33-23-2506

Licence number

G8318

Broker's name

Shoshanna Drouin

Decision

NOTICE OF SUSPENSION OF
SHOSHANNA DROUIN’S LICENCE (G8318)
File No.: 33-23-2506

Be advised that on October 8, 2024, the OACIQ Discipline Committee ordered that the real estate broker’s licence of Ms. Shoshanna Drouin, whose establishment is located in Montreal, be suspended from November 15, 2024 to November 15, 2025, for committing the following offences:

Count 1: On or about March 1, 2019, concerning Immovable 1 located in Île-Perrot, while holding a real estate broker's licence restricted to residential brokerage, acted as a remunerated intermediary for the sale of a six-unit building.

Count 3: did not immediately send to the agency he was acting for the information and documents required to maintain registers and records, on the following dates and for the following immovables:
Immovable 1 located in Île-Perrot
a)           As of or about March 1, 2019, the Seller's declarations on a duProprio form;
b)           As of or about March 18, 2019, the Promise to purchase on a duProprio form;
c)           As of or about April 30, 2019, Amendments on a duProprio form;
d)           As of or about June 7, 2019, Amendments on a duProprio form;

Immovable 2 located in Salaberry-de-Valleyfield
e)           As of or about March 3, 2021, the brokerage contract;
f)            As of or about November 29, 2019, the Seller’s declarations and the Promise to purchase on duProprio forms;
g)           As of or about December 13, 2019, Amendments on a duProprio form;

Immovable 3 located in Salaberry-de-Valleyfield
h)           As of or about January 29, 2020, the Seller’s declarations and the Promise to purchase on duProprio forms;
i)             As of or about January 18, 2021, the Seller’s declarations;
j)             As of or about January 20, 2021, the brokerage contract;
k)           As of or about May 24, 2021, the brokerage contract;

Immovable 4 located in Salaberry-de-Valleyfield
l)            As of or about January 29, 2020, the Seller’s declarations and the Promise to purchase on duProprio forms;
m)          As of or about February 26, 2021, the brokerage contract;

Immovable 5 located in Salaberry-de-Valleyfield
n)           As of or about January 29, 2020, the Seller’s declarations and the Promise to purchase on duProprio forms;

Immovable 6 located in Salaberry-de-Valleyfield
o)           As of or about January 29, 2020, the Seller’s declarations and the Promise to purchase on duProprio forms;

Immovable 7 located in Salaberry-de-Valleyfield
p)           As of or about January 30, 2020, the Promise to purchase on duProprio forms;

Immovable 8 located in Salaberry-de-Valleyfield
q)           As of or about February 18, 2020, the Promise to purchase on a duProprio form;

Immovable 9 located in Sainte-Anne-de-Bellevue
r)            As of or about July 3, 2020, the Promise to purchase on a duProprio form;

Immovable 10 located in Île-Perrot
s)           As of or about July 3, 2020, the Promise to purchase on a duProprio form;

Immovable 11 located in Salaberry-de-Valleyfield
t)            As of or about July 3, 2020, the Promise to purchase on a duProprio form;

Immovable 12 located in Salaberry-de-Valleyfield
v)            On or about July 3, 2020, the Promise to purchase on a duProprio form;

Count 4: Took part in a price inflation scheme by preparing counter-letters and tolerating or allowing rebates to be made, notably in cash in connection with these transactions, while knowing that the parties would sign deeds of sale at a higher price that did not reflect the actual selling price, on the following dates and for the following immovables:

a)           On or about February 14, 2020, for Immovable 2 located in Salaberry-de-Valleyfield;
b)           On or about June 19, 2020, for Immovable 3 located in Salaberry-de-Valleyfield;
c)           On or about June 19, 2020, for Immovable 4 located in Salaberry-de-Valleyfield;
d)           On or about May 29, 2020, for Immovable 5 located in Salaberry-de-Valleyfield;
e)           On or about November 20, 2020, for Immovable 6 located in Salaberry-de-Valleyfield;
f)            On or about December 23, 2020, for Immovable 7 located in Salaberry-de-Valleyfield;
g)           On or about March 20, 2020, for Immovable 8 located in Salaberry-de-Valleyfield;
h)           On or about September 18, 2020, for Immovable 10 located in Île-Perrot;

Count 5: Although no brokerage contract had been concluded, personally or through Québec inc. of which she is president and shareholder, claimed or allowed someone to claim remuneration from the following persons:

Immovable 1 located in Île-Perrot
a)           On or about June 26, 2019, from the seller;

Immovable 2 located in Salaberry-de-Valleyfield
b)           On or about February 12, 2020, from the seller;

Immovable 3 located in Salaberry-de-Valleyfield
c)           On or about May 26, 2020, from the buyer;
d)           On or about June 12, 2020, from the seller;

Immovable 4 located in Salaberry-de-Valleyfield
e)           On or about May 26, 2020, from the buyer;
f)            On or about June 19, 2020, from the seller;

Immovable 5 located in Salaberry-de-Valleyfield
g)           On or about May 26, 2020, from the buyer;
h)           On or about May 29, 2020, from the seller;

Immovable 6 located in Salaberry-de-Valleyfield
i)             On or about November 12, 2020, from the buyer;
j)             On or about November 16, 2020, from the seller;

Immovable 7 located in Salaberry-de-Valleyfield
k)           On or about December 23, 2020, from the seller;

Immovable 8 located in Salaberry-de-Valleyfield
l)            On or about March 12, 2020, from the seller;

Immovable 9 located in Sainte-Anne-de-Bellevue
m)          On or about August 6, 2020, from the seller;
n)           On or about August 3, 2020 from the buyer through an incorporated company of which he is the president;

Immovable 10 located in Île-Perrot
o)           On or about September 18, 2020, from the seller;

Immovable 11 located in Salaberry-de-Valleyfield
p)           On or about February 16, 2021, from the seller;
q)           On or about March 2, 2021, from the buyer;

Immovable 12 located in Salaberry-de-Valleyfield
r)            On or about February 16, 2021, from the seller;
s)           On or about March 2, 2021, from the buyer;

Count 6: Personally or through a Québec inc, of which she is president and shareholder, collected or allowed someone to collect remuneration and did not immediately remit it to the agency for which she was acting, on the following dates and for the following immovables:

Immovable 1 located in Île-Perrot
a)           On or about July 5, 2019;

Immovable 2 located in Salaberry-de-Valleyfield
b)           On or about February 17, 2020;

Immovable 3 located in Salaberry-de-Valleyfield
c)           On or about June 25, 2020;

Immovable 4 located in Salaberry-de-Valleyfield
d)           On or about June 25, 2020;

Immovable 5 located in Salaberry-de-Valleyfield
e)           On or about June 2, 2020;

Immovable 6 located in Salaberry-de-Valleyfield
f)            On or about November 19, 2020;

Immovable 7 located in Salaberry-de-Valleyfield
g)           On or about December 29, 2020;

Immovable 8 located in Salaberry-de-Valleyfield
h)           On or about March 13, 2020;

Immovable 9 located in Sainte-Anne-de-Bellevue
i)             On or about August 10, 2020;

Immovable 10 located in Île-Perrot
j)             On or about September 23, 2020;

Count 8: On or about October 6, 2020, in Châteauguay, unduly influenced or allowed someone to influence a vulnerable seller from whom she had obtained confidential and strategic information, so that she would sell her property without a brokerage contract or marketing, for the benefit of one of her business relations.

Count 10: Concerning Immovable 13 located in Châteauguay, did not immediately send to the agency she was acting for the information and documents required to maintain registers and records, on the following dates:

a)           As of or about October 5, 2020, the Promise to purchase on a duProprio form;
b)           As of or about October 6, 2020, Amendments on a duProprio form;

Count 11: On or about November 8, 2020, concerning Immovable 13 located in Châteauguay, even though no brokerage contract had been concluded, claimed remuneration from the buyer through an incorporated company of which he is the president.

Count 12: On or about November 18, 2020, concerning Immovable 13 located in Châteauguay, received remuneration and did not immediately remit it to the agency for which she was acting.

Count 13: As of or aboutJune 15, 2022, hindered the investigation conducted by the Assistant Syndic, by not sending her all the required documents and information, including all the promises to purchase she had made on duProprio forms.

Brossard, November 15, 2024


Renée Dionne
Discipline Committee Secretary