Anwar v Freeman

Tenant wins · Toronto · 2025-08-06

Adjudicator

Panagiotis Peter Roupas

Dispute

Demolition, Renovation, Major Repairs

Notice

Major repairs, renovations or conversion (N13)

Landlord

A.M.A., S.A.S.

Tenant

J.F., T.F.

Landlord rep

Howard Levenson

Tenant rep

Samuel Mason

What happened

The Landlords applied to terminate the tenancy to perform major renovations or repairs. However, the Tenants challenged the validity of the N13 notice, arguing that while the Landlord selected 'Reason 2' (renovations), the description of the work detailed a 'Reason 1' (demolition/conversion of units). This discrepancy caused confusion regarding the Tenants' legal rights to return to the unit.

The ruling

The Landlords' application to evict the Tenants for renovations was dismissed because the N13 notice was invalid. The notice was inconsistent, checking the box for renovation while describing a demolition. As a result of the dismissal, the Tenants are ordered to return the one month's rent compensation they received from the Landlords by August 17, 2025.