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Fixations and CPP, March 20, 2005 |
Please, advise neighbors of the contents of this message, but
NEVER POST IT ON THE LANDLORD'S PROPERTY
(this includes lobbies, elevators, laundry rooms, and bulletin boards)!
The court was not yet able to come to a decision regarding
"Metropolitan Structures (MSI) Inc." on February 22, 2005.
The Régie du logement (Quebec Rental Board) had tried everything
possible, though, to accelerate procedures that affected some 150 tenants (among 345 in Fixation) who actually showed up:
* Fast registration, using 2 clerks rather than one as in previous years
* Distribution of essential photocopies upon registration
* Granting of "special status" to NITA by the judge (Me Marie
POITRAS)
Tenants were relaxed, being aware of their rights and responsibilities.
Most interventions proved pertinent, e.g.:
* Additional rent charged to some people who have dogs
* Some late deliveries by the bailiff
* Rent decrease, due to the presence of vermin.
The landlord, on the other hand, introduced various items, that caused a regrettable delay of several hours before actual analysis could start:
* Verifying or correcting dozens of Base Rent levels
* Addition of a sizeable amount ($ 4,652,147 under "Maintenance")
* Modification of a number of other figures.
Don't fear, though: NITA's projections already anticipated most such changes [see adjustments below].
The hearing will resume, probably towards or before the end of May. Tenants in "Fixation 2003" should receive a notice, within a few weeks. If you had registered on February 22nd, you will continue to be considered present. It remains most helpful to show up again, for all those who can.
Meanwhile, the rent levels paid by people in Fixation remain unchanged since 2002. They should set aside the retroactive increases anticipated by NITA [See modifications below. At the moment, it is necessary for NITA to guess two series of increases. The first set assumes the court would reject
all "corrections" claimed by MSI. The second set assumes all changes would be accepted]. The total backlog will be payable within one month from the judgment date. Verify that there are no mathematical errors in the decision, nor in corresponding invoices usually provided by MSI.
"Fixation 2004" cannot be heard before "Fixation 2003" is put to bed, hence not before the Summer of 2005, earliest
MSI would now be in a position to provide you with relevant
information, should they be so inclined, starting with the so-called "Feuille de renseignements nécessaires", for example. It would allow modifying NITA's projections [see below], if required. MSI admit that previous delays were caused by the purchase by Boardwalk; these problems no longer exist.
If need be, NITA's estimates will be revised via mass e-mails. They reach over 500 families, including yourself. Thank you for having provided NITA with an e-mail address!
NITA hears on occasion that MSI seem to worry, being faced with a flood of refusals, and offer *LESS* even than NITA's projections below (please bear in mind that NITA's early projections tend to be overly prudent and conservative).
In order to help you with more confidence, NITA needs to hear from everybody, via e-mail, *AND THAT MEANS YOU*. For example:
"I rent at [address]. MSI first reduced their +3% to +2.5%, when I visited tem on [date]. On [date] MSI phoned me with a +1.5% offer, including "free" paint, and changing the bathtub. How does that compare, today, with what is offered to others? I shall e-mail NITA my case number, as soon as known."
("31-050xxx-xxxF", handwritten, grayed out box, top right-hand corner of your green copy of the legal size "Demande de modification"). NITA would also appreciate finding out with whom you dealt, at MSI.
As you can see, Dear Neighbours, tenants' implication leads directly to lower rent increases. Thank you all!
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NITA'S FORECASTS (assuming no Major Expenses)
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FIXATION 2003:
* Originally, MSI asked for a 5% increase from everybody
* As of this writing, MSI are reputed to offer to settle for 1%, being one fifth of their original demand
NITA estimates that the Rental Board is more likely to calculate:
a) For gas heated tenants:
* 0.21%, following the best case scenario (using the "Feuille de R.N." as filed prior to modifications)
* 1.23%, should the Rental Board accept all modifications listed by MSI
b) Electric heated or non heated tenants:
* 0.48% in the first case, and 1.51% in the second.
FIXATION 2004:
MSI are said to stick with their original +3% for all. NITA would be more inclined to think of somewhere around +2,4% (gas heated), and +1.7% (all others)
FIXATION 2005:
MSI's original +3% is reputed to have already dropped by half, down to +1.5%, i.e.: smack between NITA's estimates of +1.4% for gas heated dwellings and +1.6% for all others.
The "Committee for the protection of the Patrimony - IDS" urges you to sign a petition and, then, to intervene during the public meeting of the Council, Tuesday, March 29, 2005 at 07:00pm, at Borough Hall.
For info:
Nina Gould 296-6114 ngould@quantum.ca
