Belzil v. Bain et al., (2001) 300 A.R. 72 (QB)

JudgeKenny, J.
CourtCourt of Queen's Bench of Alberta (Canada)
Case DateJune 20, 2001
Citations(2001), 300 A.R. 72 (QB)

Belzil v. Bain (2001), 300 A.R. 72 (QB)

MLB headnote and full text

Temp. Cite: [2001] A.R. TBEd. SE.069

Richard David Belzil and Laura Jane Belzil (plaintiffs) v. Charles Edward Bain, Holly Lenore Bain, Twin Oakes Management Inc., operating as Re/Max House of Real Estate and the said Re/Max House of Real Estate (defendants)

(Action No. 9701-00835)

Indexed As: Belzil v. Bain et al.

Alberta Court of Queen's Bench

Judicial District of Calgary

Kenny, J.

September 5, 2001.

Summary:

Purchasers sued the vendors of a house alleging that the vendors fraudulently concealed a structural defect in a basement wall. One of the vendors was a real estate agent. Therefore, the purchasers also sued a realty company as the vendor's employer. At the close of the purchasers' case, the defendants applied for a non-suit under rule 260.

The Alberta Court of Queen's Bench allowed the applications and dismissed the actions.

Fraud and Misrepresentation - Topic 6

Fraudulent misrepresentation - What constitutes fraudulent misrepresentation - [See Sale of Land - Topic 8108 ].

Fraud and Misrepresentation - Topic 221

Fraudulent misrepresentation - Reliance and alteration of position - General - [See Sale of Land - Topic 8108 ].

Master and Servant - Topic 303

Nature of relationship - What constitutes an employer-employee relationship - Purchasers sued the vendors of a house alleging that the vendors fraudulently concealed a structural defect in a basement wall - One of the vendors was a real estate agent - Therefore, the purchasers also sued a realty company (Re/Max) as the vendor's employer - An issue was whether the agent was an employee or independent contractor - The Alberta Court of Queen's Bench held that there was an employment relationship - Re/Max provided office space - All listings were to be taken in Re/Max's name - Upon the expiry of the agreement between the sales associates and Re/Max, the listings became the exclusive property of Re/Max - All listings were to be shared with all other Re/Max sales associates - All fees were to be paid to Re/Max - All sales associates had to comply with Re/Max's rules respecting the functioning of the business - These factors clearly demonstrated that Re/Max controlled the performance of the agent's work and the assets that were used in that business - See paragraph 80.

Sale of Land - Topic 8108

Defences of vendor - Caveat emptor - Exceptions - The plaintiffs purchased a home from the defendants (the Bains) - after it was inspected by a structural engineer - They sued the vendors alleging that they fraudulently concealed a structural defect in a basement wall (a bulge in the concrete) - There was framing, insulation and a vapour barrier covering a majority of the basement walls - The Alberta Court of Queen's Bench concluded that the bulge constituted a patent defect - Although the defect may not have been visible at the time of the sale, there were ample "clues" which would have prompted concern for further inquiry (a visible crack in the wall, spalling, water on the wall, and the home's age) - The doctrine of active concealment did not apply to negate the general rule of caveat emptor respecting patent defects - There was no evidence that the defect was present when the vendors framed the basement wall - Further, the wall was not fully concealed - Alternatively, the plaintiffs relied on the structural engineer's inspection, not the vendors' silence, when the home was purchased - See paragraphs 56 to 72.

Sale of Land - Topic 8504

Remedies of purchaser - Fraud - What constitutes fraud - [See Sale of Land - Topic 8108 ].

Sale of Land - Topic 8626

Remedies of purchaser - For quality defects - Patent defects - [See Sale of Land - Topic 8108 ].

Cases Noticed:

Lieback v. Zalaski, [1998] A.R. Uned. 524 (C.A.), refd to. [para. 34].

Northland Bank v. Willson, [1998] A.J. No. 1103 (Q.B.), refd to. [para. 34].

Clark v. Rockyview (Municipal District) No. 44 and Konschuk (1996), 183 A.R. 326 (Q.B.), refd to. [para. 34].

Harvey and Peterson v. Black (1992), 137 A.R. 111 (Q.B.), refd to. [para. 35].

Lerke v. Brear et al. (1990), 112 A.R. 1 (Q.B.), refd to. [para. 40].

Tsatos v. Johnson, [1970] 74 W.W.R. 315 318 (B.C.S.C.), refd to. [para. 53].

Kim v. Chu, [1995] B.C.J. No. 2553 (S.C.), refd to. [para. 53].

Fenton v. Baldo et al., [1998] B.C.T.C. Uned. 447 (S.C.), affd. (2001), 148 B.C.A.C. 221; 243 W.A.C. 221; 86 B.C.L.R.(3d) 64 (C.A.), refd to. [para. 53].

Royal Bank of Canada v. Kelman , [1995] O.J. No. 2075 (Gen. Div.), refd to. [para. 53].

MacDonald v. Gerristen et al. (1994), 156 A.R. 219 (Q.B.), refd to. [para. 56].

Nash v. McMillan (1997), 222 A.R. 4 (Q.B.), refd to. [para. 56].

Alderman Holdings Inc. v. McCutcheon Business Forms Ltd. (1997), 42 O.T.C. 354; 15 R.P.R.(3d) 102 (Gen. Div.), refd to. [para. 58].

Biegler et al. v. Stacey et al. (1995), 172 A.R. 57 (Prov. Ct.), refd to. [para. 58].

Buck v. MacDougall (1999), 243 A.R. 154 (Prov. Ct.), refd to. [para. 59].

Ford v. Pond, [1992] N.B.J. No. 703 (C.A.), refd to. [para. 63].

Hamel v. Racioppi (1993), 32 R.P.R.(2d) 302 (Ont. Gen. Div.), affd. [1994] O.J. No. 2499 (C.A.), refd to. [para. 63].

Unrau and Unrau v. Gay (1983), 61 N.S.R.(2d) 256; 133 A.P.R. 256; 30 R.P.R. 198 (T.D.), refd to. [para. 63].

Gumbmann et al. v. Cornwall et al. (1986), 44 R.P.R. 114 (Ont. H.C.), affd. [1988] O.J. No. 2239 (C.A.), refd to. [para. 64].

Curtin v. Blewett (1999), 24 B.C.T.C. 191; 28 R.P.R.(3d) 115 (S.C.), refd to. [para. 65].

Hoy v. Lozanovski et al. (1987), 43 R.P.R. 296 (Ont. Dist. Ct.), refd to. [para. 70].

Fraser v. Knox et al. (1998), 80 O.T.C. 321 (Gen. Div.), refd to. [para. 70].

Caleb v. Potts, [1986] O.J. No. 1125 (H.C.), refd to. [para. 78].

McGowan et al. v. Campbell et al. (1999), 118 B.C.A.C. 123; 192 W.A.C. 123 (C.A.), refd to. [para. 81].

Carson v. Allport, [1995] O.J. No. 4220 (Gen. Div.), refd to. [para. 81].

P.A.B. v. Children's Foundation et al., [1999] 2 S.C.R. 534; 241 N.R. 266; 124 B.C.A.C. 119; 203 W.A.C. 119, refd to. [para. 82].

Authors and Works Noticed:

Halsbury's Laws of England, paras. 44, 45 [paras. 61, 63].

Stevenson, W.A., and Côté, J.E., Civil Procedure Guide (1996), vol. 1, p. 1142 [paras. 33, 35].

Counsel:

C.D. Boyer, for the plaintiffs;

S. Ross, for the defendants, Charles Edward Bain and Holly Lenore Bain;

D. Bishop, for the defendants, Twin Oakes Management Inc., Twin Oakes Management Inc., operating as Re/Max House of Real Estate and the said Re/Max House of Real Estate.

These applications were heard on June 20, 2001, by Kenny, J., of the Alberta Court of Queen's Bench, Judicial District of Calgary, who delivered the following decision on September 5, 2001.

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    • Court of Queen's Bench of Alberta (Canada)
    • March 4, 2009
    ...1 S.C.R. 131 ; 177 N.R. 297 ; 162 A.R. 241 ; 83 W.A.C. 241 ; 25 Alta. L.R.(3d) 297 , refd to. [para. 15]. Belzil v. Bain et al. (2001), 300 A.R. 72; 2001 ABQB 890 , refd to. [para. Kainth v. Capital Health Authority et al. (2006), 402 A.R. 211 ; 2006 ABQB 401 , refd to. [para. 16]. F......
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    • Court of Queen's Bench of Alberta (Canada)
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    ...defendants are entitled to a non-suit. [136] A non-suit should only be granted in the clearest of cases: Belzil v. Bain , 2001 ABQB 890, 300 A.R. 72 at para. 33. There must be "no evidence which if believed and not contradicted would support a jury finding for the plaintiff". [137] Where a ......
  • J.T. v. E.E.H., (2007) 424 A.R. 160 (QB)
    • Canada
    • Court of Queen's Bench of Alberta (Canada)
    • August 31, 2007
    ...to the granting of a non-suit application has been set out in numerous cases including an earlier decision of mine: Belzil v. Bain (2001), 300 A.R. 72. For ease of reference I simply recite paragraphs 33-35 of Belzil : '[33] A non-suit should only be granted in the clearest cases. There mus......
  • Re/Max Real Estate (Edmonton) Ltd. v. Alberta Social Housing Corp., 2005 ABQB 779
    • Canada
    • Court of Queen's Bench of Alberta (Canada)
    • October 4, 2005
    ...to establish a prima facie entitlement to any of the relief sought - See paragraphs 54 to 71. Cases Noticed: Belzil v. Bain et al. (2001), 300 A.R. 72; 2001 ABQB 890, refd to. [para. G.A. et al. v. D.R.M. et al. (2003), 347 A.R. 376; 2003 ABQB 960, refd to. [para. 5]. Duff (Alex) Realty Ltd......
  • Request a trial to view additional results
21 cases
  • Condominium Corp. No. 9813678 et al. v. Statesman Corp. et al., 2009 ABQB 148
    • Canada
    • Court of Queen's Bench of Alberta (Canada)
    • March 4, 2009
    ...1 S.C.R. 131 ; 177 N.R. 297 ; 162 A.R. 241 ; 83 W.A.C. 241 ; 25 Alta. L.R.(3d) 297 , refd to. [para. 15]. Belzil v. Bain et al. (2001), 300 A.R. 72; 2001 ABQB 890 , refd to. [para. Kainth v. Capital Health Authority et al. (2006), 402 A.R. 211 ; 2006 ABQB 401 , refd to. [para. 16]. F......
  • J.T. v. E.E.H., (2007) 424 A.R. 160 (QB)
    • Canada
    • Court of Queen's Bench of Alberta (Canada)
    • August 31, 2007
    ...to the granting of a non-suit application has been set out in numerous cases including an earlier decision of mine: Belzil v. Bain (2001), 300 A.R. 72. For ease of reference I simply recite paragraphs 33-35 of Belzil : '[33] A non-suit should only be granted in the clearest cases. There mus......
  • Waap v. Alberta et al., 2008 ABQB 544
    • Canada
    • Court of Queen's Bench of Alberta (Canada)
    • September 16, 2008
    ...defendants are entitled to a non-suit. [136] A non-suit should only be granted in the clearest of cases: Belzil v. Bain , 2001 ABQB 890, 300 A.R. 72 at para. 33. There must be "no evidence which if believed and not contradicted would support a jury finding for the plaintiff". [137] Where a ......
  • Re/Max Real Estate (Edmonton) Ltd. v. Alberta Social Housing Corp., 2005 ABQB 779
    • Canada
    • Court of Queen's Bench of Alberta (Canada)
    • October 4, 2005
    ...to establish a prima facie entitlement to any of the relief sought - See paragraphs 54 to 71. Cases Noticed: Belzil v. Bain et al. (2001), 300 A.R. 72; 2001 ABQB 890, refd to. [para. G.A. et al. v. D.R.M. et al. (2003), 347 A.R. 376; 2003 ABQB 960, refd to. [para. 5]. Duff (Alex) Realty Ltd......
  • Request a trial to view additional results

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