Greater Sudbury Landloard Association An education provider to all landlords/property managers in the Greater Sudbury region Sun, 26 Jan 2020 02:28:55 +0000 en-CA hourly 1 Greater Sudbury Landloard Association 32 32 THE GREATER SUDBURY LANDLORD’S VIEW ON THE VACANCY RATE Sun, 26 Jan 2020 02:28:55 +0000 THE GREATER SUDBURY LANDLORD’S VIEW



The Greater Sudbury Landlord  Association (“GSLA” ) is a not for profit organization educating landlords in the city of Greater Sudbury.  Membership into the GSLA includes monthly meetings and information to educate landlords with the knowledge they need to be successful in an industry that continues to challenge landlord’s rights.

Recently CMHC released an article quoting a 2.1 % vacancy rate here in Greater Sudbury.  There are many contributing factors as to why a vacancy rate is either high or low.  Understandably with all industry the cost is determined by supply and demand.  There are economic factors including an influx in population contributing to this low rate.

The City of Greater Sudbury has made changes with SU units also known as secondary units within a home.  Once these units are registered with the city, the home owner can rent out the unit to alleviate the strain of lack of housing and also provide an extra income for the home owner.  These changes work better with new build.  Existing structures are faced with the burden of upscaling to today’s building codes.  Home owners are not willing to take on the expense, time or construction in their personal space.  Home owners might want to rent out their basements to students or smaller families however the restrictions and the cost are a deterrent to have a tenant.  A few adverse challenges in creating these units are raising ceilings, widening stair cases and adding sprinklers systems to an already existing structure among others.  Add in the city inspectors wait times and permits and this idea is left behind as quickly as it was started.

At the GSLA we continuously hear form landlords and their concerns about the laws that govern our industry.  Most complaints are regarding unethical tenants.  The governing body which is the Landlord Tenant Board of Ontario is one sided toward the tenants.  Landlords are under duress.  Landlords are facing the reality of leaving the business and selling properties to find other alternatives to invest their money or sometimes changing the unit to an Air BnB.  A defaulted tenant can take up to 3-6 months to evict from a unit.  Costs can exceed thousands of dollars.  The expense of the damages in the end many never be retrieved.  There are investments that are more stable and not costing thousands of dollars to repair or thousands of dollars in unpaid rent due to long waits for a hearing at the Landlord Tenant Board (“LTB”).  Fewer landlords affects lower vacancy rates and higher rents.

Landlords want to protect their investments and provide a quality living space to the public. In order for this to occur and for tenants to have a quality living space, screening is detrimental to a landlord    Landlords have been left incurring many costs including destroyed units, garbage, abandoned furniture and unpaid rents to name a few.  Landlords are becoming more and more educated and don’t want to be stung.  They are leaving units vacant in order to find a quality tenant to fit the space and for some struggling to cover costs for repairs with no income on the unit for months.  This further hampers the vacancy rate.  The LTB should cooperate with the landlord and allow the removal of the tenant in an expedited manner to protect the landlord from the unethical tenant.  These units would return to market at a quicker pace.  There is ongoing dialogue between the GSLA and other associations in the province to rectify a broken system with the LTB.  There is an Ontario Ombudsman who is investigating delays at the LTB.

To help alleviate the low tenancy rate some of the issues mentioned above need to be corrected.  Although the vacancy rate is 2.1% Greater Sudbury’s rental market is an affordable place to reside compared to the averages of rents in Ontario.

Sherry Jordan, Vice President – Greater Sudbury Landlord Association.


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LTB Delays Tue, 03 Dec 2019 13:15:29 +0000 LTB delays

CTV News watch here

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Expect Delays Staffing Shortage LTB Thu, 14 Nov 2019 17:11:09 +0000 Link: Staffing Shortage at LTB



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Eviction Delays Impact Neighbouring Tenants Sat, 02 Nov 2019 12:40:49 +0000 Eviction Delays Impact Neighbouring Tenants

CTV News Video

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GSLA Petition to Landlord Tenant Board Thu, 26 Sep 2019 20:22:32 +0000


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Landlords and tenants in Sudbury dealing with costly delays after closure of local office Tue, 02 Apr 2019 02:12:45 +0000 Landlords and tenants in Sudbury dealing with costly delays after closure of local office

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Expect delays: Staffing shortage causing chaos at landlord-tenant board Thu, 14 Feb 2019 17:53:02 +0000 A staffing shortage at the Sudbury office of the Landlord-Tenant Board is causing significant delays in resolving disputes between owners and tenants.

The Sudbury office used to have two adjudicators, but one has resigned and hasn’t been permanently replaced, while another is on leave. 

Vanessa Campbell, spokesperson for the Social Justice Tribunals Ontario, said in an email the shortage will cause delays in Sudbury, since there’s a lack of LTB adjudictors across Ontario. Starting in October, Campbell said hearings will only be held every second week, instead of weekly, until the shortage is addressed.

“Hearing blocks for September and October are now full,” she wrote. “The next available date for a hearing is Nov. 13, 2018.

“Generally, when facing a shortage in one region, the LTB looks to use adjudicators from other parts of the province. However, because the shortage is provincewide, our ability to use this approach is also limited.”

Campbell didn’t say when the province expected to deal with the shortage, adding only that “the LTB continues to work hard to meet the needs of landlords and tenants and remains committed to providing fair, effective and timely dispute resolution.”

Michel Marcotte, a licensed paralegal in Sudbury who handles cases for landlords and tenants, estimates there are 7,000-8,000 cases that head to the LTB each year, and about a quarter of those head to a hearing in front of an adjudicator. 

The shortage isn’t causing major problems yet, Marcotte said, since not many hearings usually happen over the summer.

“What will happen is you’ll get a backlog, starting in September,” he said. “And then you’re playing catch up.”

If the problem isn’t addressed soon, Marcotte said the backlog will grow quickly, leaving landlords and tenants in the lurch. 

“If you’re a landlord, and you have a really, really bad tenant that owes you a lot of money or does damage to your residence, you’re talking about waiting an extra two months,” he said. “By that time, you’ve lost even more money, you could lose other tenants sometimes because they don’t want to be around these people. So it can have quite an impact.”

Tenants do have some other avenues, Marcotte said. Greater Sudbury’s bylaw department, for example, can enforce housing standards and force the landlord to make repairs.

“So [tenants] do have some other avenues, but they’re very limited.”

The wait time for a hearing was already as much as two months, he said, compared to Alberta, where hearings are often scheduled within three weeks.

“We need more adjudicators, because it’s really slowing down the process,” Marcotte said. “It’s detrimental to landlords and the tenants, who could end up with health issues or monetary problems.”

Ray Goulet, president of the Greater Sudbury Landords Association, said some hearings are scheduled for next month, but the prospect of longer waits to resolve problems with tenants could be devastating for some landlords.

If you’re dealing with a tenant who doesn’t pay their rent, it already takes two to four months to get orders to evict them, he said.

“The average price for an apartment is $1,000 a month,” Goulet sauid. “So you could be out of pocket for $4,000. If you lose too much rent, you lose pretty much any profit for the year.”

Jonathan Wong, staff lawyer with the Sudbury Community Legal Clinic where tenants go for legal help, said there are two issues they are facing. Earlier this year, the province ended counter service at the LTB, meaning tenants have to go to the Service Ontario counters.

That means the staff that tenants are dealing with don’t have the same expertise surrounding LTB rules, and can’t help with the details of filing emergency forms.
And the shortage of adjudicators means temporary ones are flown in, making it difficult to get a full day of hearings in. Hearings often go long, meaning anyone still waiting at the end of the day has to reschedule.

“That causes additional expenses for both the tenants and the landlords, if they have to appear on multiple days,” he said. “If they have serious issues, there is a form that tenants can use to try and get an expedited hearing, but practically speaking that’s not going to happen if there’s a lack of (hearing times).”

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Call for Better Protection for Landlords Wed, 29 Aug 2018 03:16:01 +0000 In North Bay, the local city council is set to lobby the province for better protection for landlords left with costly property damage by tenants.

For a landlord, walking into a rental unit that has been damaged by a tenant is a nightmare.

One that city councillors say is becoming all too common.

Now, local politicians are banding together and demanding balance between landlord and tenant rights.

Mike Anthony is a North Bay city councillor.

“It seems right now that the system’s out of whack. And while we have to protect tenant rights, tenants have rights and that’s important, it needs to be balanced so landlords aren’t feeling vulnerable and like this, are suffering, like we have seen recently.” said Anthony.

As for the landlord association, it’s eager to see change as well.

John Wilson is the President of the Near North Landlords Association.

“Not all tenants are bad. We have great tenants, but there’s 2-3% of the tenancy force out there right now that are creating 99% of the problems. If we can bring balance back into the legislation, so that both tenant and landlord rights are protected, then we will have done our job.” said Wilson.

City council has now put forward a motion requesting three things.

“For the province to obviously protect basic and important tenant rights, but also to investigate policy and regulations that would help protect property further. Ways to penalize those who do willful damage and ways to better help re-coupe costs.” said Anthony.

Mark King is also a North Bay city councillor.

“In working with the landlords association, I asked them to compose a letter of their concerns. I will take that directly to the housing minister, which we do have an audience with.” said King.

He says he will meet with the provincial housing minister next week to discuss this issue and to present a list of those landlord association concerns.

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Sudbury landlords concerned about problems new pot legislation will create Tue, 17 Jul 2018 16:03:27 +0000 Sudbury landlords making buildings non-smoking in anticipation of cannabis law

Landlords in Sudbury are trying to get ahead of cannabis legislation coming this fall.

The federal government has spelled out the framework, but for those who rent out apartments, houses and other units, those details are still hazy. They anticipate problems.

Among the stipulations of the law, adults over the age of 18 can possess 30 grams of dried marijuana.

For landlords, one of the biggest concerns is the odour that will come from when a tenant decides to smoke their pot.

The Greater Sudbury Landlord Association (GSLA) is telling its members to change rental agreement leases now, which will keep their buildings smoke-free, president Ray Goulet said.

The GSLA is a group of roughly 60 landlords, realtors and property owners in the city.

Goulet says when dried marijuana is smoked the smell is pungent to neighbours and others who may share the same furnace system.

“You can smell it clearly.”

“You take your smoking outside because it could affect the mom next door with her baby,” he said.

“A lot of people are inflicted with asthma [or] health conditions. They don’t want marijuana smoking or regular smoking.”

Most non-smoking units have designated smoking sections somewhere outside on the property.

Damage to units

Sherry Jordan, vice-president of the GSLA, says there are also concerns about damage to rental units from both marijuana and cigarette smoke.

“Smoke seeps and it gets into drywall, carpeting, flooring, cupboards, everywhere. And sometimes it can become a health hazard,” she said.

“Those things would need to be changed out completely, and a renovation would need to occur, which can be quite expensive on landlords,” Jordan said.

She added that having an existing smoker in a rental unit will get a little trickier.

“Because you can’t change rules once they’re in there,” Jordan said.

All-inclusive leases

Another detail within the new cannabis legislation allows for up to four marijuana plants to be grown per residence for personal use.

Goulet says this could cause a problem in the future because many landlords offer all-inclusive rents for their tenants. The landlord pays the hydro bill and water for the entire building.

“In most cases it’s not just going to be four [marijuana plants], it’s going to grow into eight or twelve plants.”

“They have to supply all the lighting for this, they have to supply the water. It’s going to deteriorate the floors. The hydro is going to be that much more expensive.”

Goulet says landlords across the country will get clarity on the pot legislation in early October.

“For now, as a safeguard all the landlords are writing it into their leases: no smoking, no growing,” he said.

“If we don’t get clarity from the government…if they turn around and say yes the licensed marijuana user is entitled to grow, then we as an association need to speak up and say no, we can’t have that because they’re going to destroy our properties,” Goulet said.

Any disagreements between landlords and tenants are taken to the Ontario Landlord Tenant Board.

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Group gives landlords ‘a voice’ Tue, 03 Jul 2018 15:01:43 +0000 Ray Goulet moved to Sudbury in 2011. He now owns five buildings and 31 apartments, but says he has experienced a terrible trend – bad tenants.

“I was amazed with the amount of poor rentals, people taking advantage of the landlords, and there were no rules in place,” Goulet said. “There was no organization for landlords in town, even though there were a lot of landlords, and there was no voice for the landlord here in Sudbury.”

Goulet, along with others, formed the Greater Sudbury Landlord Association, which is now up and running and looking to continue to grow its membership.

It is a non-profit organization that services the public by educating all landlords in the Nickel City area. There are meetings once a month at the Caruso Club with guest speakers from the community providing knowledge in any and all things like plumbers, health department, bylaws, tribunal, paralegals, pest control and snow removal.

“We wanted to gather and have there be a voice for everyone in Sudbury as a landlords group,” Goulet said.

Currently, there about 25 paid members and roughly 90 landlords on a distribution list.

“We look forward to more members joining our group,” Goulet said.

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