Fear in the room was palpable as about 60 renters, many of them seniors, crowded into the James Bay New Horizons Activity Centre on Wednesday, worried about whether they are going to be evicted from their apartments.
Many are convinced the James Bay neighbourhood is facing a pending tsunami of what is known as “renovictions” — a tactic used by some landlords to kick out renters under the guise of renovating so they can increase the rent. Often, the renovations turn out to be only cosmetic.
It is a particular problem for seniors on fixed incomes, who — once turfed from their homes — are left scrambling to find an affordable apartment in a city where vacancy rates for renters are at historic lows.
Between 500 and 600 apartment units in six James Bay apartment buildings are now owned by the same company — Starlight Investments Ltd. Starting in December, some tenants received two-month eviction notices saying they had to move out because of renovations.
“If we have no rental stock in the city, where are we supposed to go?” said a woman who, worried about her tenancy, requested her name not be used.
“We’re talking about permanent displacement of people who want shelter over their head,” she said.
“I don’t think they’re renovating these properties. I think they’re performing long overdue maintenance,” said Bill Appledorf, 70. Appledorf’s rent of about $750 a month for a studio apartment could increase more than $300 because of renovations.
“It’s very scary,” said Victoria Coun. Pam Madoff. “It’s very miserable in our position because there’s really so little that we can do. There’s nowhere [for the tenants] to go.”
The six apartment buildings owned by Starlight Investments are managed by Larlyn Property Management, headquartered in London, Ont. A Larlyn representative was in the room Wednesday but said he had not been given permission to comment. A company spokesman in its Ontario head office did not immediately return calls for comment.
Carole James, NDP MLA for Victoria-Beacon Hill, asked the Together Against Poverty Society to hold the workshop in response to constituents showing up at her office with eviction notices.
“We’re obviously worried for the tenants,” James said.
“If you’re looking at three large towers … and people are going to be told they can’t live in their apartments and they can’t afford to move back, that’s a huge number of tenants trying to find rental units that just aren’t available in Victoria.”
Larlyn’s website shows it managing Goodacre Towers at 350 and 360 Douglas St.; Seaview Towers, 450 Dallas Rd.; 660 Niagara St.; Regent Towers, 415 Michigan St.; and Charter House, 435 Michigan St. It advertises monthly rents from about $955 for a bachelor, $1,375 for a one bedroom and $1,775 for a two bedroom.
James said New Democrats have pressed for changes to the Residential Tenancy Act, but the provincial Liberal government has refused.
She said some of the changes needed include provisions for more notice, right of first refusal for a unit once renovated and a requirement for proper justification for rent increases following renovations.
“Many of these people are seniors who have been in their building a long time.” She said she spoke to one who had been in her apartment 20 years.
Appledorf laid the blame at the feet of city hall, saying that there’s no way building permits should be issued if it’s going to result in tenants being displaced.
Coun. Chris Coleman said it would be near impossible not to issue a permit to a landlord wanting to do repairs and maintenance.
“We need more information on what the building plans are. What are the renovations? Are they significant renovations that will force people to be evicted for a term, or are they ones that can be worked around?”
The latest figures from Canada Mortgage and Housing Corp. show the rental apartment vacancy rate in Greater Victoria at 0.6 per cent in October, down from 1.5 per cent a year earlier.
