Petrakis v Tipton

Tenant wins · Toronto · 2025-10-10

Adjudicator

Kyle Anderson

Dispute

Demolition, Renovation, Major Repairs

Notice

Renovation or Demolition (N13)

Landlord

N.P., 2870121 Ontario Inc.

Tenant

L.T., C.J., A.G., E.G.

Landlord rep

Janis Taylor

Tenant rep

Gigi Yang

What happened

Landlord 1 and Landlord 2 (a corporation) applied to terminate the tenancies of Tenant 1, Tenant 2, Tenant 3, and Tenant 4 for the purpose of demolition or major repairs. The application covered three separate rental units within the same complex. The Board scrutinized the validity of the N13 notices served on the Tenants, focusing on whether the notices were sufficiently clear and detailed to allow the Tenants to exercise their legal rights, including the right of first refusal.

The ruling

The Landlord's applications to terminate the tenancies and evict the Tenants for demolition or major repairs were dismissed. The Landlord and Tenant Board found that the N13 notices were invalid because they were ambiguous and failed to provide sufficient detail regarding the intended work, thereby preventing the Tenants from properly understanding their rights, such as the right of first refusal.