City staff come out against anti-renoviction bylaw

Ottawa city staff say they aren't recommending an anti-renoviction bylaw just yet because of its cost, provincial law covering some of the same ground and a desire to wait and see how other cities fare.

A renoviction is when landlords evict a tenant in the name of doing renovations, then replace the evicted tenant with someone who would pay higher rent once the renovations are completed. This can get around rent-control rules with long-standing tenants.

In May 2024, city council asked staff to evaluate such a bylaw's structure, resources and timeline based on Hamilton's Renovation Licence and Relocation Bylaw.

Hamilton's bylaw helps ensure the renovictions are truly necessary and provides protection for tenants once renovations are completed by allowing them to return to their unit at the same rate. 

In the report released earlier this week, staff stated there is not enough data to prove its effectiveness, there isn't room in the budget and it will coincide with provincial legislation set to come into effect in the coming years — thus they do not support moving forward.

Toronto and London are also among the Ontario municipalities which have already taken this step due to spikes in renoviction notices in recent years. 

Before proceeding with it in Ottawa, staff say they want to monitor those jurisdictions for at least a year.

Ottawa's report also said it does not want to duplicate the province's Helping Homebuyers, Protecting Tenants Act that deals with bad-faith evictions.

However, those amendments have not yet been put into force.

Edward Roué, chairman of Association of Community Organizations for Reform Now (ACORN)'s Central Ottawa chapter, said the issue is pressing as people are suffering daily from renovictions.

"I don't see why renters in Ottawa should have any less rights than renters in any of those other cities," he said.  

'There's a path forward'

Kitchissippi Coun. Jeff Leiper said he's not surprised by city staff's stance because of the risks that come with creating a bylaw. 

Yet, he says after listening to the stories of tenants and chairing the planning and housing committees, he would currently vote in favour of it. 

"Until we see real change in the provincial legislation, many of us would like to exert the power that we can as a municipality to give renters better protections," Leiper said. 

"Among some councillors, there's a lot of sympathy for creating a renovation bylaw."

Leiper said he doesn't discount the significant work to make this change. 

The report states that Hamilton's renoviction bylaw is expected to cost $1 million annually, while Toronto's nearly doubles that. 

To cover those costs, city staff say it "would be a combination of user fees and tax funding as there is no capacity to undertake this work within current budget and resources."

Leiper thinks deferring other upcoming bylaw projects would open up the necessary resources.

"There is a path forward," he said. "They're [city staff] recommending against it, but they haven't said it's impossible."

The planning and housing committee next meets on Wednesday.