columbia, the legislation does not provide for […]
( Disponible en anglais seulement )
Tread carefully through ‘additional name insured’ territory
One of the many tricky terms in the insurance provisions of a lease is the common clause requiring that the landlord be included as an « additional named insured » in the tenant’s commercial general liability policy (« CGL« ). While it is always […]
( Disponible en anglais seulement )
Overholding
Sometimes, the unexpected can occur. Someone gets sick, a big contract falls through, or renovations of a new space go awry – for whatever reason, a tenant may find itself unable to vacate its premises on the termination date of […]
( Disponible en anglais seulement )
The Land Use Licence – A Right Without an Interest (And Why That Matters)
Just what is a land use « licence » anyway? The current edition of a Canadian leasing law textbook defines a licence as the granting of permission to another party to do something which they could not otherwise do without trespassing on […]
( Disponible en anglais seulement )
Long Term Leases and Ontario’s Planning Act
Section 50 of the Planning Act and its predecessor sections have been in force for many years. Subsections 50(3) and 50(5) begin with a general prohibition against any conveyance, mortgage, purchase and sale agreement, or “any agreement that has the […]
( Disponible en anglais seulement )
Unfolding Overholding
The recent decision of the Ontario Court of Appeal in AIM Health Group Inc. v. 40 Finchgate Limited Partnership, 2012 ONCA 795 provides a useful refresher course of landlord and tenant rights at the end of the term of a […]
( Disponible en anglais seulement )
For Whom Are We In Law Responsible?
The phrase “and those for whom the landlord/tenant are in law responsible” is often used in commercial leases. One would think that this responsibility includes employees, guests, invitees and agents. Does it include a third party contractor? A recent decision […]
( Disponible en anglais seulement )
Capital Cost Struggles
The struggle between landlords and tenants regarding capital costs is not a new one. Commercial leases address this issue in a variety of ways. A very recent decision of the Ontario Superior Court of Justice in RioCan Holdings Inc. v. […]
( Disponible en anglais seulement )
Laying the Foundation for a Build-to-Suit Lease
A build-to-suit (or design-build) lease is essentially a landlord/developer’s agreement to construct a purpose built building, usually for a single tenant. The landlord will typically own or ground lease the lands (and once constructed, the building) and has the option […]
( Disponible en anglais seulement )
The Commercial Lease — Not Just Another Contract
The undisputed seminal case on lease remedies, Highway Properties Ltd. v. Kelly, Douglas & Co. Ltd. (“Highway Properties”) was challenged a few years back by the British Columbia Court of Appeal in Evergreen Building Ltd. v. IBI Leaseholds Ltd. (“Evergreen”). […]
( Disponible en anglais seulement )
Lease Transfer Provisions & Corporate Tenant
Do mergers/amalgamations trigger consent rights? It is not uncommon for a national corporate tenant (especially those with international roots) to be part of a complicated organizational structure which can include cross-border elements. Tax and securities-driven reorganizations and restructurings are also […]
( Disponible en anglais seulement )
New Relief for Landlords from Relief from Forfeiture
Relief from forfeiture, the right of the courts to set aside any landlord termination of the lease and to reinstate the evicted tenant to the leased premises, has long been an integral part of the Canadian commercial leasing scene. In […]
