A Winnipeg real estate agent has been ordered to pay $6,000 in costs and temporarily suspended for failing to disclose accurate information about a condo dwelling to a buyer six years ago.
Rahim Omar Mirza brokered the sale of a Crescentwood condo to a woman without revealing foundation issues with the lower unit of the two-condo building, according to a settlement agreement between Mirza and the Manitoba Securities Commission filed with the Manitoba Financial Services Agency late last month.
According to the settlement agreement with the Manitoba government agency, Mirza showed the woman the condo on Oct. 12, 2018. She made an offer to purchase it that was accepted by the seller, whom Mirza was also representing. The offer was not subject to a home inspection.
The woman took possession of the condo on Nov. 14, 2018, and later became aware it had foundation issues.
She paid $34,535 to repair the foundation, according to her statement of allegations, which was filed with the commission last summer.
She met with the owner of the condo’s upper unit on March 3, 2019, who provided her with a home inspection report commissioned by a previous prospective buyer of the lower unit.
Inspection discovered foundation issues
An offer to buy the condo had been made on July 7, 2018, but it was subject to a home inspection.
A foundation contractor who carried out an inspection found problems with the front foundation wall, and the sale was cancelled.
Mirza was aware of the inspection, according to the settlement agreement, but he maintains he was not provided with a copy of the foundation contractor’s report.
However, in a text message to the buyer on Oct. 22 of that year, Mirza said he “just wanted to reiterate the fact that the condo building was 100% re-done in 2003 and the roof in 2015.”
Another message he sent her, three days later, said “we’ve had two other accepted offers since we listed [the condo] and those simply fell through because the buyers credit wasn’t good enough to get the mortgage.”
A Manitoba Securities Commission panel approved a settlement agreement at a hearing on Dec. 28, 2023, stating it believed Mirza ‘committed professional misconduct and conduct unbecoming a registrant.’ (CBC)
The settlement agreement also says that the woman who bought the lower unit received copies of two emails between the person who owned the upper unit and the previous owner of the lower unit.
The June 12, 2018, email from the owner of the upper condo suite stated, “are we going to get that structural engineer to come in to look at the foundation?… I assume we do have some big structural issues so I was thinking that should be something we do regardless of who you may sell to.”
The July 13, 2018, reply from the then-owner of the lower condo suite stated, “Here I introduce Rahim Mirza, agent for the sale.… I don’t believe the structural issues will be so dire that I would be sued.”
When the commission asked Mirza about the buyer’s allegations, he said in a response dated Jan. 2, 2020, that he was unaware of any pre-existing structural or foundation issues from the seller.
Mirza reiterated that stance in an interview with two commission investigators on March 4, 2021.
Apologized for conduct ‘contrary to public interest’
In a letter to the commission on March 21, 2022, Mirza admitted he was dealing with stressful life events during the sale of the condo, which impacted both his work and his personal life.
“I sincerely apologize if I had fallen below the standard expected by the [commission] of a limited joint representation,” Mirza wrote in the letter.
He acknowledged his conduct in the transaction was “contrary to public interest.”
In August of 2020, the condo buyer filed a civil lawsuit in the Court of King’s Bench against Mirza and the previous owner. The matter was settled out of court, and the terms of the settlement are confidential, the settlement agreement with the Manitoba Securities Commission says.
A commission panel approved the settlement agreement at a hearing on Dec. 28, 2023, stating it believed Mirza “committed professional misconduct and conduct unbecoming a registrant.”
In a document outlining the reasons for its decision, the panel noted Mirza’s counsel had noted he has not been subject to any other complaints to the commission, and that he was remorseful for the way he had conducted himself.
The panel also noted that Mirza has separately reached a financial settlement with the buyer.
He was ordered to pay $6,000 to the commission in costs, and his registration as a real estate salesperson was suspended from Jan. 1 to 31 of this year.
Mirza also has to abide by other conditions of registration for one year, and is required to complete an education course before the end of January 2025.
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.
