It appears that a building permit was issued to the prior owner on the basis of an incomplete application, without all the required drawings and details.
When Breen learned of the structural problems, he made a claim to FCT Insurance Company under the covered risks in his title insurance policy on the basis that:
- there was an “adverse circumstance” affecting the land which would have been disclosed by a records search with the municipality.
FCT initially agreed to cover Breen’s claim, but later denied coverage. Breen sued the title insurer.
The trial was held before Justice Margaret Eberhard in May, and her decision was released last month.
Breen’s claim was based on the outcome of a 2015 Court of Appeal ruling in the case of MacDonald v. Chicago Title. In that case, a previous owner had removed support walls in his home without obtaining a building permit that would have denied removal of the weight-bearing walls.
When the defect was discovered, the City of Toronto issued an order to remedy an unsafe building. The Court of Appeal found this set of circumstances rendered the new owner’s title unmarketable and ruled that there was coverage under the title insurance policy.
Following the precedent set in the MacDonald case, Justice Eberhard found that Breen had proven numerous building code violations in his cottage’s third floor beams, insufficient stair height clearance, improper skylight placement, missing ground cover leading to floor damage, and missing roof ventilation.
The judge noted that the decision in the MacDonald case appears to extend title insurance coverage to information revealed long after the date of the purchase, and from investigations beyond conventional off-title searches at the time of closing when title insurance is obtained.
As a result, the judge decided that Breen’s title was unmarketable and that he was covered under his title insurance policy.
There is no word yet on whether the decision will be appealed.
Top image credit: AnnaSqBerg, Getty Images
Bob Aaron is Toronto real estate lawyer. His Title Page column appears on this blog, Move Smartly, and in The Toronto Star. You can follow Bob on Twitter @bobaaron2 and at his website aaron.ca.
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