快过节了，我还是循惯例，去看望我在BAY街事务所的犹太老师傅，坐下来喝了杯咖啡，聊了一会儿。

他知道我近年代理了许多房东房客案，很高兴。他说，是啊，这样的事经常发生，大家都需要帮助。老百姓什么都可以不要，就是不能没有那张睡觉的床。所以出租业方兴未艾。而且，房东房客问题在各个社区都普遍存在。前不久发生的REAGAN欠租恶意上诉案，KINGSTON租客滥用民居为商用造成大规模损害，一时间，震惊各个族裔的投资人。他鼓励我继续认真执业，服务好我的社群，并给了我许多具体的建议。临走时，他拍这我的肩膀说，伙计，别忘了我送你的那条木头。我2013年5月离开BAY街，在世嘉堡创办自己的事务所，临走前，师傅送了我一件礼物。

我的确也是很勤勉地行我的本分，同时，也愿意将我知道的，分享给大家。学习的一个好方式，就是讨论。尤其是有针对性的、实质性的讨论。为此，我就选择了最常见的几个话题，今天早上发给了大家，请大家讨论，互相观察，以期有所提高。大家的学习兴趣很高，有许多朋友对法律的掌握很准确，令人欣慰。

现在我小结一下，请大家指正。

【1】12月31日，您的租约到期。租客必须在1月1日搬家。对吗？

先解析本题的元素，在我的执业中，叫做调查取证。我发现：

• 房东和租客有一个租约，无论是书面还是口头，都被认可是合法而且成立的。那么就是有约定可循。但是一般来说，建议房东和租客都签一份书面的租约。
• “租约中”说12月31日到期，意味着租用的结束日在租约中被规定成了12月31日。证据中没有说明租客是否表示过在12月31日自愿离开，或者不离开。那么，法律认为是不离开。
• 既然法律认为是不离开，那么租客就有权继续居住。
• 根据是民租法的第三十八条。

Deemed renewal where no notice

38. (1)If a tenancy agreement for a fixed term ends and has not been renewed or terminated, the landlord and tenant shall be deemed to have renewed it as a monthly tenancy agreement containing the same terms and conditions that are in the expired tenancy agreement and subject to any increases in rent charged in accordance with this Act.  2006, c. 17, s. 38 (1).

Same

(2) If the period of a daily, weekly or monthly tenancy ends and the tenancy has not been renewed or terminated, the landlord and tenant shall be deemed to have renewed it for another day, week or month, as the case may be, with the same terms and conditions that are in the expired tenancy agreement and subject to any increases in rent charged in accordance with this Act.  2006, c. 17, s. 38 (2).

Same

(3) If the period of a periodic tenancy ends, the tenancy has not been renewed or terminated and subsection (2) does not apply, the landlord and tenant shall be deemed to have renewed it as a monthly tenancy, with the same terms and conditions that are in the expired tenancy agreement and subject to any increases in rent charged in accordance with this Act.  2006, c. 17, s. 38 (3).

【2】你出租“二楼雅房”一间。租客和您的儿子共用卫生间。租客欠租您去房东局起诉。对吗？

先调查取证。结果如下：

• 房东的确将物业中的一间租给了租客。
• 房东的儿子和租客从租用开始的第一天起，就共同使用卫生间。房东的儿子和租客在租约开始前就都知道这个安排。
• 房东表达了租客欠租这一事实。
• 根据第五条第（i）款，房东或房东的家人与租客共同使用厨房或卫生间，民租法不管辖。

Exemptions from Act

5. This Act does not apply with respect to,

……………..

(i) living accommodation whose occupant or occupants are required to share a bathroom or kitchen facility with the owner, the owner’s spouse, child or parent or the spouse’s child or parent, and where the owner, spouse, child or parent lives in the building in which the living accommodation is located;

【3】您的租约是从今年的6月1日起租，为期一年，明年5月31日到期。忽然知道二舅的儿子要来上学，您提前六十天通知租客，要求他在2月底搬家。可以吗？

经调查取证，分析如下：

• 您与租客有一个租约，租约中表达租期是从今年的6月1日起，明年的5月31日止，为期12个月。
• 您打算请租客的明年的2月底搬出，因为有亲属要用。
• 您提前了六十天给租客发出了搬家通知。
• 您忽略了您与租客有一个为期一年，并且是在明年5月31日才到期结束的租约，您在要求租客於租约未结束前搬家，您的行为是有意（或因不知法而）违约，应立即停止。
• 您可以尝试与租客讨论，是否租客也愿意提前解除租约。如果租客不愿意，您无法结束租约。如果租客愿意，您可以和租客协商任何条款。同时签一个协议书，以解除原租约。
• 民租法第三十七条有具体表述。

Termination only in accordance with Act

37. (1)A tenancy may be terminated only in accordance with this Act.  2006, c. 17, s. 37 (1).

......

Termination by agreement

(3) A notice of termination need not be given if a landlord and a tenant have agreed to terminate a tenancy.  2006, c. 17, s. 37 (3).

……

When agreement void

(5) An agreement between a landlord and tenant to terminate a tenancy is void if it is entered into,

(a) at the time the tenancy agreement is entered into; or

(b) as a condition of entering into the tenancy agreement.  2006, c. 17, s. 37 (5).

Application of subss. (4) and (5)

(6) Subsections (4) and (5) do not apply to rental units occupied by students of one or more post-secondary educational institutions,

(a) in a residential complex owned, operated or administered by or on behalf of the post-secondary educational institutions; or

(b) in a residential complex where a non-profit housing co-operative provides housing units primarily for post-secondary students.  2013, c. 3, s. 25.

Same

(7) Subsections (4) and (5) do not apply to rental units in a residential complex with respect to which the landlord has entered into an agreement with one or more post-secondary educational institutions providing,

(a) that the landlord, as of the date the agreement is entered into and for the duration of the agreement, rents the rental units which are the subject of the agreement only to students of the institution or institutions;

(b) that the landlord will comply with the maintenance standards set out in the agreement with respect to the rental units which are the subject of the agreement; and

(c) that the landlord will not charge a new tenant of a rental unit which is a subject of the agreement a rent which is greater than the lawful rent being charged to the former tenant plus the guideline.  2006, c. 17, s. 37 (7).

最近我还会陆续提出更多的讨论话题，请大家关注。谢谢大家一贯的支持。

【如上是对问题的讨论，不是法律意见。因为个案不同，具体环境和背景不一，所以应寻求具体建议。】

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