Under London’s Business Licensing By-law Section 23, the city’s rental licensing program does not apply when a unit is being converted or demolished.
Councillor David Ferreira says that means landlords using an N13 form to evict tenants by claiming demolition do not need a rental unit repair license.
Because of this loophole, the city’s rent-eviction bylaw does not protect tenants when landlords cite demolition, even if the building is not condemned or unsafe.
Jordan Smith, Chair of the East of Adelaide chapter of London ACORN says landlords are increasingly using the tactic to push out long-time tenants and increase rents.
“A demoviction is when a landlord uses a demolition as an excuse to evict someone from their home,” he said. “We’re seeing landlords gut units, bring them back without rent control, and price out the people who lived there for decades.”
He said the tactic is being applied at scale. “You can hand out N13s to an entire building with no real oversight.”
The advocate said seniors, disabled tenants, and newcomers are most at risk. “It’s the elderly, the disabled, newcomers — people with grandfathered rents who simply have nowhere to go. We’re bleeding affordable homes faster than we can build them.”
Tenants who try to challenge the notices face barriers in the Landlord and Tenant Board. “The tribunal system is extremely loaded against tenants,” he said. “You’re your own investigator, your own defense, your own adjudicator — and most people going through this are the least equipped to fight it.”
The advocate said London’s failure to regulate demovictions leaves vulnerable tenants exposed. “This is happening at scale. It’s one of the few tactics that can clear a whole building with almost no accountability,” he said.
He also criticized city council for not taking action when the issue was raised. “A motion to even look into a demoviction bylaw was defeated,” he said. “There was no case made against it. I’m absolutely flabbergasted that councillors voted against protecting the most vulnerable people in this city.”
He said the situation is especially troubling for tenants who have done everything right. “If we can’t protect people who’ve done everything right, what are we doing at all?”
Without new protections, advocates warn more families could be forced out into an already strained housing market.
