“The existence of an interim Order for exclusive possession of the matrimonial home presents a triable issue which may weigh against its sale pending trial (Martin v. Martin, 1992 CanLII 7402 (ON CA), para. 26; Brar v. Brar, 2020 ONSC 5637, para. 67). As noted by McGee J. in Goldman v. Kudeyla, 2011 ONSC 2718, a court faced with a request for a pre-trial sale must consider the proceeding’s various moving parts (at para. 20):
Issues arising from relationship breakdown are by their very nature inextricably intertwined. I agree with Justice Wright’s reasoning in Walters supra, confirmed in Kereluk, supra that orders for the sale of the home should not be made as a matter of course. One must always be mindful of the whole of the proceeding and the need to move forward as fairly and expeditiously as possible. At the same time, determinations must have a starting point. The sale of the matrimonial home is often the most appropriate catalyst to effect the equal division of family assets and establish post separation parenting patterns.
A party’s entitlement to an order for exclusive possession is a factor to be considered by the court on a motion for a pre-trial sale, however, it is not determinative. As noted by Wright J. in Walters v. Walters, 1992 CanLII 8599 (ON SCDC) (at para. 15):
A claim for exclusive possession is a substantive property right. It is determined on the facts as they are shown to exist at the trial. Entitlement or non-entitlement to an order for exclusive possession at a time prior to trial is not determinative of the issue whether or not a sale should be ordered prior to trial. For example, the spouse moving for sale may have left the matrimonial home and taken the children to another community. The resisting spouse may be alone in the matrimonial home without any right to or need for exclusive possession before trial, but he or she may be claiming exclusive possession as an integral part of a claim for custody at trial.
In this case, the respondent’s request for a pre-trial sale of the matrimonial home is made pursuant to the Partition Act, which provides at ss. 2–3:
2 All joint tenants, tenants in common, and coparceners, all doweresses, and parties entitled to dower, tenants by the curtesy, mortgagees or other creditors having liens on, and all parties interested in, to or out of, any land in Ontario, may be compelled to make or suffer partition or sale of the land, or any part thereof, whether the estate is legal and equitable or equitable only.
3 (1) Any person interested in land in Ontario, or the guardian of a minor entitled to the immediate possession of an estate therein, may bring an action or make an application for the partition of such land or for the sale thereof under the directions of the court if such sale is considered by the court to be more advantageous to the parties interested.
The test to be applied by the court in determining whether to direct the pre-trial sale of a matrimonial home was best summarized by McGee J. in Goldman, at paras. 17-19:
[17] A property owner, whether the holder of an exclusive interest or a joint interest has a prima facie right to sale. When the property consists of an interest in a matrimonial home, that prima facie right is subject to any competing interests under the Family Law Act that would otherwise be defeated.
[18] To make a pre-trial order for the sale of a matrimonial home the court must first determine whether the resisting party has established a prima facie case that he or she is entitled to a competing interest under the Family Law Act. If not, then the right to sale prevails. If so, then the motion for sale is denied unless the selling party can demonstrate that the sale would not prejudice the rights of the resisting party.
[19] There have been a number of cases in which the court has denied an interim motion for sale prior to trial such as Arlow v. Arlow (1990) 1991 CanLII 12940 (ON CA), 33 R.F.L. (3rd) 44 (OCA,) Walters v. Walters 1992 CanLII 8599 (ON SCDC), 1992 CarswellOnt 811 and more recently, Kereluk v. Kereluk 2004 CanLII 34595 Ontario S.C.J. In each case there were compelling circumstances in which one or both tests favoured the resisting party, such as the availability of trial within a short period, prejudice on the equalization payment, or the need to preserve the residence for a vulnerable spouse or child who might well retain the home in the cause.
The impact of a sale on any dependent children residing in the matrimonial home is a consideration in determining whether a sale is appropriate. As is the case with other factors, however, it is not determinative. In Delongte v. Delongte, 2019 ONSC 6954, Shaw J., faced with an argument that the matrimonial home ought not to be sold because it would be disruptive to the children, noted the following at paras. 38-42:
[38] The applicant’s position is that the home should not be sold as it is the only home the children have known. The children have significant attachment to that house, it is close to their school and it provides them with a sense of stability. If that was a sufficient basis to resist the sale of a matrimonial home following separation, no matrimonial home would be sold in situations where a spouse wished to remain in the home with the children. In most cases, the children are attached to the home, it is close to their school and it provides a sense of stability. That is not, in and of itself, a sufficient basis to defeat a presumptive right to sell a jointly owned property, pursuant to the Partition and Sale Act.
[39] The applicant submits that selling the matrimonial home is extreme relief. I do not agree. An order for the sale of the matrimonial home is relief that is routinely sought in matrimonial litigation. It is not uncommon that parties wish to access the equity in the matrimonial home for a variety of reasons such as purchasing other property or paying debt.
[40] Based on a review of the jurisprudence as set out above, there is no basis for the applicant to successfully resist the sale of the matrimonial home. Although she alleges that the children have been having difficulty with the separation and have attended counselling, that is an all-too-common occurrence in high conflict situations. The children are young teenagers and there was no independent evidence led as to how the sale of the home might have a detrimental impact on their well-being, other than what can be typically expected when parties separate and then reformulate a new family unit after separation. Separation is a very dramatic and life-changing event for all involved. It means moving on from the familiar – often including the matrimonial home – to the new and unfamiliar.
[41] In most situations where parties separate, there is a transitional period of time when financial necessity dictates that the home is sold and the parties must move into their own respective homes. It is to be expected that the children will be dislocated from their home, which will be difficult – as it always is in these situations.
[42] Based on a review of the evidence, there is no child-focused reason not to sell the home.
Child-focused reasons to decline a request for sale and order exclusive possession include the need to provide security for child support payments (Ariyaratne v. Ariyaratne, 2012 ONSC 1487, para. 23; Duhnych v. Duhnych, 2004 CanLII 11777 (ON SC), para. 65).”
Sokoloski v. Sokoloski, 2022 ONSC 4590 (CanLII) at 14-17