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Part I
Overall procedure
- Required authorization
Under the Act respecting the Régie du logement (L.R.Q., c.
R-8.1), except for rare exceptions, any person who wishes to dispose of
(sell, exchange, assign, etc.) one or a number of properties included
in a housing complex or wishes to confer to such property the right of
occupancy or any other right involving the separation of the title must
apply for authorization to the Régie. The application must be submitted
with the fee specified by law.
The definition of "housing complex" in Section 45 of the
Act respecting the Régie du logement is given in the appendix.
- Completing the application
Given the complexity of the procedure, applicants are advised to
consult a notary or lawyer for help completing the application and in
relation to the hearing. When a notary assists an applicant, the
notary shall see that the application is signed by the applicant and
may act only as a witness for the applicant; he may not be considered
a representative, in accordance with the requirements in Sections 72
and 74 of the Act respecting the Régie du logement
: mandate free of charge, etc.
- Service of the application
Landlords must give notice of the application, at their own expense,
to each tenant in the housing complex, as well as individually to each
co-tenant, where applicable, and to each purchaser (when there are undivided
purchasers), and in the case where the application is submitted by a person
who promises to purchase a property, notice of the application must be conveyed
to the landlord. Such notice must also be served to any third parties, where
applicable.
The most common methods of serving notice are :
1- registered mail;
2- certified mail;
3- bailiff.
Notice can also be served using any other method that provides proof of receipt,
such as delivering the notice in person. Proof of receipt in this case, may be
an acknowledgement of receipt or the testimony of a person who witnessed receipt
of the application.
- Hearing
The Régie shall notify the parties and tenants of the location, date and time
of the hearing. A notice of appearance is, therefore, not necessary as is the
case for some applications and petitions before common law courts.
When applicants are physical persons, they must attend the hearing.
Failing this, applicants may mandate a spouse or may be represented by
a lawyer. When there is a valid reason, applicants may also mandate a
relative, relation by marriage or friend. When the applicant is a corporate
body (company, etc.), an officer, lawyer, director or an employee
duly-mandated by a resolution or a lawyer may represent the applicant
at the hearing. For more details on the rules governing mandates, ask
for the information folder on this at the Régie du logement.
Applicants shall bring to the hearing proof that the notice
of the application was served.
A hearing usually takes place before two commissioners. Because
the hearing is not a mere formality, it is important to know that
failure to provide any required evidence may lead to a postponement
of the case and additional waiting periods.
Applicants or their representatives should be able to prove all
the facts related to the application and all circumstances surrounding
the transfer by means of testimony and material evidence. When an
applicant is being represented and the representative is not
personally aware of the facts, the applicant should ensure that
there are witnesses able to relate the facts.
- Posting of notice
The law stipulates that a notice shall be posted before the building.
The Régie asks for the cooperation of the landlord concerning the
logistics of the posting. The posted notice includes the statement
that any person may make a written representation in relation
to the application within ten days of posting or of the publication
of a public notice, as the case may be.
The Régie may, if it considers it expedient, hold a public hearing
or hear any person who has made a representation.
- Decision
The Régie will convey a copy of its decision to the parties and
to each tenant identified on the list appended to the application.
- Sanctions
It is important to be aware that any disposal of property
(i.e., sale) transacted without the Régie's authorization, where
required, may result in the cancellation of the contract.
Any interested party, including the Régie, may apply to the
Superior Court to confirm such cancellation.
Part II
Details of the application and required
documents
This kind of application often requires several pages of text,
especially when there are a number of parties, long cadastral
designations, and so on. Accordingly, we do not recommend
using the standard Régie form (with carbon copy), which is
not suitable for this kind of application. It would be more
practical to complete the application on ordinary 8½ X 14 paper.
Feel free to follow the Application Model in
Part III of the present document.
A) Parties to the application
The application must correctly identify the applicant,
whether the landlord and / or a person who promises to purchase
a property, which may be a physical person, an organization made
up of a number of people or a corporate body (company, etc.),
giving the address and postal code. It would be useful to include
the telephone number and fax number, where applicable.
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| B) Identification of tenants
In an appendix to the application, the applicant must identify
all tenants in each of the properties making up the
housing complex. The apartment number of each tenant must
be specified, even for tenants who, at the time the application
is submitted, have given notice of the non-renewal of their lease.
An updated list of the tenants should be submitted at the
hearing, with the names of those who have left, replaced by
the names of any new tenants.
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| C) Buildings
The application must include the cadastral designation
of each building in the housing complex, in accordance with
Sections 3032, 3033 and 3037, Q.C.C. The designation must
be complete, up-to-date and official, i.e., it must
correspond to the designation entered in the land records
on the date of the application. If subsequent cadastral
changes are made, they must be conveyed to the commissioners
at the hearing.
The application shall also give the street address
of each building and the number of dwellings.
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D) Guarantees and required documents
- Any easement or other guarantee, with the exception
of a mortgage, in relation to each property must be
mentioned. Mortgages come under section G) Conditions
of financing.
- The applicant must provide :
- a copy of the current landlord's ownership title.
When the purpose is to correct possible flaws in ownership
titles, the applicant must also provide the ownership titles
of any previous owners, including any person who may have disposed
of a property without the Régie's required authorization.
- It would also be useful for the applicant to provide :
- a plan or drawing showing the buildings in the housing complex
and the common accessories. When available, a location certificate
is considered a relevant document.
- a copy of any contracts establishing easements or other guarantees.
- When changes to the property are planned, the applicant must
provide a copy of the plan, even when the changes will be subject
to an easement.
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| E) Administration of the housing complex
The applicant must give the name of the person responsible for
administration of the housing complex. When several physical persons
or corporate bodies are responsible, the relationship between
these parties must be specified.
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| F) Accessories, subordinate buildings
and common parts of the structure (with the exception of a common wall)
These must be described in the application and the buildings
concerned must be specified. An accessory is a parking lot, walkway,
swimming pool, shed, balcony, stairs, etc.
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| G) Terms and conditions of financing
The application must specify any current and planned financing
of the properties where applicable, and the applicant must provide
supporting documents such as a mortgage loan agreement,
offer of financing, etc.
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| H) Government assistance
Has a building been erected or restored with the assistance
of a government program?
The applicant must provide any documents regarding the
acceptance of grants and all relevant details.
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The commissioners could ask for other informations or
documents. The applicant must then provide them in the
inappropriate time limit.
Part III
Application model
Identification
of landlord(s) - applicant(s)
of prospective(s) - purchaser(s) (where applicable);
of party(ies) involved
APPLICATION FOR AUTHORIZATION TO SELL (A) PROPERTY(IES)
CONSTITUTING PART OF A HOUSING PROJECT (Sec. 48, Act respecting the Régie du logement
(R.S.Q., c. R-8.1).
The applicant declares the following :
SECTION I - Description of the housing complex
Description of all buildings that are part of the
housing complex, including the address, number of
dwellings and cadastral designation of each.
SECTION II - Root of title
Statement of the root of title (from whom,
and when each property was purchased) for all
properties concerned by the application.
SECTION III - Description of the property(ies)
concerned by the application for authorization to sell
SECTION IV - Common accessories
SECTION V - Common administration
SECTION VI - Financing of the properties
SECTION VII - Government assistance
SECTION VIII - List of tenants
| WHEREBY, the applicant requests
the tribunal's authorization
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| to sell the above-mentioned property(ies) to |
(name of person, where applicable) |
APPENDIX
Pertinent provisions of the Act respecting the Régie du logement
| 2.-L'aliénation d'un immeuble situé dans un ensemble
immobilier
45. ["Ensemble immobilier"]
Dans la présente
sous-section, on entend par "ensemble immobilier" plusieurs immeubles
situés à proximité les uns des autres et comprenant
ensemble plus de douze logements, si ces immeubles sont administrés
de façon commune par une même personne ou des personnes liées
au sens de la Loi sur les impôts (c. I-3) et si certains d'entre
eux ont en commun un accessoire, une dépendance ou, à l'exclusion
d'un mur mitoyen, une partie de la charpente.
1979, c. 48, a. 45.
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2.-The alienation of an immoveable situated in a housing complex
45.["Housing complex"]
In this subdivision, "housing
complex" means several immoveables situated near one another and comprising
together more than twelve dwellings, if such immoveables are administered
jointly by the same person or by related persons within the meaning of
the Taxation Act (c. I-3), and if some of them have an accessory, a dependency
or part of the structure, except a common wall, in common.
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| 46. [Aliénation d'un immeuble]
Nul ne peut, sans l'autorisation
de la Régie, ni aliéner un immeuble situé dans un
ensemble immobilier ni conférer sur cet immeuble un droit d'occupation,
d'usage ou autre droit semblable, à moins qu'il ne s'agisse d'un
contrat de louage.
Ne constitue pas une aliénation, la vente forcée, l'expropriation,
la prise en paiement ou la reprise de possession de l'immeuble à
la suite d'une convention exécutée de bonne foi.
[Demande de nullité]
Tout intéressé, dont
la Régie, peut s'adresser à la Cour supérieure pour
faire constater la nullité d'une convention faite à l'encontre
du présent article.
1979, c. 48, a. 46; 1992, c. 57, a. 684
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46.[Alienation]
No person may, unless authorized
by the board, alienate an immoveable situated in a housing complex, or
confer a right of occupancy or use or any similar right in respect of that
immoveable except by a contract of lease.
The forced sale, expropriation, taking in payment or retaking of possession
of the immovable following an agreement made in good faith does not result
in an alienation.
[Nullity]
Any interested person, including the board, may apply
to the Superior Court for a declaration of the nullity of an agreement
that has been made in contravention of this section.
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| 47. [Aliénations permises sans autorisation]
Aucune autorisation n'est requise s'il s'agit:
1. d'aliéner l'ensemble immobilier par un seul contrat en faveur
d'une seule personne;
2. d'aliéner un terrain vacant lorsque celui-ci n'a aucun accessoire
ou dépendance en commun avec les autres immeubles de l'ensemble
immobilier;
3. d'aliéner une fraction située dans un immeuble sur
lequel est enregistrée une déclaration de copropriété
en application des articles 441b à 442p du Code civil.
1979, c. 48, a. 47.
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47.[Alienation]
No authorization is required for
1. the alienation of a housing complex by a single contract to one and
the same person;
2. the alienation of vacant land where that land has no accessory or
dependency in common with the other immoveables in the housing complex;
3. the alienation of a fraction situated in an immoveable on which a
declaration of co-ownership is registred pursuant to articles 441b
to 442p of the Civil Code.
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| 48. [Demande à la Régie]
L'autorisation de la
Régie peut être demandée par le propriétaire
ou par la personne qui, sous condition d'obtenir l'autorisation d'aliéner
l'ensemble immobilier par parties, consent une promesse d'achat de tout
ou partie de l'ensemble.
[Demande à la Régie]
L'autorisation de la Régie
peut également être demandée par la personne qui, sous
condition d'obtenir cette autorisation, consent une promesse d'achat d'une
partie d'un ensemble immobilier.
1979, c. 48, a. 48.
Réf.: R.P.: 53-55.
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48. [Authorization]
The authorization of the board
may be applied for by the owner or by a person who promises to purchase
the whole or a part of a housing complex provided that he obtains authorization
to alienate the complex piece by piece.
[Authorization]
The authorization of the board may also be applied
for by a person who promises to purchase a part of a housing complex provided
that he obtains that authorization.
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| 49. [Considérations sur l'effet de l'aliénation]
Avant d'accorder son autorisation, la Régie doit considérer
l'effet qu'aurait l'aliénation sur les locataires, le nombre de
locataires qui pourraient être évincés à la
suite de cette aliénation, l'individualisation des services, accessoires
et dépendances du logement ou de l'immeuble, l'état du logement,
les conditions de financement, le fait que cet immeuble a été
construit ou restauré dans le cadre d'un programme gouvernemental
et tout autre critère prescrit par règlement.
1979, c. 48, a. 49.
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49. [Considerations]
Before granting its authorization,
the board shall consider the consequences the alienation of the immoveable
would have on the lessee, the number of lessees who could be evicted following
this alienation, the individualization of the services, accessories and
dependencies of the dwelling or immoveable, the condition of the dwelling,
the financing conditions, the fact that the immoveable was erected or restored
within the framework of a government programme and any other criterion
prescribed by regulation.
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| 50. [Conditions d'aliénation]
Lorsque la Régie
accorde l'autorisation d'aliéner, elle peut imposer les conditions
qu'elle estime justes et raisonnables. Elle peut notamment déterminer
des conditions pour la protection du locataire ou de l'acquéreur
de l'immeuble.
1979, c. 48, a. 50.
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50. [Conditions]
Where the board grants the authorization
to alienate, it may impose such conditions as it deems fair and reasonable.
It may, in particular, fix conditions for the protection of the lessee
or of the acquirer of the immoveable.
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| 70. [Demande touchant la conservation d'un logement]
Dès que la Régie est saisie d'une demande visée dans la section
II du chapitre III, elle doit faire afficher, sur l'immeuble visé
dans la demande, un avis facilement visible pour les passants. De plus,
elle peut faire publier un avis public de la demande, en la manière
prévue par les règlements de procédure.
[Représentations écrites] Tout avis visé
dans le premier alinéa doit indiquer que toute personne peut faire
des représentations écrites sur la demande dans les dix jours
de la publication de l'avis public ou, à défaut, dans les
dix jours qui suivent l'affichage de l'avis sur l'immeuble concerné.
[Audition publique]
La Régie peut, si elle l'estime opportun,
tenir une audition publique où elle peut entendre toute personne
qui a fait des représentations.
[Durée d'une telle intervention]
Lors d'une telle audition, le régisseur peut limiter la durée d'une intervention ou,
s'il est d'avis qu'elle n'est pas pertinente, la refuser.
1979, c. 48, a. 70.
Réf.: R.P.: 17, 52.
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70. [Preservation of dwellings]
On being seized of an application contemplated in Division II of Chapter III, the board must
cause a notice of the application, easily visible to passers-by, to be
posted on the immoveable contemplated in the application. Furthermore,
the board may cause a public notice of the application to be published,
in the manner provided in the rules of procedure.
[Representations] Every notice contemplated in the first paragraph
must indicate that any person may make written representations on the application
within ten days of the publication of the public notice or, if there is
no public notice, within ten days following the posting up of the notice
on the immoveable concerned.
[Public hearing]
The board may, if it considers it expedient, hold a public hearing at which it may hear any person who has made representations.
[Pertinence]
At such a hearing, a commissioner may limit the duration of the intervention or refuse it if he considers it not pertinent.
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APPENDIX
Pertinent provisions of theRules of procedure of the Régie du logement
| 17. Si la demande ou la requête a fait l'objet d'une autorisation
de signification par avis public, la Régie affiche l'avis d'audition
au bureau desservant le territoire où est situé le logement
ou le terrain, dans un endroit visible et accessible au public. |
17. If public notice has been authorized as a mode
of service, the Board posts the notice of hearing at the office serving
the territory in which the dwelling or parcel of land is located, in a
place visible and open to the public. |
| 2. Aliénation d'un immeuble situé dans un ensemble
immobilier
53. La personne qui demande à la Régie l'autorisation
d'aliéner un immeuble situé dans un ensemble immobilier doit
produire à la Régie, avec sa demande, une liste des noms
et adresses des locataires de l'ensemble immobilier et, le cas échéant,
de l'acquéreur éventuel ou du propriétaire.
Réf.: R.L.: 45-50.
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2. Alienation of an immoveable located in a housing complex
53.The owner or the prospective acquirer of the immoveable that
is to be alienated must file with the Board, together with his application,
a list of the names and addresses of lessees in the housing complex and,
where applicable, those of the prospective acquirer or of the owner.
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| 54. Le demandeur doit faire signifier une copie de la demande
à chacun des locataires de l'ensemble immobilier.
La demande en aliénation d'un immeuble faisant partie d'un ensemble
immobilier doit également être signifiée, le cas échéant,
au propriétaire ou à l'acquéreur éventuel.
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54. The applicant must have a copy of the application
served upon each of the lessees of the housing complex.
In the case of the alienation of an immoveable that is part of a housing
complex, the application must also be served, where applicable, upon the
owner or the prospective acquirer.
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| 55. La Régie fait parvenir un avis d'audition au propriétaire,
à chacun des locataires de l'ensemble immobilier et, le cas échéant,
à l'acquéreur éventuel. |
55. The Board sends a notice of hearing to the owner,
to each lessee of the housing complex and, where applicable, to the prospective
acquirer.
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