Reasons for Order
1. Introduction
Mike Power and
Cheryl Myers (the Appellants) appealed Order LD04-048 (Exhibit E-20) issued by
the Director of Residential Rental Property (the Director) on February 17,
2004. The Appellant's Notice of Appeal (Exhibit E-21) was received by the
Island Regulatory and Appeals Commission (the Commission) on February 18,
2004.
The Director's
Order and this present appeal arise from a Notice of Termination by Lessor of
Rental Agreement issued by Kevin Gallant per Laura Fanning (the Respondent)
for a rental dwelling located at RR #2 Hunter River, Prince Edward Island.
The appeal was
heard in the Commission's main hearing room in Charlottetown, Prince Edward
Island on Monday, March 8, 2004.
2. Background
The
Appellants, as lessees, entered into a rental agreement with the Respondent,
as lessor, on August 15, 2003 to rent the dwelling located at RR#2 Hunter
River.
In November
2003 and January 2004, the Respondent issued a Notice of Termination of Rental
Agreement (Notice) to the Appellants. In each Notice, the Respondent alleged
that the Appellants failed to pay rent due on the first day of the applicable
month.
On January 28,
2004 the Respondent filed an application pursuant to subsection 13(3) of the
Rental of Residential Property Act (the Act),
R.S.P.E.I. 1988, Cap. R-13.1, for an order to terminate the rental agreement
on the basis that the Appellants are persistently and/or habitually late in
the payment of rent. A hearing was held before the Director on February 12,
2004, pursuant to paragraph 4(2)(d) of the Act.
In the
Director's Order, issued February 17, 2004, the Director found that the
Appellants had been persistently and habitually late in the payment of rent on
a number of occasions since entering into the rental agreement in 2003. The
Director found that the Respondent had established just cause for the
termination of the rental agreement effective February 17, 2004.
The Appellants
appealed the Director's Order to the Commission.
3.
Decision
The appeal is
denied.
In this
matter the Commission must first satisfy itself that the reasons for the order
to terminate the rental agreement were valid, and secondly that the Director
acted in accordance with the provisions of the Act in issuing
Order LD04-048.
The Appellants have failed to provide sufficient
evidence to support their request to have Order LD04-048 reversed or varied.
The Commission is satisfied the reasons to terminate the rental agreement were
valid and the Order was issued in accordance with the provisions of the
Act. Accordingly, the Commission confirms the decision of the
Director in Order LD04-048.
Sections 25 and 26 of the Act read
as follows:
25.
(1) Any party to a decision or order of the Director, if the party has
appeared or been represented at the hearing before the Director, may appeal
therefrom by serving on the Commission, within twenty days after receipt of
the decision or order of the Director, a notice of appeal in the form
prescribed by regulation.
(2)
Appeals made to the
Commission shall be heard by it within thirty days of receipt of the appeal.
(3)
Where
an appeal is not made under subsection (1), the parties are deemed to have
accepted the decision of the Director and the decision is final.
1988,c.58,s.25;
1990,c.53,s.7; 1991,c.34,s.1,2; 1991,c.18,s.22 {eff.} Nov. 4/91.
26.
(1) An appeal to the
Commission shall be by way of a re-hearing, and the Commission may receive
and accept such evidence and information on oath or affidavit as in its
discretion it considers fit and make such decision or order as the Director
is authorized to make under this Act.
(2) A lessor or lessee may, within fifteen days of the decision of the
Commission, appeal to the court on a question of law only.
(3) The rules of court governing appeals apply to an appeal under
subsection (2).
(4) Where the Commission has confirmed, reversed or varied an order of the
Director and no appeal has been taken within the time specified in
subsection (2), the lessor or lessee may file the order in the court.
(5) Where an order is
filed pursuant to subsection (4), it may be enforced as if it were an order
of the court.
1988,c.58,s.26; 1990,c.53,s.8; 1991,c.18,s.22 {eff.} Nov. 4/91.
Subsection 13(3) of the
Act reads as follows:
13(3) Where a lessee is
persistently or habitually late in the payment of rent the lessor may apply to
the Director for such order, including termination of the rental agreement as
the Director considers just.
The Appellants submitted that they do not
dispute that the October 2003 cheque was returned NSF. However, the
Appellants submit that the November 3, 2003 Notice was "unjust and invalid" as
the Appellants never had the opportunity to pay the rent with that cheque and
that cheque was never returned NSF. The Appellants also state that they never
informed Mr. Gallant that they needed more time. Rather, Mr. Power had
informed Mr. Gallant that he would have to wait until the final date set out
in the November 3, 2003 Notice before receiving November's rent.
The Appellants submitted that the January 2004
rent remained unpaid as they were paying $400 per month to heat the dwelling
and yet, in spite of this cost, the dwelling was so cold that the pipes were
freezing.
The Respondent submitted that in November 2003
she went to her local Bank of Nova Scotia branch in British Columbia to
attempt to have the November rent cheque certified. The bank checked into the
matter and advised her that there were insufficient funds for the cheque to
clear. The Respondent explained that had she merely deposited the cheque, her
bank would have placed a 20 day hold on the cheque. The Respondent also
stated that after having received a NSF cheque from the Appellants the
previous month, she had the right to demand cash or a certified cheque.
At the hearing, both parties discussed in
considerable detail their respective positions on issues such as the condition
of the dwelling, the status of the contents of the dwelling and the cost to
heat the dwelling. However, the Commission reminds the parties that the issue
to be addressed on this appeal is whether or not the lease should be
terminated pursuant to subsection 13(3) of the Act.
While the November 2003 rent cheque was never
returned NSF, the Appellants by their own admission waited until November 24,
2003 to pay the November rent as Mr. Parker considered the November Notice to
be unjust and invalid.
Although there may be some doubt as to whether
or not the November 2003 rent would have been paid on time had the Respondent
not attempted to have the November rent cheque certified, the Commission finds
that a pattern of late payment exists based on the October 2003 and January
2004 rent cheques, both of which were returned NSF.
Upon a review of the
evidence and upon hearing the parties, the Commission finds that the evidence
demonstrates that the Appellants were persistently or habitually late in the
payment of rent and the Director was acting within the Act in
issuing Order LD04-048. The Commission therefore has no basis to set aside
this Order and this Order is hereby confirmed.