Shoshanna Drouin

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<