EDMONTON —
A former Edmonton real estate agent has escaped a lifetime ban but still must pay a $21,000 fine and re-apply for his real estate licence in October after a Real Estate Council of Alberta appeal panel ruling.
Mehboob Ali Merchant admitted to several breaches of the Real Estate Act that occurred between 2011 and 2019, according to an Oct. 21 RECA written decision.
A RECA hearing panel found Merchant leased a condo without permission, mishandled a commission, and withheld documents from investigators.
“The Industry Member committed multiple breaches that were criminal in nature and involved intentional deception for the purposes of enriching himself,” Merchant’s admission of conduct reads as contained in the RECA decision.
“The theft, fraud and identity fraud were all committed intentionally, with full knowledge that he was deceiving his victims,” the RECA hearing panel summary reads.
Merchant appealed the discipline, seeking lighter penalties, arguing the wrong section of the Real Estate Act had been applied. RECA’s executive director counter-appealed, and sought a lifetime ban against him.
“Had it not been for these errors, the Hearing Panel would have imposed the proper sanction of licence cancellation and lifetime licensing prohibition.”
Today, RECA appeal panel sided with Merchant, upholding his initial sanctions and dismissing the appeal for a lifetime ban.
Merchant’s licence was cancelled by RECA effective Oct. 17, 2019. He can reapply for a new licence on Oct. 18, 2020 and must also pay $1,500 in costs.
CTV News has reached out to Merchant for comment but has yet to hear back.
‘THIS IS THEFT’
Merchant’s case stretches back to February of 2011, when he received $20,000 from his client to be paid as commission on the condo’s purchase contract.
The RECA decision states that he instead deposited those trust funds into his own bank account.
“This breach was a crime of knowing deception and proven dishonesty,” argued RECA’s case presenter. “He never gave it to his brokerage. This is theft.”
Merchant cited his industry inexperience at the time and called the deposit “a clerical oversight” which he said “can simply be dealt with administratively.”
“I did pay all applicable fees charged by my brokerage, and thereby, did not commit any theft,” Merchant argued as per the RECA decision.
LEASE DEAL CONFUSION
Four years later, the same condo (and owner) were at the centre of another incident involving Merchant in January of 2015.
According to the RECA decision, Merchant attempted to enter into a lease with the condo owner on the understanding he was acting on behalf of his brokerage.
In actuality, the tenant was a corporation Merchant had registered to appear to be his brokerage.
“He did this for the purpose of personally profiting and thereby committed identity fraud,” the decision reads.
While admitting his actions were reckless, Merchant argued the corporation was registered by his wife to handle her private real estate portfolio.
“It was not my corporation and I have never had any positions or rights to this corporation.”
RENTED WITHOUT PERMISSION
The next month, Merchant rented out the condo to a tenant, but did so without the owner’s permission and without telling that tenant he wasn’t authorized to lease the property, according to the RECA decision.
“This cost [the tenant] money because she had to move early and unexpectedly. This cost [the owner] money because she was deprived of the lawful use of her own property.”
The decision notes Merchant offered to pay the owner back but also that it was less than what he collected and the gesture came only after he was under investigation.
“[Merchant] unlawfully collected rent from [the tenant], which he kept for himself. This is fraud.”
Merchant argued he never told the tenant that he owned the condo but that he didn’t share with her the written agreement he had with the condo’s owner
“This was reckless on my part but not fraudulent.”
In April of 2015, the owner filed a formal complaint with RECA, sparking an investigation in which Merchant was accused of withholding evidence.
“RECA investigators asked Mr. Merchant multiple times to provide a copy of the lease with GC and copies of all correspondence in regard to that lease,” reads the decision.
“He intentionally withheld these documents.”
Merchant stated the documents were not in his possession when asked for them and that they were later recovered from the tenant by investigators.
Merchant worked under the name Ali Merchant in Edmonton with the Century 21 Platinum Realty company but is no longer listed on its website.
MONTREAL – Two Quebec real estate brokers are facing fines and years-long suspensions for submitting bogus offers on homes to drive up prices during the COVID-19 pandemic.
Christine Girouard has been suspended for 14 years and her business partner, Jonathan Dauphinais-Fortin, has been suspended for nine years after Quebec’s authority of real estate brokerage found they used fake bids to get buyers to raise their offers.
Girouard is a well-known broker who previously starred on a Quebec reality show that follows top real estate agents in the province.
She is facing a fine of $50,000, while Dauphinais-Fortin has been fined $10,000.
The two brokers were suspended in May 2023 after La Presse published an article about their practices.
One buyer ended up paying $40,000 more than his initial offer in 2022 after Girouard and Dauphinais-Fortin concocted a second bid on the house he wanted to buy.
This report by The Canadian Press was first published Sept. 11, 2024.
MONTREAL – The Quebec Professional Association of Real Estate Brokers says Montreal-area home sales rose 9.3 per cent in August compared with the same month last year, with levels slightly higher than the historical average for this time of year.
The association says home sales in the region totalled 2,991 for the month, up from 2,737 in August 2023.
The median price for all housing types was up year-over-year, led by a six per cent increase for the price of a plex at $763,000 last month.
The median price for a single-family home rose 5.2 per cent to $590,000 and the median price for a condominium rose 4.4 per cent to $407,100.
QPAREB market analysis director Charles Brant says the strength of the Montreal resale market contrasts with declines in many other Canadian cities struggling with higher levels of household debt, lower savings and diminishing purchasing power.
Active listings for August jumped 18 per cent compared with a year earlier to 17,200, while new listings rose 1.7 per cent to 4,840.
This report by The Canadian Press was first published Sept. 6, 2024.
In the quest to find cities where renters can enjoy the best of all worlds, a recent study analyzed 24 metrics across three key categories—Housing & Economy, Quality of Life, and Community. The study ranked the 100 largest cities in Canada to determine which ones offer the most to their renters.
Here are the top 10 cities that emerged as the best for renters in 2024:
St. John’s, NL
St. John’s, Newfoundland and Labrador, stand out as the top city for renters in Canada for 2024. Known for its vibrant cultural scene, stunning natural beauty, and welcoming community, St. John’s offers an exceptional quality of life. The city boasts affordable housing, a robust economy, and low unemployment rates, making it an attractive option for those seeking a balanced and enriching living experience. Its rich history, picturesque harbour, and dynamic arts scene further enhance its appeal, ensuring that renters can enjoy both comfort and excitement in this charming coastal city.
Sherbrooke, QC
Sherbrooke, Quebec, emerges as a leading city for renters in Canada for 2024, offering a blend of affordability and quality of life. Nestled in the heart of the Eastern Townships, Sherbrooke is known for its picturesque landscapes, vibrant cultural scene, and strong community spirit. The city provides affordable rental options, low living costs, and a thriving local economy, making it an ideal destination for those seeking both comfort and economic stability. With its rich history, numerous parks, and dynamic arts and education sectors, Sherbrooke presents an inviting environment for renters looking for a well-rounded lifestyle.
Québec City, QC
Québec City, the capital of Quebec, stands out as a premier destination for renters in Canada for 2024. Known for its rich history, stunning architecture, and vibrant cultural heritage, this city offers an exceptional quality of life. Renters benefit from affordable housing, excellent public services, and a robust economy. The city’s charming streets, historic sites, and diverse culinary scene provide a unique living experience. With top-notch education institutions, numerous parks, and a strong sense of community, Québec City is an ideal choice for those seeking a dynamic and fulfilling lifestyle.
Trois-Rivières, QC
Trois-Rivières, nestled between Montreal and Quebec City, emerges as a top choice for renters in Canada. This historic city, known for its picturesque riverside views and rich cultural scene, offers an appealing blend of affordability and quality of life. Renters in Trois-Rivières enjoy reasonable housing costs, a low unemployment rate, and a vibrant community atmosphere. The city’s well-preserved historic sites, bustling arts community, and excellent educational institutions make it an attractive destination for those seeking a balanced and enriching lifestyle.
Saguenay, QC
Saguenay, located in the stunning Saguenay–Lac-Saint-Jean region of Quebec, is a prime destination for renters seeking affordable living amidst breathtaking natural beauty. Known for its picturesque fjords and vibrant cultural scene, Saguenay offers residents a high quality of life with lower housing costs compared to major urban centers. The city boasts a strong sense of community, excellent recreational opportunities, and a growing economy. For those looking to combine affordability with a rich cultural and natural environment, Saguenay stands out as an ideal choice.
Granby, QC
Granby, nestled in the heart of Quebec’s Eastern Townships, offers renters a delightful blend of small-town charm and ample opportunities. Known for its beautiful parks, vibrant cultural scene, and family-friendly environment, Granby provides an exceptional quality of life. The city’s affordable housing market and strong sense of community make it an attractive option for those seeking a peaceful yet dynamic place to live. With its renowned zoo, bustling downtown, and numerous outdoor activities, Granby is a hidden gem that caters to a diverse range of lifestyles.
Fredericton, NB
Fredericton, the capital city of New Brunswick, offers renters a harmonious blend of historical charm and modern amenities. Known for its vibrant arts scene, beautiful riverfront, and welcoming community, Fredericton provides an excellent quality of life. The city boasts affordable housing options, scenic parks, and a strong educational presence with institutions like the University of New Brunswick. Its rich cultural heritage, coupled with a thriving local economy, makes Fredericton an attractive destination for those seeking a balanced and fulfilling lifestyle.
Saint John, NB
Saint John, New Brunswick’s largest city, is a coastal gem known for its stunning waterfront and rich heritage. Nestled on the Bay of Fundy, it offers renters an affordable cost of living with a unique blend of historic architecture and modern conveniences. The city’s vibrant uptown area is bustling with shops, restaurants, and cultural attractions, while its scenic parks and outdoor spaces provide ample opportunities for recreation. Saint John’s strong sense of community and economic growth make it an inviting place for those looking to enjoy both urban and natural beauty.
Saint-Hyacinthe, QC
Saint-Hyacinthe, located in the Montérégie region of Quebec, is a vibrant city known for its strong agricultural roots and innovative spirit. Often referred to as the “Agricultural Technopolis,” it is home to numerous research centers and educational institutions. Renters in Saint-Hyacinthe benefit from a high quality of life with access to excellent local amenities, including parks, cultural events, and a thriving local food scene. The city’s affordable housing and close-knit community atmosphere make it an attractive option for those seeking a balanced and enriching lifestyle.
Lévis, QC
Lévis, located on the southern shore of the St. Lawrence River across from Quebec City, offers a unique blend of historical charm and modern conveniences. Known for its picturesque views and well-preserved heritage sites, Lévis is a city where history meets contemporary living. Residents enjoy a high quality of life with excellent public services, green spaces, and cultural activities. The city’s affordable housing options and strong sense of community make it a desirable place for renters looking for both tranquility and easy access to urban amenities.
This category looked at factors such as average rent, housing costs, rental availability, and unemployment rates. Québec stood out with 10 cities ranking at the top, demonstrating strong economic stability and affordable housing options, which are critical for renters looking for cost-effective living conditions.
Québec again led the pack in this category, with five cities in the top 10. Ontario followed closely with three cities. British Columbia excelled in walkability, with four cities achieving the highest walk scores, while Caledon topped the list for its extensive green spaces. These factors contribute significantly to the overall quality of life, making these cities attractive for renters.
Victoria, BC, emerged as the leader in this category due to its rich array of restaurants, museums, and educational institutions, offering a vibrant community life. St. John’s, NL, and Vancouver, BC, also ranked highly. Québec City, QC, and Lévis, QC, scored the highest in life satisfaction, reflecting a strong sense of community and well-being. Additionally, Saskatoon, SK, and Oshawa, ON, were noted for having residents with lower stress levels.
For a comprehensive view of the rankings and detailed interactive visuals, you can visit the full study by Point2Homes.
While no city can provide a perfect living experience for every renter, the cities highlighted in this study come remarkably close by excelling in key areas such as housing affordability, quality of life, and community engagement. These findings offer valuable insights for renters seeking the best places to live in Canada in 2024.
