Most legitimate renovations require vacant properties. That's the inconvenient truth behind Toronto's new renoviction bylaw.
We've worked on hundreds of Toronto renovation projects since 1997. When substantial demolition work is involved, tenants need to move out 100% of the time. Interior renovations, home additions, basement underpinning work, and more. All require full vacancy.
This creates a genuine challenge for the city's new Rental Renovation Licence system, which aims to prevent bad-faith evictions that increased 300% between 2017 and 2022.
The Market Already Filters Bad Actors
We price our projects accurately to actually make money. This approach means we're not a slumlord's first choice for questionable work.
The construction industry naturally separates legitimate operators from bad actors through pricing integrity. Property owners pursuing genuine renovations work with contractors who provide honest estimates and proper timelines.
Those attempting to circumvent tenant protections typically seek the cheapest possible quotes to justify their eviction claims.
Administrative Burden Meets Housing Crisis
The new bylaw adds another layer to Toronto's already slow permit process. We're dealing with one of Canada's slowest municipalities for building permits.
For legitimate property owners, this means more paperwork and longer timelines. The $700 licensing fee and architect verification requirements create additional hurdles for necessary renovation work.
But the bylaw's real value lies in creating documentation trails. When landlords must provide detailed renovation plans and commit to offering units back to displaced tenants, it establishes accountability.
Enforcement Reality
Distinguishing legitimate renovations from pretextual claims remains challenging. City officials can review building permits and architectural assessments, but determining true intent requires investigation.
The bylaw's strength comes from process documentation rather than upfront screening. Property owners who genuinely want their tenants back after renovations will follow proper procedures.
Those attempting to permanently displace tenants face increased scrutiny and legal consequences if they fail to offer units back as required.
The Bigger Picture
Toronto's rental market lost over 130,000 units under $1,500 monthly while renoviction notices spiked. The bylaw represents one tool in addressing this affordable housing crisis.
Similar legislation in New Westminster reduced renoviction applications to near zero, suggesting the approach can work when properly implemented.
We expect the bylaw to primarily impact property owners attempting to abuse the renovation process. Legitimate renovation projects will continue, though with additional administrative requirements.
The construction industry adapts to new regulations regularly. This bylaw adds complexity but shouldn't prevent necessary building improvements when property owners follow proper procedures and work with qualified contractors.
Toronto's approach balances tenant protections with property rights through documentation and accountability rather than prohibition. Time will reveal whether this regulatory framework effectively reduces bad-faith evictions while preserving legitimate renovation pathways.
About BVM Contracting
BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, new home construction, multi-unit renovations, garden suite construction, and laneway suite construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.
Further than providing General Contracting and Project Management for major home renovations and home building projects in Toronto, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.
To learn more about our offering by visiting our services page.