Tag: how to complete form 31 proof of claim

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COMMERCIAL TENANCIES ACT ONTARIO AND THE BANKRUPT TENANT: THE COMPLETE GUIDE TO HAPPILY LOCking IN A LANDLORD’S CLAIM

The Ira Smith Trustee Team is absolutely operational and Ira, in addition to Brandon Smith, is readily available for a telephone consultation or video meeting. We hope that you and your family are safe and healthy.

Commercial Tenancies Act Ontario: Introduction

On October 28, 2020, the Court of Appeal For Ontario clarified the interplay between the Commercial Tenancies Act Ontario and the Bankruptcy and Insolvency Act (Canada) (BIA) when a commercial tenant in Ontario goes bankrupt.

In this Brandon’s Blog, I describe what the appellate court decided in the 7636156 Canada Inc. (Re), 2020 ONCA 681 (CanLII) case. I also discuss what it means for commercial landlords when one of its tenants goes bankrupt and what the relationship is between the Commercial Tenancies Act Ontario and the BIA.

Commercial Tenancies Act Ontario: The facts

The facts were not in dispute. On May 1, 2018, the corporate tenant filed for bankruptcy and the Trustee was appointed. On July 23, 2018, the Trustee disclaimed the lease on the commercial premises.

One of the schedules for the commercial lease required the tenant to lodge a letter of credit (LOC) in the amount of $2.5 million in favour of the landlord. The LOC was to have an initial term of one year, renewed each year on an automated basis until 60 days after the expiry of the lease’s term. It was stipulated that the LOC is to continue to stand as protection for the landlord in case the tenant ended up being bankrupt.

According to the lease, the tenant provided the LOC. It was an irrevocable standby LOC issued by The Bank Of Nova Scotia (BNS) for the $2.5 million amount in favour of the landlord. The LOC had been renewed annually before the date of bankruptcy.

To get the LOC, the tenant put up money collateral in the amount of $2.5 million to BNS which was invested in a BNS GIC. BNS took security against the company and registered a financing statement under the Personal Property Security Act, R.S.O. 1990, c. P.10. The security was good and valid as against the Trustee. The Trustee was in agreement that the security was valid.

Commercial Tenancies Act Ontario: The landlord draws against the LOC

As of the bankruptcy date, there were no arrears of rent owing under the lease. Since the commercial tenant was bankrupt, the landlord made 3 claims on the LOC. These three claims totalled the full $2.5 million LOC value.

The initial draw, in the amount of $207,732.28, was made on May 16, 2018, before the Trustee disclaimed its interest in the commercial lease. Under the Commercial Tenancies Act Ontario, the Trustee has the right to occupy the premises for 3 months from the date of bankruptcy, if it wishes. By the end of the 3 months, whether the Trustee occupied or not, it must either disclaim its interest in the lease or adopt it and assign it to a purchaser.

The opportunity to sell the lease would happen if the rented commercial premises are in a sought after location and the lease has value in it. A lease can have value if it is at a rental rate below the market rent at the date of bankruptcy.

The 2nd draw, in the amount of $1,709,768.40, occurred on December 4, 2018. The 3rd claim against the LOC, in the amount of $582,499.32, was made on April 2, 2019.

The LOC draws covered the losses asserted by the landlord as follows:

  • $207,732.28 being the rent for May 2018;
  • $1,621,160.72 for rent for the months of August 2018 to April 2019, inclusive;
  • $368,479 for the unamortized cost for the landlord allowance as included in the lease, inclusive of interest; and
  • $302,628 for restoring the premises, as allowed for in the lease.

In support of each demand against the LOC, the landlord gave BNS the required certificate verifying the debt of the tenant under the lease. The landlord was the beneficiary under the LOC for the debt of the tenant, for which repayment was demanded from the tenant and not paid.

BNS accepted the landlord’s draw claims under the LOC and paid the complete amount of the LOC to the landlord. BNS never asked the landlord to return the funds paid.

The landlord believed that it was entitled to the funds under the lease drawn up in accordance with the Commercial Tenancies Act Ontario. BNS also believed that the landlord fulfilled its requirements to receive payment under the LOC from BNS.

Commercial Tenancies Act Ontario: The landlord’s proof of claim

The landlord knew how to complete form 31 proof of claim and filed it with the Trustee. The landlord filed for a preferred claim in the amount of $623,196.84. The preferred claim was for 3 months’ accelerated rent: May, June, and July 2018. The landlord’s proof of claim also attached a schedule showing the calculations.

In Ontario, a landlord’s preferred claim for rent in case of a commercial tenant’s bankruptcy is limited: a maximum of 3 months’ pre-bankruptcy arrears as well as for accelerated rent, a 3-month post-bankruptcy claim.

The right to accelerated rent must be stipulated in the lease. Further, the landlord’s entire preferred claim is limited to the value of the bankrupt company’s property on the premises, after the claims of trust claimants or secured creditors.

All these rights are laid out in the Commercial Tenancies Act Ontario.

Commercial Tenancies Act Ontario: The Trustee’s disallowance of the landlord’s proof of claim

The Trustee disallowed the landlord’s proof of claim, stating that the landlord’s preferred claim for three months’ accelerated rent had been paid by the landlord’s draws against the LOC.

The disallowance also stated that:

  • the funds used to pay the landlord from the LOC originated from funds that came from the bankrupt tenant;
  • the LOC was to be reduced prior to the date of bankruptcy; and
  • the landlord did not include proper support for its case for further damages in regard to the tenant’s obligations under the commercial lease.

The Trustee’s position that the LOC should have been reduced in amount is not important for the purpose of this Brandon’s Blog. I won’t spend any time on it other than to tell you that the court did not agree with the Trustee’s position.

commercial tenancies act ontario
commercial tenancies act ontario

Commercial Tenancies Act Ontario: The landlord appeals

The landlord appealed the disallowance to the Registrar in Bankruptcy. The Registrar permitted the landlord’s appeal partly. She held that considering that the landlord had drawn on the LOC for the May 2018 rent, the Trustee appropriately disallowed the preferred claim for the month of May.

However, she further determined that the landlord was correct in its accelerated rent claim for the other two months. The landlord could look for payment from the bankruptcy estate or from the LOC. According to the Registrar, the Trustee therefore incorrectly refused the preferred claim for those other two months.

Commercial Tenancies Act Ontario: The Trustee’s motion to a judge

The Trustee wasn’t finished debating about the landlord’s rights to claim against the entire LOC given the Trustee’s disclaimer of the lease, the Commercial Tenancies Act Ontario and the BIA. The Trustee made a motion to the court to determine what amount from the LOC the landlord was entitled to. The Trustee’s position was that the landlord was not entitled to the full amount of the LOC. Since the security for the LOC was funding from the company, any excess not required by BNS should be paid to the Trustee.

The parties’ positions that they laid out in their respective materials were largely what was already before the Master. The motion judge concluded that the landlord was only entitled to make use of the LOC for the 3 months’ accelerated rent.

The judge’s reasoning was:

  • a disclaimer of the lease by a trustee in bankruptcy is the same as a voluntary abandonment of the lease by the occupant under the Commercial Tenancies Act Ontario with the consent of the landlord. This snuffs out all obligations of the tenant under the commercial lease;
  • he turned down the landlord’s submissions that the independent obligation of BNS to it under the LOC meant that the funds coming from the LOC were not the property of the bankrupt and therefore not payable to the Trustee;
  • that upon the disclaimer of a lease by a Trustee, a bankrupt commercial tenant does not owe any amounts to the landlord. Therefore, the landlord cannot make use of the LOC for any claim other than the 3 months of rent arrears and the 3 months of accelerated rent; and
  • that the obligation of BNS, under the LOC, to make payment to the landlord beneficiary is limited to the amount owing by the commercial tenant under the lease. As he ruled that from the disclaimer the tenant’s only obligation was for the rent arrears and the accelerated rent, therefore, the landlord could not claim any other amounts against the LOC.

Commercial Tenancies Act Ontario: The landlord appeals to the Court of Appeal For Ontario

The question before the appellate court that I want to discuss is, did the judge err in holding that, upon the disclaimer of the lease by the Trustee, the landlord was not qualified to make use of the LOC other than for the amount of its preferred claim?

The decision of the Court of Appeal for Ontario in considering this case and the interplay between the BIA and the Commercial Tenancies Act Ontario clarified exactly what it means when a Trustee issues a disclaimer of lease and what the contractual relationship around the LOC means.

The Trustee argued that when it disclaimed the lease, the landlord was thereupon stopped from making use of the LOC for any amount other than the amount of its preferred claim. The Trustee contended that such a concept of insolvency legislation overrides the autonomy principle for a LOC and therefore limits the lawful amount the landlord could draw.

The Court of Appeal For Ontario made certain findings relating to a disclaimer of lease by a Trustee as follows:

  • The disclaimer under the Commercial Tenancies Act Ontario is for the sole benefit of the bankrupt commercial tenant.
  • While a disclaimer operates to finish the bankrupt tenant’s responsibilities under the lease, the disclaimer cannot be interpreted to be a consensual surrender for all purposes (emphasis added).
  • A Trustee’s disclaimer of a bankrupt tenant’s lease ends the legal rights of the landlord against the bankrupt tenant’s estate relative to the unexpired term of the lease, aside from the three months’ accelerated rent claim under the Commercial Tenancies Act Ontario and the BIA.

Commercial Tenancies Act Ontario: The landlord has a LOC on things

The appellate court recognized that the ability of the landlord to rely upon the LOC for more than just its preferred claim depends on the wording of the lease. In this case, the lease stated that the LOC functions as safety and security for indemnification of the landlord for losses:

“resulting from any termination, surrender, disclaimer or repudiation of this lease … in connection with any insolvency and bankruptcy or otherwise” and that the Landlord’s rights in respect of the LOC were not affected by the disclaimer of the Lease in any bankruptcy proceeding but would “continue with respect to the periods prior thereto and thereafter as if the Lease had not been surrendered, disclaimed, repudiated or terminated.”

Further, one of the terms of the LOC was that it will not be released, discharged or affected by the bankruptcy of the commercial tenant or the disclaimer of the lease.

The appellate court also went on to state that the motion judge’s decision runs counter to a standard principle relevant to LOCs. That is that providing financial institutions, such as BNS, have an independent responsibility to make a settlement to the beneficiary. The LOC is a contract between BNS and the landlord. It is regulated by the principle of the freedom or autonomy of LOCs, not by the BIA or the Commercial Tenancies Act Ontario.

Under the freedom principle, the issuer needs to pay the beneficiary upon appropriate qualification, subject to the minimal exemption for fraud which was not found in this case.

So with a properly worded lease and a properly worded LOC as security, the landlord can call on the LOC for all claims against the bankrupt commercial tenant after a Trustee disclaims its interest in the lease. With these facts, the landlord was successful in being able to claim everything it was owed, up to the limit of the LOC.

Commercial Tenancies Act Ontario summary

I hope you have enjoyed this Commercial Tenancies Act Ontario Brandon’s Blog. A sick insolvent company’s business can be saved by a debt restructuring.

Do you or your company have too much debt? Are you or your company in need of financial restructuring? The financial restructuring process is complex. The Ira Smith Team understands how to do a complex restructuring. However, more importantly, we understand the needs of the entrepreneur or the person who has too much personal debt.

You are worried because you are facing significant financial challenges. It is not your fault that you are in this situation. You have been only shown the old ways that do not work anymore. The Ira Smith Team uses new modern ways to get you out of your debt troubles while avoiding bankruptcy. We can get you debt relief freedom.

The stress placed upon you is huge. We understand your pain points. We look at your entire situation and devise a strategy that is as unique as you and your problems; financial and emotional. The way we take the load off of your shoulders and devise a debt settlement plan, we know that we can help you.

We know that people facing financial problems need a realistic lifeline. There is no “one solution fits all” approach with the Ira Smith Team.

That is why we can develop a restructuring process as unique as the financial problems and pain you are facing. If any of this sounds familiar to you and you are serious in finding a solution, contact the Ira Smith Trustee & Receiver Inc. team today.

Call us now for a free consultation.

We will get you or your company back on the road to healthy stress-free operations and recover from the pain points in your life, Starting Over, Starting Now.

The Ira Smith Trustee Team is absolutely operational and Ira, in addition to Brandon Smith, is readily available for a telephone consultation or video meeting. We hope that you and your family are safe and healthy.

commercial tenancies act ontario
commercial tenancies act ontario
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BANKRUPTCY BLOG 2019: OUR MOST FAVOURITE INSOLVENCY TOPICS

bankruptcy blogIntroduction

I first want to wish all of you and your families a healthy, happy and prosperous New Year. As 2019 draws to a close, I thought it would be interesting to do some research in my 2019 Brandon’s bankruptcy blog to see which ones were the most top 10 popular this year.

So, in order counting down from number 10 to number 1, here are my top 10 bankruptcy blog counts for 2019.

#10 – 407 ETR DEBT SETTLEMENT: OUR NEWEST GUILT FREE WAY TO DO IT

This was a blog I wrote in 2015 as a follow up from one in 2014. It was updated for a 2018 Court decision.

In January 2014 in our blog titled 407ETR FAIRNESS-ONTARIO COURT OF APPEAL ENSURES FRESH START I described to you the decision of the Court of Appeal for Ontario in 407 ETR Concession Company Limited v. Superintendent of Bankruptcy (In the Matter of the Bankruptcy of Matthew David Moore) (the Moore Decision).

The highway’s owners appealed that decision to the Supreme Court of Canada (SCC). On Friday, November 13, 2015, the SCC released three decisions all dealing with the same basic issue: does the federal Bankruptcy and Insolvency Act (BIA) take paramountcy over provincial laws purporting to deal with the issue of debt and bankruptcy in Canada. The SCC answer was a resounding YES!

This blog talks about how 407etr deals with the debt owing by an insolvent person filing either a consumer proposal or for bankruptcy.

#9 – SOMETIMES EVEN A SHARK NEEDS BANKRUPTCY AND INSOLVENCY HELP

Not every innovation that is seen on The Shark Tank is bound to be one of the very best. Among the winners, one just entered into bankruptcy and insolvency proceedings. In this blog, I described one such company that got a deal on Shark Tank, but ultimately, went into bankruptcy.

Fizzics is a machine that makes use of sound waves that improves the taste and quality of a beer. Not even a Shark can stop its company from being driven to Chapter 11 bankruptcy protection. This proves that often an ingenious and fantastic invention being marketed with the assistance of a Shark might not truly interest people.

#8 – COURTS OF JUSTICE ACT: COURT OF APPEAL FOR ONTARIO CREATES NEW RULE?

This was a June 2019 blog about a then-recent decision of the Court of Appeal for Ontario that raises certain issues for a Receiver appointed under the Ontario Courts of Justice Act. The question answered in this blog which I focussed on was does the appeal period in the BIA or the Courts of Justice Act, regulates the appeal period from the order of the motion judge in this situation?

#7 – GAMBLING DEBT BANKRUPTCY: CAN GAMBLING DEBT BE DISCHARGED IN BANKRUPTCY?

I am often asked if you can have a gambling debt bankruptcy; can gambling debts be discharged in bankruptcy? In that January 2018 blog, I discussed the issues and provided my views on how best to get a discharge from not only gambling debts but debts related to any addiction.

#6 – CANADIAN REVERSE MORTGAGE: SENIORS MOVING FORWARD WITH INCREASED DEBT

In this August 2019 blog, I discussed the issue of how seniors are flocking to the Canadian reverse mortgage product in record numbers. I described what seniors must know to avoid reverse mortgage problems.

#5 – PRENUPTIAL AGREEMENTS MAKE FAMILIES STRONGER: THEY AREN’T JUST FOR THE RICH & FAMOUS – PRENUPS IN ONTARIO ARE FOR YOU TOO

In this July 2017 blog, I wrote about how prenuptial agreements make families stronger and why anyone can benefit from prenups in Ontario.

#4 – FORM 31 PROOF OF CLAIM: HOW TO COMPLETE THE PROOF OF CLAIM

This blog is from October 2018. I discussed how a form 31 proof of claim form should be completed and discussed why it is important for it, and the related proxy, to be completed properly.

#3 – 40 PARK LANE CIRCLE, 44 PARK LANE CIRCLE TORONTO FOR SALE: ARE FINANCIAL PROBLEMS CONTAGIOUS?

This March 2015 blog asked somewhat tongue in cheek if financial problems could be a result of where you lived. I reviewed some high profile insolvency cases by residents of 40 Park Lane Circle and 44 Park Lane Circle in the toney Bridle Path area of Toronto. I also provided some solutions people could use to solve their own debt issues.

#2 – WHAT HAPPENS TO DEBT WHEN YOU DIE CANADA: ARE YOU FREE OF DEBT

This was a June 2018 blog. In it, I explored what happens to debt when you die in Canada. Does debt survive death or not?

#1 – AVERAGE CANADIAN NET WORTH 2018: MIDLIFE WEALTH SHOCK MAY LEAD TO DEATH

This September 2018 blog looked at household debt at an all-time high, making the average Canadian net worth 2018 is a hot topic. My blog explored a then-recent study showing what could happen if we experience wealth shock.

Bankruptcy blog conclusion

You may have already noticed over the last 10 days or so I have slowed down a bit in the writing of my Brandon’s bankruptcy Blog. The holiday period will do that to me! I will continue in January at a slower pace of blog posting. Come February, I will pick up the pace again.

In the meantime, again, I wish all of my loyal readers and their families a healthy, happy and prosperous 2020.

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Brandon Blog Post

FORM 31 PROOF OF CLAIM: HOW TO PROPERLY COMPLETE THE PROOF OF CLAIM

Form 31 proof of claim: Introduction

In last week’s vlog, I reviewed why it is important to complete a form 31 proof of claim truthfully, and the penalties for filing a false claim. For both personal and corporate insolvency files, creditors call asking how to complete the document. I discuss in this vlog why it needs to be completed properly. I also provide a link in this blog that you can click on to see how to properly complete the form step by step.

The reference to “form 31” is merely the number of the form given to the form 31 proof of claim form under the Canadian Bankruptcy and Insolvency Act (R.S.C., 1985, c. B-3) (“BIA”).

What is the form 31 proof of claim form?

Completing and returning form 31 is the second phase in the bankruptcy process. They are included with the notice of bankruptcy documents mailed out by the licensed insolvency trustee (formerly known as a bankruptcy trustee) (the “Trustee”) to formally notify the creditors of the bankruptcy.

When properly completed and filed by each creditor, they are what a Trustee uses to compare the debt as listed on the debtor’s bankruptcy sworn Statement of Affairs. The amount claimed by a creditor is normally different than the amount of the debt listed on the bankruptcy schedules. The reason for this is normally because the creditor’s records are accurate to the penny, while the bankrupt’s records are usually not up to date.

The process is the same whether you are filing a secured claim, an ordinary unsecured claim or a priority claim, which is also unsecured, under s.138 of the BIA. What is important is that you need to have a provable claim.

If the Trustee determines that you have either an unliquidated claim or a contingent claim, there will be additional steps you will need to take for the Trustee to be able to ascribe a value and for you to have a properly proved claim.

Form 31 proof of claim: Form 31

In every:

the Trustee will supply to all creditors form 31 document. If the debtor who intends to restructure first files a Notice of Intention To Make a Proposal, a claim form is not sent out at that stage. It will be sent with the actual restructuring proposal and other related documents.

The same document contains both where you can make your claim as well as complete the proxy form, if applicable. Creditors may experience difficulty completing the document. So, the Trustee provides instructions on how to complete the claim form and proxy. That is also why I have provided a step-by-step instruction sheet from the link below so you can follow exactly how to complete the form.

form 31 proof of claim
form 31 proof of claim

Form 31 proof of claim: Acceptability of proof of claim

It is important to properly complete the document. It must be completed fully and properly. The claim must include all necessary details called for under the BIA. Below is a link to an example on how to properly complete the form 31 proof of claim. A Trustee is required to review all proofs of claim received.

The purpose of this is to know what claims are acceptable to be admitted for voting at the First Meeting of Creditors. Also, all proofs received either before or after the creditors’ meeting must also be reviewed carefully to make sure that they are acceptable if there is a dividend to be paid on the claims in the insolvency proceeding.

The Chair of the creditors meeting has the power to admit or disallow claims for the purpose of voting at the meeting. The Trustee has the same power for the proofs of claim for dividend purposes. Most times the Trustee will also be the Chair at the meeting of creditors.

It is incumbent on the Trustee to communicate with creditors whose claims the Trustee believes to be deficient. The purpose is to obtain additional information to make a final determination. The Trustee has to decide whether to admit or disallow a specific claim.

As you can see, completing the document properly is essential.

Does a creditor have to file a claim?

Nobody will force a creditor to file a claim in a bankruptcy estate. A creditor’s claim becomes valid when the creditor files it and the Trustee accepts it. . When a creditor files a claim against a bankruptcy estate, the creditor is making a claim that the Trustee should record and count their claim so that the creditor will be entitled to receive their pro-rata share of any dividend payments that may be made.

The Trustee will issue the maximum payment each creditor is entitled to when the bankruptcy estate is liquidated. When a creditor files a claim, the creditor also becomes an interested party in the bankruptcy case. An interested party is a person who has a vested interest in the bankruptcy case. If the claim is filed before the First Meeting of Creditors in bankruptcy, then the creditor has the right to participate in and vote at the meeting.

Form 31 proof of claim: My example

CLICK HERE TO SEE AND DOWNLOAD PROPERLY COMPLETED

FORM 31 PROOF OF CLAIM

form 31 proof of claim
form 31 proof of claim

Can I file a proof of claim after the deadline?

There are really only two important deadlines when it comes to filing a claim. The first is before the First Meeting of Creditors. As mentioned above, if you wish to participate in that meeting, then you need to have filed a properly completed valid claim before the start of the meeting. However, if you don’t file it by then, although you won’t be able to vote at the meeting, you have not lost out on anything else.

Once all the realization of assets of the bankrupt has been completed, being both the current assets, fixed assets, and possibly even intangible assets, if the Trustee has sufficient funds to issue a dividend payment, then the Trustee has to review all the claims filed. The Trustee also has to compare the claims register containing all of the creditor claims filed against the names and amounts listed in the bankrupt’s sworn Statement of Affairs.

If any creditors have not yet filed, and there will be a payment made to the unsecured creditors, the Trustee has to send a specific notice pursuant to the requirements of the BIA to each such creditor. The notice in writing says that a dividend will be paid, and if you don’t file your claim by a specific date, then you will be barred from receiving any payment.

How do I object to a form 31 proof of claim?

First, you have to be a creditor with a proven claim accepted by the Trustee. The BIA states that any creditor can inspect the claims filed. So if you have personal knowledge that a party listed on the sworn Statement of Affairs is really not a creditor, then you would be assisting the Trustee by reviewing the claims filed and pointing out any claims you believe are invalid, and why. However, it is very unusual for a creditor to take the time to do so.

The next opportunity and really the only time it matters, for a creditor to object to a claim filed by a creditor is if a dividend distribution is going to be made and the Trustee sends out the Final Dividend Sheet. If you think there are errors, then you can object to the approval of the Trustee’s Final Statement of Receipts and Disbursements and the Dividend Sheet.

Reasons that you may feel one or more claims are incorrect could be:

  • You do not believe that someone that has filed as a secured creditor can provide adequate proof of security with their claim.
  • You feel that the compromise of claims being proposed is improper.
  • There may be details of payments received by a creditor are missing and therefore their claim is overvalued.
  • The priority of claims listed is improper.
  • The priority of payment as listed in the Trustee’s Final Statement is incorrect.
  • Some of the more complicated claims, such as the claim of lessor, a claim by wage earner, claim by farmer or another claim for employees have been incorrectly calculated by the Trustee.

If you have any concern that there is an error with the amounts being claimed, or if you believe that there are circumstances where one or more claims are not valid, you should immediately communicate this to the Trustee.

Keep in mind that once the Trustee issues the Final Statement with Dividend Sheet and has the intention of making a payment to all creditors with valid claims, you have to file your own objection within 30 days of the date on which the notice was issued.

Form 31 proof of claim: Do you need help?

Do you or your company have too much debt? Is a financial restructuring or debt settlement plan necessary but you just don’t know where to start? If so, then you need the help of a professional trustee.

The Ira Smith Team has years of experience of helping individuals and companies successfully complete their restructuring proposal debt settlement plans. Our approach for each file is to create an end result where Starting Over, Starting Now takes place. This starts the minute you are at our door.

form 31 proof of claim
form 31 proof of claim

You’re simply one phone call away from taking the necessary steps to get back to leading a healthy, balanced hassle-free life, recover your money and move on to the next investment opportunity. Call us today for your free consultation.

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