The news was announced to them in December by a bailiff, thus dampening the holiday spirit of dozens of households in Laval-des-Rapides.
By June 30, tenants of the four apartment buildings along Cartier Boulevard West – facing the Plaza of the same name – will have to find new housing.
Among these, elderly people and low-income households who have lived there for more than 30 years.
Demolition
The president and shareholder of the numbered company that owns the premises, Gardy Boucicaut, intends to demolish the 64 housing units built in 1974 as part of a residential redevelopment, which will total 160 housing units spread over two 6-story buildings.
“The buildings concerned are not subject to the demolition regulations [qui protège les immeubles patrimoniaux]the certificates of authorization allowing their demolition have been issued,” confirms Nesrine Saci, Public Affairs Advisor, adding that “the City does not have the power to prevent an owner from demolishing a building that belongs to him, unless It is a heritage building.
As for the three-year moratorium on evictions, adopted by Quebec last June to protect the most vulnerable tenants in Quebec, it does not apply in the case of demolition.
Disputed opinions
That said, Mr. Boucicaut, who declined our interview request, will however have to obtain the approval of the Administrative Housing Tribunal (TAL) since at least ten tenants are contesting their eviction notice.
In this regard, the housing advisor at the Family Economy Cooperative Association (ACEF) of Laval, Chantal Dubé, highlights article 35 of the TAL Act:
Before deciding […]the Court considers the condition of the housing, the damage caused to the tenants, the housing needs in the surrounding area, the possibility of rehousing the tenants, the consequences on the quality of life, the urban fabric and the architectural unity of the neighborhood, the cost of restoration, the projected use of the land and any other relevant criteria.
“The role of the Court is, among other things, to preserve the rental housing stock,” underlines Ms. Dubé, whose organization supports evicted people in their efforts.
Since 2020, she adds, only one tenant has contested an eviction request linked to the demolition of their accommodation with the TAL office in Laval. The notice came from the liquidator of an estate and concerned a triplex dating from the 1950s.
Despite everything, Chantal Dubé fears that this practice will become a trend due to the imposition of the moratorium, especially since there are subsidy programs to encourage the construction of affordable housing. The point will also be discussed during an emergency meeting that the ACEF will hold next Tuesday, January 21, with the Regional Table of Independent Community Housing Organizations of Laval (TROCALL).
Housing shortage and compensation
In Laval, the vacancy rate for low rents ($725 and less) is 0.5%. Ditto for intermediate rents below $925. As for the median rent available, it amounts to $1,650, recalls the advisor, specifying that there are already 1,500 households waiting for social and affordable housing at the Office municipal de l’habitation de Laval (OMHL).
Set at a minimum of three months’ rent, the compensation to which those evicted will be entitled corresponds to one month’s rent per year of occupation, up to a maximum of 24 months. An amount that will quickly be swallowed up by the increase in the next lease, considering that many currently pay between $500 and $750 per month.
“What about uprooting? There is a cost to that that we do not consider,” laments Ms. Dubé, referring to the “network of solidarity” that they have built over the years and the location close to all services, public facilities and resources, including the Cartier metro station within walking distance, which means that they do not need a vehicle to get around.
-The City questioned
In a letter addressed to the city of Laval, on December 16, Amira Abouhafs, tenant at 296, boulevard Cartier Ouest, expressed her “dismay”, requesting in particular the holding of a “public consultation on this type of project, considering given the social impacts it generates.
Failing to have the levers to prohibit the demolition of a building which is not of heritage interest, the City, via the “housing team” of the Urban Planning Department, contacted the ACEF and ‘OMHL.
“A meeting will take place soon with the ACEF in order to assess the support that could be given to tenants as part of their housing committee mandate […] OMHL will also be able to mobilize the services of the SARL (Housing Search Assistance Service) to guide tenants in their search for housing,” explains Public Affairs Advisor, Nesrine Saci.
It also specifies that the owner-lessor – who owns other residential buildings – has notably undertaken to rehouse certain tenants under satisfactory conditions.
A commitment to be made with a grain of salt, reacted the tenants met by the Courier Laval. According to them, a neighbor whose rent amounts to $1,450 was offered rent at the same price while all those who pay less than $1,000 per month would be left behind.
Advisor in defense of tenants’ rights, Ms. Dubé examined the 35 decisions rendered by the TAL over the last 3 years involving as many requests filed by the company chaired by Gardy Boucicaut.
Twenty-eight (28) sought a request for termination of the lease on the grounds of frequent delays in payment of rent, the majority of which were rejected.
“We see very clearly a pattern; a form of harassment in terms of collecting rent to empty your apartments, in order to avoid paying compensation,” she laments.
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