Sudbury, Ont., renters face 4th move in 10 years as landlord sells property

A Sudbury, Ont., woman says she feels trapped in a "renter's vortex" after multiple landlords have sold their properties, forcing her and her family to repeatedly search for housing in a tight market.

"This is the fourth landlord in 10 years that's sold underneath our feet," said Melanie Jarrett.

Jarrett said her landlord, who lives in Los Angeles, has decided to sell the home she shares with her partner, their seven-year-old daughter, and two Laurentian University students. 

She said the landlord was keeping the house to eventually retire in Sudbury, but he decided to sell because of the tense political climate between Canada and the U.S. and more work opportunities in Los Angeles.

"When he first told me two months ago, I burst into tears," said Jarrett. "I think I yelled out, 'Not again.'"

Born and raised in Sudbury, Jarrett spent several years teaching across Canada. She moved back to the city about 10 years ago.

Unsure they would stay permanently, she and her partner chose to rent rather than buy a home.

When initially discussing their current rental, Jarrett said she made it clear that her family was only interested in staying if they had reassurance they could remain in the home long term.

She said her landlord assured them they could stay for at least 10 years, but those plans have changed. 

Despite the stress of finding a new home, Jarrett said "there's no bad blood" with her landlord. However, she believes landlords should not make promises they cannot keep.

"It is his house. He can do what he wants, but this is the fourth time a landlord has sort of told me you have security and then within two or three years kind of ripped the security away," she said.

Tenant rights and landlord obligations

With a long list of disputes, Ontario's Landlord and Tenant Board (LTB) is overwhelmed with cases, said Deborah Shewman, a licensed paralegal in Sudbury.

Shewman explained that when a rental property is sold, the buyer can either move into the home or continue renting it out. If the new owner intends to occupy the unit, the seller must give tenants 60 days' notice and one month's rent as compensation.

"Once a tenant gets any kind of eviction notice, they have the right to actually vacate the unit any time upon 10 days' notice to the landlord. So once you get an eviction notice, if you find a place and you want to move out earlier, you have the right to do that as well," she said.

Tenants can challenge the eviction at an LTB hearing if they believe the buyer does not genuinely intend to move in.

"Once the tenant actually gets to a hearing, they have a duty to show the board that the purchaser does not intend to move into the unit," Shewman said. "If they can't show that to the board, then they will get evicted."

When a buyer purchases a property as an investment and intends to continue renting it out, Shewman said, the individual automatically assumes the existing tenancy and all of its terms. The new owner effectively steps into the previous landlord's role and must uphold the original lease agreement.

She said a buyer cannot force the tenant to sign a new lease or change the conditions of the existing one. Shewman said the new owner must also follow Ontario's rent control guidelines and proper procedures if they plan to increase the rent.

She also warned that tenanted properties come with financial risks for sellers — especially when utility costs are involved. If a lease states the tenant is responsible for paying utilities but fails to do so, those unpaid charges can be transferred to the owner's property tax bill.

'I don't want to move'

Jarrett's seven-year-old daughter, Freya Wade, said she does not want to leave the home her parents are renting.

"I have been living in it since I was three and I have had almost every single birthday party here," Freya said. "I love it. I do not want to move. I want to live here until I die."

With limited housing options, Jarrett is considering a triplex or duplex despite the tradeoffs in privacy and outdoor space compared to a single-family home.

Jarrett hopes that if the property is sold, an investor will consider keeping her family and the students renting downstairs as long-term tenants.

She advised those considering the housing market to avoid renting if possible.

"Don't get into renting. I think you need to get on that ladder of owning your own home. The only security you are going to have is to own your own home."