Caveat realtor?
Transcription
Caveat realtor?
07-Whats New:NATIONAL 9/30/11 8:40 AM Page 31 Caveat realtor? Do vendors and real estate agents have a duty to alert potential buyers to the pedophile next door? What’s New In... Real Estate? By Carol Neshevich ROBERT JOHANNSEN W hen Jason Dennis and Rebecca Bound purchased a house in Bracebridge, Ont., in June of 2010, they had no idea that a man who had been convicted of possession of child pornography was living across the street. They only found out after the sale was completed, and as parents of two young children they didn’t believe it was safe to move in. The couple sued the vendors and the vendors’ realtors, arguing that they should have disclosed this information, which Dennis and Bound soon learned was common knowledge in the neighbourhood. Their lawyer, Arnie Herschorn of Toronto firm Minden Gross LLP, argued that the presence of this neighbour is a latent defect: a defect that’s hidden or not apparent upon a reasonable inspection, but one the vendor knows about, and could render the home uninhabitable. Typically, real estate transactions operate under the doctrine of caveat emptor — Let the buyer beware — where it’s up to the buyer to rely on his own reasonable inspections and inquiries before agreeing to purchase a property. But a seller who fails to disclose a known latent defect can incur his liability. This isn’t the first time the latent defect argument has been used in relation to something unrelated to the actual dwelling. In the well-known Ontario case Sevidal v. Chopra, the vendors were found liable for failing to tell buyers that radioactive material was being stored at a location near the house. Still, using the latent defect argument in relation to a convicted criminal in the neighbourhood breaks new ground. In March of this year, the vendors of the Bracebridge house made a motion to have the claim dismissed, arguing that it didn’t disclose any cause of action known to law. But Madam Justice Alexandra Hoy of the Ontario Superior Court ruled that the case could potentially succeed. This led to the beginning of a settlement discussion which had not concluded at press time. The case will go forward if a settlement is not reached, Herschorn says. A different argument is being made in a very similar case involving a London, Ont., couple with three children who bought a home next door to a father and son who were both convicted of possession of child pornography. In 2009, Michelle and Phillip Mercer, sued the vendors, who knew about the convictions. The twist was that the vendors were real estate agents selling their own property. “So our claim, unlike the latent defect claim, has been asserted on the basis of section 32 of the [Ontario] Real Estate and Business Brokers Act, which requires all real Octobre · Novembre 2011 estate agents divesting themselves of an interest in real estate to provide a written statement advising all parties to an agreement to sell such real estate that the registrants are sales persons, and containing full disclosure of all facts within their knowledge which affect or will affect the value of the real estate,” explains Mavis Butkus of the London firm McKenzie Lake. If the vendors were not agents themselves, she says she likely would have advanced the latent defect argument. [U]sing the latent defect arguHer clients argue that ment in relation to a convicted the presence of these neighbours affected the criminal in the neighbourhood value of the house; they breaks new ground. were upfront with potential buyers about the convictions and it took almost a year for the house to finally sell. They got $30,000 less than their original purchase price. A trial is set for the fall. These cases have been making big waves, both in the media and among real estate agents. As Herschorn notes, realtors are concerned about any case that adds to the duties of a real estate agent. As lawyers for the buyers in both cases, Butkus and Herschorn both contend that having a child pornographer living nearby should legally be disclosed, particularly if the vendors know the potential buyers have children. To call something a latent defect, says Herschorn, “the defect has to be so substantial that it renders the property uninhabitable. That really isn’t a stretch to parents with young children.” Butkus adds that the “inherent danger” in living near someone with such a conviction when one has children must be considered. William Harrington, corporate counsel for the Ottawabased Canadian Real Estate Association, isn’t so sure. “Socially, disclosure is a good idea,” he admits, “but here w w w. c b a . o r g 31 Quoi de neuf en... 07-Whats New:NATIONAL 9/30/11 8:40 AM Page 33 le droit de l’immobilier? Vice de voisinage Le vendeur et l’agent d’immeuble doivent-ils divulguer à l’acheteur potentiel qu’un voisin a été condamné pour possession de pornographie juvénile? En Ontario, deux affaires soulèvent la question — et la réponse est loin d’être évidente. Q uand Jason Dennis et Rebecca Bound ont acheté une maison à Bracebridge en Ontario, en juin 2010, ils ne savaient pas qu’un homme habitant de l’autre côté de la rue avait été condamné pour possession de pornographie juvénile. Ils ne l’ont appris qu’une fois la transaction conclue et comme parents de deux jeunes enfants, ils ont jugé qu’il n’était pas sécuritaire d’y emménager. Le couple a poursuivi les vendeurs et leurs agents immobiliers, affirmant que la présence de ce voisin était un vice caché. En Ontario, il revient à l’acheteur de faire preuve de diligence et d’inspecter l’immeuble. Mais l’omission de divulguer l’existence d’un vice caché du vendeur et qui pourrait rendre la résidence inhabitable peut entraîner sa responsabilité. Ces vices ont déjà été invoqués pour des éléments extérieurs à la propriété, comme la présence d’un entrepôt de matériel radioactif à proximité. Mais un vice caché lié à la présence d’un criminel dans le voisinage: nous sommes en territoire inexploré. Cette cause de Bracebridge n’est pas la seule: une autre, semblable, est actuellement débattue à London, en Ontario, où les parents de trois enfants ont eux aussi acheté une maison, mais cette fois-ci à côté de celle d’un père et de son fils qui ont tous les deux été condamnés pour possession de pornographie juvénile. En 2009, Michelle et Phillip Mercer ont poursuivi les vendeurs, qui étaient au courant des condamnations. Fait intéressant: ces vendeurs étaient eux-mêmes des agents d’immeuble qui vendaient leur propre propriété. Les demandeurs dans ce dossier ont donc fait valoir que l’article 32 de la Loi de 2002 sur le courtage commercial et immobilier exige des agents ontariens qui se départissent d’un bien personnel qu’ils divulguent par écrit tout ce qui pourrait en affecter la valeur. Dans la première affaire, des pourparlers pour en arriver à un règlement ont été entamés, mais aucune entente n’avait été conclue au moment de mettre sous presse. Dans la deuxième, une date de procès a été fixée pour l’automne. Arnie Herschorn, de la firme torontoise Minden Gross LLP, et qui représente le couple de Bracebridge, dit par ailleurs comprendre la réticence des agents d’immeuble à voir leur fardeau de divulgation augmenter. « Ils s’inquiètent du fait que si on s’engage dans cette voie, il sera difficile de dire où on devra s’arrêter, dit-il. Aurez-vous l’obligation de divulguer la présence d’un pitbull agressif dans le voisinage? » Ainsi, on ignore où ces deux causes mèneront. Mais une chose reste claire: les agents d’immeuble ontariens et ceux d’ailleurs au Canada suivront leur évolution avec attention. N we have a legal system that doesn’t require that.” Legally, he thinks applying the term latent defect to a sex offender in the neighbourhood is “really, really stretching the law as it exists now… certainly ‘material latent defect’ has a meaning and I don’t think it fits in this case. So they’re trying to create new law here.” The impact of having a neighbour with a child pornography conviction is too subjective to be considered a latent defect that must be disclosed under current law, he suggests. To sidestep those murky waters entirely, Harrington thinks a publicly available sex offender registry, like the one in the United States, would help. Buyers with small children could do their research themselves so realtors and vendors wouldn’t have to wrestle with these issues. Bob Aaron, a Toronto lawyer who specializes in real estate at Aaron & Aaron Barristers and Solicitors, believes the two cases fit into the category of “stigmatized real estate,” whereby the stigma attached to an element of a house could affect its value. In this category, he includes homes that had been used as grow houses, where murders or suicides occurred, or even homes believed to be haunted. “You’re travelling into the area of stigmatized real estate where it’s very, very difficult to firstly establish rules on whether it should be disclosed, and secondly to quantify the loss, if any, because it’s so subjective,” he explains. Herschorn admits that he does understand the fear in the real estate world about the potential slippery slope if latent defect is stretched to include the existence of a neighbour convicted of possessing child pornography. “They’re worried that if you start, where do you stop? Will you have to disclose a nasty pitbull in the neighbourhood?” It’s certainly not clear where these cases will lead, but one thing is certain: real estate agents in Ontario and across Canada will be watching closely to see how they turn out. N Carol Neshevich is a freelance writer based in Toronto. 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