Canadian laws · Canadian Stories · Chinese Culture

We’ll tell you where you can live – BC’s Land Titles Act

Whenever I’m visiting Vancouver, the topic of real estate comes up. Vancouverites can’t help talking about it. You might talk about it too if the phrase million dollar teardown was a part of your life.

I shared my trivia about how the so-called British Properties in West Vancouver were styled that way for a reason: only British people could live there. It was developed by the Guinness family, and it seems that while the Guinnesses were happy to make their fortunes selling beer to anyone, they were a lot less egalitarian when it came to their neighbours.

www.past-presence.com
Aerial view of West Vancouver, 1974. By Miranda.Kopetzky (Own work) [CC BY-SA 4.0 (https://creativecommons.org/licenses/by-sa/4.0)%5D, via Wikimedia Commons
And it wasn’t just the British Properties. According to Ron Usher, general counsel for the Society of Notaries Public in BC, there could be houses all over Vancouver with discriminatory restrictive covenants hiding in their document clauses.

What’s a restrictive covenant, you ask?

1850 – Who’s not allowed in?

Since the mid-19th century, property law has permitted sellers to force buyers to make enduring promises about the races of people not allowed to move into the neighbourhood. According to the Consultation Paper on Restrictive Covenants, a covenant is a legally binding promise by one person (covenantor) to another (covenantee).

No Asiatics, no Indians, no Negros…

Here’s a sample restrictive covenant where the buyer agrees:

…that the Grantee or his heirs, administrators, executor, successors or assigns will not sell to, agree to sell to, rent to, lease to, or permit or allow to occupy, the said lands and premises, or any part thereof, any person of the Chinese, Japanese or other Asiatic race or to any Indian or Negro.

…anyone else?

I heard a 1980s story from a brilliant and well-respected lawyer who, while considering a house in West Vancouver, requested that the antisemitic restrictive covenants be removed from his real estate documents. The realtor assured him the covenants no longer applied. He assured the realtor he was fully capable of understanding legal niceties… and still wanted the covenants removed. That is, unless the realtor wished to walk away from the deal?

They were removed.

1978 – BC revises the Land Titles Act

Thirty years after the Chinese got the vote, they also got the right to buy a house where they wanted to live. It took a generation, but Section 222(1) of the Land Titles Act now states:

A covenant that directly or indirectly, restricts the sale, ownership, occupation or use of land on account of the sex, race, creed, colour, nationality, ancestry or place of origin of a person, however created, whether before or after the coming into force of this section, is void and of no effect.

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This house did not have a restrictive covenant. Copyright 2018. Past Presence. All rights reserved.

2017 – How many houses are affected?

www.past-presence.com
Looking north on Cambie Street, 2016. Copyright 2018. Past Presence. All rights reserved.

Ron Usher said, “There could be thousands. They were common in Vancouver, West Vancouver, North Vancouver and Victoria, and there’s no way of knowing the exact numbers.”

Restrictive covenants are not cheap to remove, either. According to Peter Roberts of Lawson Lundell LLP, the cost can range from $2,000 to $10,000.

It’s a nightmare for realtors and owners wanting to sell. As noted from my story about the lawyer above, just because it’s no longer applicable doesn’t make it right.

Why did you write this piece?

I was reflecting on the history of Vancouver’s Chinatown, and wondering what reasons there might have been for  Chinese immigrants to live in such close proximity. There are positive social reasons for wanting to live near people like you, such as language, culture,  safety, and community. But it seems there have also been barriers to moving away from Chinatown.

Sources

Consultation paper on restrictive covenants. June, 2011. British Columbia Law Institute Real Property Reform (Phase 2) Project Committee. Available at link.

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