CTV NEWS INTERVIEW Plus – 5 Things to know about the new Cannabis Act

Please see link above:  Mark Weisleder on CTV news on October 17, 2018, discussing what the new Cannabis Act means for buyers, sellers and landlords.

I am already receiving calls about how sellers, buyers and real estate agents are to prepare for the new Cannabis Act, which became law on October 17, 2018. I have already booked seminars at real estate boards throughout the GTA over the next few months to explain this in more detail. Here are 5 things you need to know:

1. How much Cannabis can be grown legally in a residence once it becomes legal?

4 Cannabis plants may be grown in each residence. This includes apartment or condominium units. Under Federal legislation, this could also include an outside garden that is part of a home. The Provinces will each determine whether to permit this outside growing.

1. Will there be any standards as to what constitutes “safe” growing of Cannabis

Right now there do not appear to be any regulations in place. You will undoubtedly see “tool kits” or “indoor tents” being marketed for this purpose, with marketing claiming that this will not create mold behind the walls, for example. Still, professional electricians will likely be required for this, including preparing proper ventilation from the plants to the outside, as additional protection against mold.

1. Should a seller and real estate agent disclose the past existence of Cannabis plants on the property, if it is legal?

In my opinion this will be an issue as to whether it can be classified as a material latent defect, which would have to be disclosed. Since mold behind the walls that the seller knows about could satisfy this test, there will likely be litigation when it is not disclosed and problems arise after closing.

1. Can you stop a tenant from smoking Cannabis or growing cannabis plants?

Even though it is legal, you can include a clause in a lease to stop any tenant from smoking or growing Cannabis on the premises. This should be inserted into every lease. If the tenant then smokes, it will be easier to evict them. While medical Cannabis users may raise human rights issues, it is still better to have this clause in the lease right from the start to have a defence.

1. What will condominiums do to stop Cannabis from being smoked or grown?

Some condominiums are already passing rules to stop any kind of smoking, whether cigarettes or Cannabis and growing of any Cannabis Plant. Others may set aside an area of the building for users, or just for medical Cannabis users. Others may just wait and see and attempt to rely on provisions in Condominium Law that you cannot commit a nuisance to your neighbours. Then, if the smoking is bothering your neighbours, they can bring action to get you to stop.

If you have any question on Cannabis or want to schedule a seminar in your area or brokerage, please contact me at 1-888-876-5529 or at mark@realestatelawyers.ca

Mark Weisleder is a Partner, author and speaker at the law firm Real Estate Lawyers.ca LLP. Contact him at mark@realestatelawyers.ca or toll free at 1-888-876-5529

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Soon it will be legal to grow up to four marijuana plants in Ontario residences. How do I handle trades involving a home that has had this number of plants grown within it?

On October 17, 2018, it will become legal to purchase and grow small quantities of marijuana in Ontario. Nonetheless, the prospect of purchasing a home that has been used to grow marijuana may continue to provoke an emotional response from some buyers. As such, it’s important to understand whether this is a concern for your client and to take appropriate steps to protect their interests.

When representing sellers, you must understand what information must be disclosed versus what information may be disclosed, at the seller’s discretion. As their representative, your role is to understand and explain the issue to assist your clients in making an informed decision.

Please keep in mind, cannabis legalization does not impact the laws that dictate when disclosure is required. The information below outlines the existing requirements. On the eve of legalization of cannabis in Canada, it is fundamental that registrants understand these concepts.

Stigmas vs. defects

To understand the disclosure requirements, it’s important to remember the distinction between stigmas that relate to a home’s past and physical defects in the property.

Stigmas

A stigma is a non-physical attribute of a property that may trigger a negative emotional or psychological response in a potential buyer. However, the events or circumstances that prompt the response do not necessarily have any bearing on the function or appearance of the property. Examples include a home that was previously occupied by a notorious criminal, or, a home where a suicide occurred.

What facts may constitute a stigma will vary from buyer to buyer, depending on their sensitivity regarding certain issues. For example, one buyer may believe a home where a single marijuana plant was legally grown is stigmatized, while another buyer may have no concern whatsoever. In Ontario, there is no requirement on sellers to disclose the existence of facts that may elicit stigmas in buyers. However, the buyer’s representative can make specific inquiries about issues that are important to their client.

For more information about stigma, see this Registrar’s Bulletin.

Defects

A defect, on the other hand, is a physical attribute of the property. Physical defects fall into two broad categories:

• Patent defects are readily visible or can be identified during a home inspection that does not involve making holes in the structure or removing access panels. For example, damage or visible stains may suggest a water leak from the roof or a bathroom overhead. There is no requirement for the seller to disclose patent defects.
• Latent defects are not apparent and may not be easily discoverable, even by a home inspector or other expert. If the latent defect poses a serious risk to the health and safety for those who live in the home, it must be disclosed by the seller. Examples of latent defects that must be disclosed include structural problems that render the residence dangerous to occupy or, wear or damage to utility systems that places occupants at risk.

Marijuana and property damage

It’s important to understand the difference between patent and latent defects as it applies to cannabis cultivation.  Growing marijuana inside a dwelling may not necessarily cause physical damage to a property. If there is no physical damage or if the damage has been fully remediated, and therefore free of any defect, the home’s history is still a potential cause for stigma if it is a concern for the buyer.

Working with sellers

Before listing a property, it’s important to discuss with the seller any issues with the property that may be relevant to the sale.

If growing marijuana has damaged the property to the point that the home is unsafe to live in, and the defect is not obvious to the naked eye, it’s a latent defect that must be disclosed.

The issue is less clear-cut if the property was previously used to grow marijuana but is not damaged in any way. Ontario’s Courts have determined that sellers don’t have to proactively disclose the history of their home during their ownership of it, even if the property carries a stigma. However, there’s nothing to stop a buyer from trying to sue the seller for failing to disclose the stigma. Even if the lawsuit is unlikely to succeed, the seller could still face a long, costly legal proceeding.

As a listing sales representative you should talk to your seller client about the trade-offs of proactively disclosing the home’s history to potential buyers. Keep in mind that a seller may not know what happened in their home before they owned it.

A buyer’s sales representative may also specifically ask whether the home has ever been used to grow marijuana. In this case, there are two options: you may either answer truthfully, or decline to answer the question and direct the buyer to conduct their own research. The choice of these options lies exclusively with the seller.

Even if you, as a sales representative, are not comfortable with the seller’s disclosure strategy you must respect and follow their direction. In this event, your options are to comply with the seller’s wishes, or, to decline to continue working with the seller and step away from the trade. Under no circumstances can you disclose a stigma without the seller’s consent.

Working with buyers

When you’re representing a buyer, it’s your responsibility to work with your client to ensure the property is suited to their needs. A key component of that is a clear understanding of what they want and need in a property, and what they absolutely do not want.

During these conversations, if the buyer has made it clear that they do not want to purchase a home where marijuana has been grown, there are several actions you should take to ensure their wishes are met.

First, when the buyer is interested in a property, you can make direct inquiries to the seller’s representative. As discussed in the “working with sellers” section, the seller’s representative may opt to answer the inquiry, or, direct you to conduct your own research.

Second, no matter what response the seller provides, it’s advisable to conduct independent research into the property’s past. This could include a simple online search of the address, or obtaining other public records regarding the property. Many municipalities or police services maintain registries of residences that have been used to grow marijuana illegally. However, it is likely this research will uncover only major grow-ops, not the small-scale growing of a few marijuana plants.

Third, you may try to include in your offer a seller’s warranty that the home was not used to grow marijuana. Typically, and for obvious reasons, these types of warranties should only cover the period of the seller’s ownership and occupancy. Depending on the language of the contract provision, if the seller refuses to agree with the warranty, it may indicate that the property was used as a marijuana grow-op, or, it may simply mean that the seller doesn’t know what went on in the property before they bought it.  In either case, you will need to have further discussions with your buyer client.

Conclusion

Although the legalization of cannabis does not significantly alter the existing disclosure requirements, many buyers and sellers will have questions about what this means for them. All registrants should understand the new legislation, as well as the existing rules around defects and stigmas, and be prepared to discuss the matter with their clients.
For more information about marijuana legalization in Ontario, please refer to this page from the Ontario government.

What does the Strategic Plan mean for the industry?

Creating a well-informed marketplace is one of RECO’s most important functions because we cannot oversee every transaction. The key to accomplishing this goal is enhancing our outreach efforts to both consumers and the industry. RECO will enhance its engagement with the industry to raise the bar for professionalism and consumer protection, while informing buyers and sellers about their rights and responsibilities in a transaction.

Click here to check out RECO’s 2019-2023 Strategic Plan: Modern Regulation for a Dynamic Marketplace.

The commitments made within the Strategic Plan will form part of the discussion at the upcoming Town Hall event series. We hope you’ll join us at an event near you.

Invitation to attend RECO’s Town Hall events

RECO will be touring the province this fall for a series of interactive and lively Town Hall events with Ontario’s real estate leaders and we hope you will attend.

Topics will include:

• Improving education for new and existing registrants;
• Modernizing the rules for real estate regulation; and
• Finding ways RECO and the industry can work together to raise the bar for professionalism.

RECO’s CEO and Registrar will provide brief introductions to topics, but the bulk of the time will be devoted to you; we want to hear what you have to say, and answer your questions.

Each local board or association is invited to send four members, representing both the board and staff. If you are a Broker of Record, you are welcome bring three additional members of your staff.

If you haven’t registered already, please review the meeting locations below and RSVP for the one you’d like to attend.

THUNDER BAY

Victoria Inn Thunder Bay

October 23, 2018 from 9:00 – 12:00 p.m.

Registration closes on October 12, 2018

Click here to register for Thunder Bay

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OTTAWA

Ottawa Conference and Event Centre

October 30, 2018 from 9:00 – 12:00 p.m.

Registration closes on October 19, 2018

Click here to register for Ottawa

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ORILLIA

The Mariposa Inn & Conference Centre

November 8, 2018 from 9:00 – 12:00 p.m.

Registration closes on October 26, 2018

Click here to register for Orillia

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WINDSOR

St. Clair College Centre for the Arts

November 21, 2018 from 9:00 – 12:00 p.m.

Registration closes on November 9, 2018

Click here to register for Windsor

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AJAX

Ajax Convention Centre

November 29, 2018 from 9:00 – 12:00 p.m.

 Registration closes on November 19, 2017

Click here to register for Ajax

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VAUGHAN

Toscana Banquet & Conference Centre

December 5, 2018 from 9:00 – 12:00 p.m.

Registration closes on November 26, 2018

Click here to register for Vaughan