Neighborhoods surrounding Western University and Fanshawe College are prime targets for real estate investors. However, high-density student housing attracts significant scrutiny from the City of London's By-Law Enforcement and Fire Departments. If your North London rental is operating with a non-compliant basement suite, your risk of municipal intervention is exceptionally high.
The Trigger: Tenant Complaints
Unlike standard residential neighborhoods, student rentals see frequent turnover. This naturally increases the likelihood of "Requests for Service" or property standard complaints filed with the city. Once an inspector is on-site, discovering missing fire separations or improperly sized bedroom egress windows (which must be at least 0.38 sq.m) will result in a formal Order to Comply.
Executing an N13 in a Student Rental
If you purchase an older student rental and plan to clear the property to perform extensive, code-compliant renovations, you must navigate the new Schedule 23 bylaws. You can no longer issue an N13 eviction notice to your student tenants without first securing a City of London Building Permit and submitting a stamped report from an Ontario-licensed engineer.
Deep Dive: Do not issue a notice until you understand the timeline. Read our comprehensive guide on Mastering London's N13 Licensing Mandate to protect your eviction from an LTB dismissal.