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REAL PROPERTY REPORTS Fifth Series/Cinqui`Eme S´Erie Recueil De Jurisprudence En Droit Immobilier VOLUME 52 (Cited 52 R.P.R

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REAL PROPERTY REPORTS Fifth Series/Cinqui`Eme S´Erie Recueil De Jurisprudence En Droit Immobilier VOLUME 52 (Cited 52 R.P.R REAL PROPERTY REPORTS Fifth Series/Cinqui`eme s´erie Recueil de jurisprudence en droit immobilier VOLUME 52 (Cited 52 R.P.R. (5th)) EDITORS-IN-CHIEF/REDACTEURS´ EN CHEF Jeffrey W. Lem, B.COMM., LL.B., LL.M. John Mascarin, M.A., LL.B. Director of Titles for the Province of Ontario Aird & Berlis LLP Toronto, Ontario Toronto, Ontario QUEBEC EDITOR/REDACTEUR´ POUR LE QUEBEC´ Fredric Carsley, B.A., B.C.L., LL.B. De Grandpr´e Chait LLP/s.e.n.c.r.l. Montr´eal, Qu´ebec ASSOCIATE EDITORS/REDACTEURS´ ADJOINTS Reuben M. Rosenblatt, Q.C., LSM Bruce Ziff, B.A., LL.B., M.LITT. Minden Gross LLP Faculty of Law, University of Alberta Toronto, Ontario Edmonton, Alberta Paul De Francesca, B.A.A., LL.B. Craig R. Carter, B.SC., LL.B., LL.M. De Francesca Law Office Fasken Martineau DuMoulin LLP Toronto, Ontario Toronto, Ontario CARSWELL EDITORIAL STAFF/REDACTION´ DE CARSWELL Cheryl L. McPherson, B.A.(HONS.) Director, Primary Content Operations Sarah Bourne, B.A., LL.B. Product Development Manager Julia Fischer, B.A.(HONS.), LL.B. Nicole Ross, B.A., LL.B. Supervisor, Legal Writing Supervisor, Legal Writing Andrea Andrulis, B.A., LL.B., LL.M. Eden Nameri, B.A., LL.B. Senior Legal Writer Senior Legal Writer Martin-Fran¸cois Parent, LL.B., LL.M., Jackie Bowman DEA (PARIS II) Senior Content Editor Bilingual Legal Writer REAL PROPERTY REPORTS, a national series of annotated topical law re- Recueil de jurisprudence en droit immobilier, une s´erie nationale de ports, is published 12 times per year. Subscription rate $469.00 per bound recueils de jurisprudence sp´ecialis´ee et annot´ee, est publi´e 12 fois par ann´ee. volume including parts. Indexed: Carswell’s Index to Canadian Legal L’abonnement est de 469 $ par volume reli´e incluant les fascicules. Indexa- Literature. tion: Index a` la documentation juridique au Canada de Carswell. Editorial Offices are also located at the following address: 430 rue St. Pierre, Le bureau de la r´edaction est situ´e a` Montr´eal — 430, rue St. Pierre, Mon- Montr´eal, Qu´ebec, H2Y 2M5. tr´eal, Qu´ebec, H2Y 2M5. ________ ________ © 2015 Thomson Reuters Canada Limited © 2015 Thomson Reuters Canada Limit´ee NOTICE AND DISCLAIMER: All rights reserved. No part of this publica- MISE EN GARDE ET AVIS D’EXONERATION´ DE RESPON- tion may be reproduced, stored in a retrieval system, or transmitted, in any SABILITE´ : Tous droits r´eserv´es. 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La participation d’une personne a` la pr´esente publication ne peut en aucun cas etreˆ consid´er´ee comme constituant la formulation, par celle-ci, d’un avis No one involved in this publication is attempting herein to render legal, ac- juridique ou comptable ou de tout autre avis professionnel. Si vous avez counting, or other professional advice. If legal advice or other expert assis- besoin d’un avis juridique ou d’un autre avis professionnel, vous devez tance is required, the services of a competent professional should be sought. retenir les services d’un avocat ou d’un autre professionnel. Les analyses The analysis contained herein should in no way be construed as being either comprises dans les pr´esentes ne doivent etreˆ interpr´et´ees d’aucune fa¸con official or unofficial policy of any governmental body. comme etant´ des politiques officielles ou non officielles de quelque organ- isme gouvernemental que ce soit. 8 The paper used in this publication meets the minimum requirements of 8 Le papier utilis´e dans cette publication satisfait aux exigences minimales American National Standard for Information Sciences — Permanence of Pa- de l’American National Standard for Information Sciences — Permanence of per for Printed Library Materials, ANSI Z39.48-1984. Paper for Printed Library Materials, ANSI Z39.48-1984. ISSN 0703-4687 ISBN 978-0-7798-3195-1 Printed in Canada by Thomson Reuters CARSWELL, A DIVISION OF THOMSON REUTERS CANADA LIMITED One Corporate Plaza Customer Relations 2075 Kennedy Road Toronto 1-416-609-3800 Toronto, Ontario Elsewhere in Canada/U.S. 1-800-387-5164 M1T 3V4 Fax 1-416-298-5082 www.carswell.com Contact www.carswell.com/contact Soboczynski v. Beauchamp 175 [Indexed as: Soboczynski v. Beauchamp] Adam Soboczynski and Olga Soboczynski, Respondents and Don Beauchamp and Louise Beauchamp, Appellants Ontario Court of Appeal Docket: CA C58106 2015 ONCA 282 Alexandra Hoy A.C.J.O., Gloria Epstein, C.W. Hourigan JJ.A. Heard: November 4, 2014 Judgment: April 23, 2015 Real property –––– Sale of land — Agreement of purchase and sale — Inter- pretation of contract — Miscellaneous –––– Parties entered into agreement of purchase and sale (APS), which contained entire agreement clause — Vendors signed seller property information statement (SPIS), in which they stated that property was not subject to flooding and that they would inform purchasers of any “important changes” prior to closing — Vendors did not disclose subse- quent flood in basement — After transaction closed, basement flooded again — Purchasers brought successful action against vendors for damages based on neg- ligent misrepresentation — Vendors appealed — Appeal allowed — Given that entire agreement clause operated retrospectively, not prospectively, representa- tions made in SPIS were actionable because SPIS was completed after APS had been signed — However, evidence did not support finding that purchasers relied on representations that formed basis of their claim. Torts –––– Fraud and misrepresentation — Negligent misrepresentation (Hedley Byrne principle) — Particular relationships — Sale of land –––– Parties entered into agreement of purchase and sale (APS), which contained en- tire agreement clause — Vendors signed seller property information statement (SPIS), in which they stated that property was not subject to flooding and that they would inform purchasers of any “important changes” prior to closing — Vendors did not disclose subsequent flood in basement — After transaction closed, basement flooded again — Purchasers brought successful action against vendors for damages based on negligent misrepresentation — Vendors ap- pealed — Appeal allowed — Evidence did not support finding that purchasers relied on representations that formed basis of their claim. Cases considered by Gloria Epstein J.A.: BG Checo International Ltd. v. British Columbia Hydro & Power Authority (1993), 1993 CarswellBC 1254, [1993] 2 W.W.R. 321, [1993] 1 S.C.R. 12, 147 N.R. 81, 75 B.C.L.R. (2d) 145, 99 D.L.R. (4th) 577, 20 B.C.A.C. 241, 176 REAL PROPERTY REPORTS 52 R.P.R. (5th) 35 W.A.C. 241, 14 C.C.L.T. (2d) 233, 5 C.L.R. (2d) 173, 1993 CarswellBC 10, EYB 1993-67096, [1993] S.C.J.
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