2014 QCCA 1173, 2014 QCCA 1173

Groupe Lorac inc. c. Centre Piazzazzuri inc. 2014 QCCA 1173 COUR D'APPEL CANADA PROVINCE DE QUÉBEC GREFFE DE MONTRÉAL N o : 500-09-023026-123 (500-17-055540-101) PROCÈS-VERBAL D'AUDIENCE DATE: 3 juin 2014 CORAM: LES HONORABLES NICOLE DUVAL HESLER, J.C.Q. ALLAN R. HILTON, J.C.A. FRANÇOIS DOYON J.C.A. APPELANTS AVOCAT(

S) GROUPE LORAC INC. LOUIS DUCHESNEAU Me Jean Lemoine Me Jean-Philippe Bolduc Ravinsky, Ryan, Lemoine sencrl INTIMÉE AVOCAT(

S) CENTRE PIAZZAZZURI INC. Me Jacques S. Darche Borden Ladner Gervais, s.e.n.c.r.l., s.r.l. En appel d'un jugement rendu le 5 septembre 2012 par l'honorable David R. Collier, de la Cour supérieure, district de Montréal.

NATURE DE L'APPEL : Louage de choses - bail commercial Greffière: Marcelle Desmarais Salle: Antonio-Lamer AUDITION 9 h 34 Argumentation par Me Jean Lemoine. 10 h 39 Argumentation par Me Jacques S. Darche. 11 h 03 Réplique par Me Jean Lemoine. 11 h 05 Fin de l'argumentation de part et d'autre. 11 h 05 Suspension de la séance. 11 h 27 Reprise de la séance. PAR LA COUR: Arrêt unanime prononcé par l'honorable Nicole Duval Hesler, J.C.Q. – voir page 3. Marcelle Desmarais Greffière d’audience PAR LA COUR ARRÊT [ 1 ] L’appel remet en question l’interprétation des faits du juge de première instance.

Les appelants prétendent également à une erreur de principe isolable, en ce que le juge aurait imposé un fardeau trop lourd dans un contexte d’abus de droit allégué, soit celui de démontrer la mauvaise foi de l’intimée, propriétaire de l’immeuble. [ 2 ] Le jugement de première instance dément cette affirmation. Il suffit, à cet égard, d’en citer le paragraphe 27 : [27] Lorac and Ducheneau allege that Piazzazzuri acted abusively and in bad faith when it terminated the lease in December 2009.

Their claims of abuse and bad faith shall be considered separately, since a party may abuse its right, or exercise its right unreasonably, without necessarily being in bad faith

[ 3 ] Tout l’argumentaire des appelants repose sur leur prémisse que les agissements de l’intimée, en mettant fin au bail, l’ont privé de l’opportunité de vendre le restaurant comme un « going concern ». Ce n’est pas le cas : [44] Lorac and Duchesneau's second argument is that Piazzazzuri's eviction was abusive because it denied them the opportunity to sell the restaurant as a going concern. As a result, they were unable to recover amounts spent on leasehold improvements. [45] This argument cannot be accepted for several reasons. [46] First, Lorac had no right to remain in the premises after the lease was terminated.

Section 21.01 of the lease is clear when it states "upon termination, [the] tenant will immediately vacate and surrender the premises". [47] Second, there is no evidence that the eviction actually deprived Lorac of an opportunity to sell the restaurant. Although Duchesneau had refused two informal offers to purchase the restaurant in May and September, in December he had no ongoing discussions with potential buyers and no outstanding offers.

Duchesneau did not identify any potential buyers to the Court. [48] Indeed, subsequent events show that Piazzazzuri was unable to find a restaurant operator for ten months after Lorac was evicted. Joseph Broccolini testified that it was extremely difficult to find a new investor given the failure of two previous restaurants. The Steak Frites franchisor only agreed to get involved on the condition that Broccolini invest in the franchise as a pledge of financial support. [49] Third, Lorac did not own, and therefore could not sell, the fixed leasehold improvements.

All such constructions belonged to Piazzazzuri under the terms of the lease. Lorac only owned the moveable furniture and equipment, which it sold after vacating the premises. [50] It follows that Lorac's eviction did not prevent it from selling the restaurant as a going concern [ 4 ] Le juge de première instance a plutôt conclu que les appelants souhaitaient mettre fin à leur bail, aux conditions qu'ils imposeraient : [40] Duchesneau's conduct shows that he wanted to terminate the lease, but on his own terms. He was aware of the risk involved in delaying payment of the December rent.

Nevertheless, Duchesneau had carefully calculated the risk. He believed that if Piazzazzuri terminated the lease, it would not evict Lorac before a new tenant was found. In the meantime, Duchesneau would continue to operate the restaurant, which he could then sell as a going concern to the new tenant. [41] Duchesneau believed that Lorac would not be evicted because it was paying additional rent of $8,700 per month towards municipal taxes and building expenses, a sum that Piazzazzuri would have to pay if the premises were vacant.

Duchesneau reminded Piazzazzuri of this fact in an email dated December 23, stating, "il n'y a pas de logique a me fermer" (exhibit D-25). [42] Duchesneau was so confident that Lorac would not be evicted that, on December 23, he offered to pay a reduced rent of $12,000 per month (instead of $21,247) until Piazzazzuri could find a new tenant. (exhibit D-25). [43] Unfortunately for Duchesneau, however, he misjudged Piazzazzuri's reaction. The landlord terminated the lease and ordered Lorac to immediately vacate the premises.

Duchesneau may have been surprised by Piazzazzuri's decision not to accept his offer of a reduced rent, but his miscalculation does not amount to an abuse of right by Piazzazzuri. [ 5 ] Rien n’indique que ces constatations seraient entachées d’une erreur manifeste et déterminante. [ 6 ] La situation dont se plaignent les appelants provient des dispositions d’un bail qu’ils ont signé en toute connaissance de cause et avec l’assistance d’un procureur, à l’occasion d’une transaction qui visait à régler une situation antérieure similaire entre les mêmes intérêts, et où ils ont obtenu une réduction de loyer de 20% par rapport au premier bail.

Le juge de première instance a eu raison de conclure, à la lumière de la preuve, qu’il n’y avait pas eu ici d’abus de droit par l’intimée. POUR CES MOTIFS, LA COUR : [ 7 ] REJETTE l'appel avec dépens. NICOLE DUVAL HESLER, J.C.Q. ALLAN R. HILTON, J.C.A. FRANÇOIS DOYON J.C.A.