Lavery Lawyers
  November 14, 2013 - Quebec

Legal Newsletter for Real Estate Professionals, Number 8
  by Élise Poisson and Julie Grondin

FUNGAL CONTAMINATION AND COMMERCIAL LEASES


Fungal contamination: a complex problem
The detection of a fungal contamination problem in a building can be a complex operation. For example, recurring water infiltration due to leaks in a building’s outer envelope can create an environment that is conducive to the growth of mould in spaces not visible to the occupant, such as behind walls, in ventilation conduits, and in the plenums of the ventilation system.

Many companies offer a wide array of services for detecting fungal contamination, ranging from ambient air quality tests to sniffer dogs. Nevertheless, if the source of the fungal contamination is not adequately identified and all the necessary corrections are not made, the problem can recur. In such cases, the multiplication of decontamination operations can become very costly and result in a significant reduction in the peaceful enjoyment of the leased premises.

In some cases, the health of employees can be affected, which can lead to significant operational difficulties for the occupying lessee.

In November 2002, the Institut national de santé publique du Québec (the “Institute”) published a scientific report1 on health risks associated with the presence of interior moulds. The purpose of this report, which is still current, was to provide support for public health responses to mould problems occurring in both residential settings and in public buildings. The fungal contamination considered in this report “(…) refers to the uncontrolled growth of moulds on structures, furniture or other materials usually free of humidity, and in ventilation systems,”2 in non-industrial and non-agricultural indoor environments.3

With respect to the origin of fungal contamination in indoor environments, the Institute indicates that: “The main factor contributing to fungal growth therefore remains the presence of available water, which can be due to problems of chronic infiltration, excessive humidity, surface condensation or a broken pipe or a flood.”4 The Institute further notes that, at present, no reliable data exists to establish a threshold below which there is no effect on health, and there is no reference list to evaluate the health risk for a given mould species.5

The Institute concludes as follows:6

“The reviewed studies complement each other, confirm the scientific consensus described in the preceding paragraph and make it possible to state that indoor mould exposure is a health risk varying according to the species encountered, the exposure dose and the subjects’ individual susceptibility, and that the symptoms encountered affect several systems, especially the respiratory system. The main problems recognized as being associated with moulds are irritation, asthma exacerbation, and allergic and hypersensitivity reactions. Toxic reactions following a strong or repeated exposure as well as infections in severely immunodepressed subjects are also documented.”





Footnotes:
1. Rapport scientifique - Les risques à la santé associés à la présence de moisissures en milieu intérieur (available in French only), Direction des risques biologiques, environnementaux et occupationnels et Laboratoire de santé publique – November 2002, http: www.Insqp.qc.ca. See also “Health risks associated with the indoor presence of moulds: summary document”.

 

2. See note 1, summary document, page 2.

 

3. See note 1, summary document, page 2.

 

4. See note 1, summary document, page 2.

 

5. See note 1, summary document, page 5.

 

6. See note 1, summary document, page 8.

 

7. Christian BEAUDRY, “Qualité de l’air intérieur et enjeux pour le droit de la santé et de la sécurité au travail” in Santé et sécurité au travail, vol. 2, Montréal, LexisNexis, updated July 4, 2012, p. 28/6. Denis JOBIN, “Qualité de l’air intérieur - Responsabilités du propriétaire et de l’employeur à l’égard de la L.S.S.T. et de la L.A.T.M.P.”, in Développements récents en droit de la santé et sécurité au travail, Cowansville, Éditions Yvon Blais, 1997, pages 14 and 15. An Act respecting occupational health and safety, R.S.Q. c. S-2.1, see, in particular, sections 2, 4, 51, 56 and 182.

 

8. Public Health Act, R.S.Q. c. S-2.2, Sections 2 and 93.

 

9. Public Health Act, cited note 8, Section 96.
10. See the text published by Nicole Messier entitled “The Landlord’s Obligation to Provide Peaceful Enjoyment,” in Lavery Real Estate, July 2013, Bulletin Number 7. See also Société de gestion Complan (1980) inc. v. Bell Distribution inc., 2011 QCCA 320 (CanLII).

 

11. While the present article deals with the abandonment of the leased premises, the lessee also has other rights, such as the right to apply for a reduction in rent (article 1863 C.C.Q.).

 

12. See, in particular, the article by Marie-Josée HOGUE, Recours en cas d’inexécution des obligations prévues à un bail commercial, in Louage commercial : un monde en évolution, Carswell, 2000.

 

13. See, in particular, Bernard LAROCHELLE, Le louage immobilier non résidentiel, in Répertoire de droit, nouvelle série : doctrine, 2006, Chambre des notaires du Québec, pages 44 and 45.

 

14. See, in particular, Pierre-Gabriel JOBIN, Le louage, 2nd edition, Éditions Yvon Blais, Cowansville, 1996, pages 470 to 476.

 

15. See, in particular, Société de gestion Complan (1980) inc. v. Bell Distribution inc., cited note 10; 9087-7135 Québec inc. et al. v. Centre de santé et de services sociaux Lucille-Teasdale, 2013 QCCS 3856 (CanLII) (under appeal).

 

16. See, in particular, 9087-7135 Québec inc. et al. v. Centre de santé et de services sociaux Lucille-Teasdale, cited note 15 (under appeal).

 




Read full article at: http://www.lavery.ca/upload/pdf/en/LIMMO_131001A.pdf