Crime
Luxury Vancouver Homes at the Center of $100M CAD Loan and Chinese Murder Saga

In a case intertwining toxic loans, a brutal murder, and a court-ordered execution in China, amid the transnational flow of millions into Vancouver’s luxury real estate market, two families are locked in a legal battle over at least five high-end homes in areas of the city reshaped by decades of murky capital flight funneled through underground transfers into Canada’s West Coast.
The plaintiffs’ case, which initially focused on at least eight properties—now reduced to five—alleges that “many millions” worth of real estate was purchased with proceeds from unpaid loans in China and fraudulent transfers into Vancouver real estate.
On November 21, the Supreme Court of British Columbia delivered a procedural ruling allowing the six-year-long Canadian court battle, which includes sordid details such as the slaying of the lender family patriarch in China by the borrower, the now-deceased Long Ni, to continue.
Mr. Ni had promised the lender and his family high returns—up to 50 percent per annum—for providing him funds to invest in Chinese coal mines, the filings say.
Before his death, Changbin Yang, a 54-year-old businessman, had extended two series of loans to Mr. Ni, neither of which had been repaid. The first series, predating 2014, totaled approximately $100 million CAD, including interest. The second involved two loans in April 2017 of about $6 million CAD.
A key detail emerged from a Chinese court ruling in Hubei province. It said Mr. Yang’s claim for massive debt repayments stemmed from a series of promissory notes, culminating in a master promissory note “issued by Mr. Ni to Mr. Yang dated April 8, 2017, three months before Mr. Yang was murdered.”
On July 25, 2017, Mr. Yang was murdered in China at Mr. Ni’s behest. Following the murder, Mr. Ni was prosecuted, convicted, and sentenced to death by the Chinese courts. After exhausting all appeals, he was executed in 2020.
The plaintiffs in the lawsuit are five relatives of Mr. Yang, including his wife, Ms. Liu, and various other family members. Most are permanent residents of Canada living in China. They allege that the murderer’s family are “sitting on property in Vancouver worth many millions of dollars,” the November 2024 B.C. Supreme Court ruling says.
The plaintiffs are seeking judgment against all three defendants—Mr. Ni (now deceased), his wife, Ms. Chen, and his daughter, Ms. Ni—for debt, conversion, and unjust enrichment amounting to approximately $113.5 million CAD.
But Mr. Ni’s family, now living in Vancouver, denies financial ties to the executed borrower and asserts that the court battle is preventing them from selling some of their Canadian properties.
“Ms. Chen and Ms. Ni filed a joint response to the civil claim,” the procedural ruling states, in which “they deny any involvement in, or even knowledge of, the financial transactions between Mr. Yang and Mr. Ni. They plead the allegations of wrongdoing against them ‘are fabrications from start to finish.'”
Filings in the case detail the circumstances under which the murderer’s family settled in Vancouver, apparently four years after Mr. Ni started drawing on loans from his subsequent victim.
In her affidavit dated September 13, 2024, the murderer’s wife described how the family moved to Vancouver in 2011 after she obtained permanent resident status the previous year. She and her husband purchased their matrimonial home on West 33rd Avenue in December 2010 and moved in by March 2011. While Mr. Ni continued working in China, he visited his family in Canada several times a year.
Ms. Chen described their marriage as “a typical relationship in that part of China,” stating that she was a stay-at-home mother while her husband was the family’s breadwinner. She claimed to be aware only in a general sense of what her husband did for a living and, in accordance with her culture, would not “pry into his business affairs.” Ms. Chen also detailed purchasing two rental properties in 2011—on Granville Street and West King Edward Avenue—using money that her husband earned.
The murderer, Mr. Ni, was alive when the lawsuit was initiated and filed a “bare-bones” Response to Civil Claim in December 2018. Following his execution, his counsel withdrew, leaving Ms. Chen and Ms. Ni to face the allegations alone.
Initially, the plaintiffs’ claim targeted “at least” eight properties in Vancouver and Burnaby. They specifically alleged that each of these properties had been purchased by Mr. Ni with the loan proceeds from Mr. Yang and registered, either at the time of purchase or later, in the name of his wife or daughter. However, as the case progressed, doubts arose regarding the true ownership of three properties. The plaintiffs amended their claim to focus on five properties, refining their allegations.
The lawsuit now centers on five properties located across Vancouver’s most exclusive neighborhoods, including Shaughnessy, Kitsilano, Kerrisdale, and West Point Grey—areas renowned for their affluence and skyrocketing home prices.
Notably, West Point Grey is the riding of B.C. Premier David Eby and the neighborhood where Canadian Prime Minister Justin Trudeau once taught at a private school before entering Liberal Party politics. The plaintiffs allege they have traced funds from Mr. Ni’s business activities and alleged crimes in China to these properties.
Commenting on his sympathy toward the plaintiffs—despite long procedural delays in their case—in November 2024, Supreme Court Justice Kent wrote, “The plaintiffs are victims of a horrific crime committed by Mr. Ni.”
Addressing the defendants’ claims of ignorance regarding the murderer’s business activities in Chinese mining, he added, “Although Ms. Chen and Ms. Ni testify in their affidavits that they had no knowledge of Mr. Ni’s business affairs, they do not deny that the money used to purchase the properties registered in their name was supplied by Mr. Ni from his business activities in China.”
Travel restrictions due to the COVID-19 pandemic added another layer of complexity. Ms. Liu pointed out that Mr. Ni’s incarceration in China meant he was unable to testify in the British Columbia proceedings, although his testimony was available for the Chinese litigation. She also noted that in 2022, with China’s borders closed, the plaintiffs were uncertain whether they could travel to Canada for the trial.
According to Ms. Liu, the plaintiffs had information suggesting that Mr. Ni had used the loaned funds to invest in coal mines in China. They hoped to enforce the Chinese judgment against these assets before pursuing real estate recovery in Canada.
This case, far from finished, is representative of numerous similar legal battles over Vancouver property, characterized by complex transnational loan arrangements, frequently linked to underground banking and opaque business dealings in China. It underscores the challenges of Canadian courts in mediating massive property dealings involving allegations of transnational financial fraud, sometimes intertwined with violent crime and debt enforcement battles.
As Canada grapples with a housing affordability crisis—issues The Bureau’s investigations suggest are partly linked to international underground banking networks involving China and Middle Eastern states—this case seems emblematic of systemic challenges extending far beyond the dispute between the families of the murdered lender Mr. Yang and the executed borrower Mr. Ni.
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Addictions
Should fentanyl dealers face manslaughter charges for fatal overdoses?

Tyler Ginn prior to his death from a fentanyl overdose in 2021. [Photo credit: Gayle Fowlie]
By Alexandra Keeler
Police are charging more drug dealers with manslaughter in fentanyl overdose deaths. But the shift is not satisfying everyone
Four years ago, Tyler Ginn died of a fentanyl overdose at the age of 18. Tyler’s father found his son unresponsive in the bedroom of their Brooklin, Ont., home.
For Tyler’s mother, Gayle Fowlie, the pain of his loss remains raw.
“He was my kid that rode his bike to the store to buy me a chocolate bar on my birthday, you know?” she told Canadian Affairs in an interview.
Police charged Jacob Norn, the drug dealer who sold Tyler his final, fatal dose, with manslaughter. More than three years after Tyler’s death, Norn was convicted and sentenced to six years in prison.
“I don’t think you can grasp how difficult going through a trial is,” Fowlie said. “On TV, it’s a less than an hour process. But the pain of it, and going over every detail and then going over every detail again … it provides details you wish you didn’t know.”
But Fowlie is glad Norn was convicted. If anything, she would have liked him to serve a longer sentence. Lawyers have told her Norn is likely to serve only two to four years of his sentence in prison.
“My son’s never coming back [and] his whole family has a life sentence of missing him the rest of our lives,” she said. “So do I think four years is fair? No.”
Norn’s case reflects a growing trend of drug dealers being charged with manslaughter when their drug sales lead to fatal overdoses.
But this shift has not satisfied everyone. Some would like to see drug dealers face harsher or different penalties.
“If we say that it was 50 per cent Tyler’s fault for buying it and 50 per cent Jacob’s fault for selling it … then I think he should have a half-a-life sentence,” said Fowlie.
Others say the legal system’s focus on prosecuting low-level drug dealers misses the broader issues at play.
“[Police] decided, in the Jacob Norn case, they were going to go one stage back,” said Peter Thorning, who was Norn’s defence lawyer.
“What about the person who gave Jacob that substance? What about the person who supplied the substance to [that person]? There was no investigation into where it came from and who was ultimately responsible for the death of that young man.”
Manslaughter charge
At least 50,000 Canadians have died from drug overdoses since 2016. Last year, an average of 21 individuals died each day, with fentanyl accounting for nearly 80 per cent of those deaths.
Fentanyl, a synthetic opioid, is up to 50 times stronger than heroin and 100 times stronger than morphine. A dose as small as a few grains of salt can be lethal.
Given its potency, police and prosecutors have increasingly turned to manslaughter charges when a dealer’s product results in a fatal overdose.
A recent study in the Canadian Journal of Law and Society found that the number of manslaughter charges laid for drug-related deaths in Canada surged from three cases in 2016 to 135 in 2021.
Individuals can be convicted of manslaughter for committing unlawful, reckless or negligent acts that result in death but where there was no intention to kill. Sentences can range from probation (in rare cases) to life.
Murder charges, by contrast, require an intent to kill or cause fatal harm. Drug dealers typically face manslaughter charges in overdose cases, as their intent is to distribute drugs, not to kill those who purchase them.
Joanne Bortoluss, a spokesperson for the Durham Regional Police, which charged Norn, said that each of their investigations follows the same fundamental process.
“Investigators consider the strength of the evidence, the dealer’s level of involvement, and applicable laws when determining whether to pursue charges like manslaughter,” she said.
The Canadian Journal of Law and Society study also found that prosecutions often target low-level dealers, many of whom are drug users themselves and have personal connections to the deceased.
Norn’s case fits this pattern. He struggled with substance abuse, including addiction to fentanyl, Xanax and Percocet. Tyler and Norn were friends, the judge said in the court ruling, although Fowlie disputes this claim.
“[Those words] are repulsive to me,” she said.
The Crown argued Norn demonstrated “a high degree of moral blameworthiness” by warning Ginn of the fentanyl’s potency while still selling it to him. In a call to Ginn, he warned him “not to do a lot of the stuff” because he “didn’t want to be responsible for anything that happened.”
Fowlie’s outrage over Norn’s lenient sentencing is compounded by the fact that Norn was found trafficking fentanyl again after her son’s death.
“So we’ve killed somebody, and we’re still … trafficking? We’re not worried who else we kill?” Fowlie said.

Trafficking
Some legal sources noted that manslaughter charges do not necessarily lead to harsh sentences or deterrence.
“If you look at how diverse and … lenient some sentences are for manslaughter, I don’t think it really pushes things in the direction that [victims’ families] want,” said Kevin Westell, a Vancouver-based trial lawyer and former chair of the Canadian Bar Association.
Westell noted that the term “manslaughter” is misleading. “Manslaughter is a brutal-sounding title, but it encapsulates a very broad span of criminal offences,” he said.
In Westell’s view, consistently charging dealers with drug trafficking could be more effective for deterring the practice.
“What really matters is how long the sentence is, and you’re better off saying, ‘We know fentanyl is dangerous, so we’re setting the sentence quite high,’ rather than making it harder to prove with a manslaughter charge,” he said.
Trafficking is a distinct charge from manslaughter that involves the distribution, sale or delivery of illicit drugs. The sentencing range for fentanyl trafficking is eight to 15 years, Kwame Bonsu, a media relations representative for the Department of Justice, told Canadian Affairs.
“Courts must impose sentences that are proportionate to the gravity of the offence and the degree of responsibility of the offender,” Bonsu said, referencing a 2021 Supreme Court of Canada decision. Bonsu noted that aggravating factors such as lack of remorse or trafficking large quantities can lead to harsher sentences.
‘Head of the snake’
Some legal experts noted the justice system often fails to target those higher up in the drug supply chain.
“We don’t know how many hands that drug goes through,” said Thorning, the defence lawyer.
“Are the police going to prosecute every single person who provides fentanyl to another person? Jacob [Norn] was himself an addict trafficker — what about the person who supplied the substance to him?”
Thorning also questioned whether government agencies bear some responsibility. “Is some government agency’s failure to investigate how that drug came into the country partly responsible for the young man’s death?”
Westell, who has served as both a Crown prosecutor and criminal defence lawyer, acknowledged the difficulty of targeting higher-level traffickers.
“Cutting off the head of the snake does not align very well with the limitations of the international borders,” he said.
“Yes, there are transnational justice measures, but a lot gets lost, and as soon as you cross an international border of any kind, it becomes incredibly difficult to follow the chain in a linear way.”
Bortoluss, of the Durham police, said even prosecuting what appear to be obvious fentanyl-related deaths — such as Tyler Ginn’s — can be challenging. Witnesses can be reluctant to cooperate, fearing legal consequences. It can also be difficult to identify the source of drugs, as “transactions often involve multiple intermediaries and anonymous online sales.”
Another challenge in deterring fentanyl trafficking is the strong financial incentives of the trade.
“Even if [Norn] serves two to four years for killing somebody, but he could make a hundred thousand off of selling drugs, is it worth it?” Fowlie said.
Thorning agreed that the profit incentive can be incredibly powerful, outweighing the risk of a potential sentence.
“The more risky you make the behaviour, the greater the profit for a person who’s willing to break our laws, and the profit is the thing that generates the conduct,” he said.
A blunt instrument
Legal experts also noted the criminal justice system alone cannot solve the fentanyl crisis.
“Most people who have [lost] a loved one [to drug overdose] want to see a direct consequence to the person that’s responsible,” said Westell. “But I think they would also like to see something on a more macro level that helps eliminate the problem more holistically, and that can’t be [achieved through] crime and punishment alone.”
Thorning agrees.
“These are mental health .. [and] medical issues,” he said. “Criminal law is a blunt instrument [that is] not going to deal with these things effectively.”
Even Fowlie sees the problem as bigger than sentencing. Her son struggled with the stigma associated with therapy and medication, which made it difficult for him to seek help.
“We need to normalize seeing a therapist, like we normalize getting your eyes checked every year,” she said.
“Pot isn’t the gateway drug, trauma is a gateway drug.”
This article was produced through the Breaking Needles Fellowship Program, which provided a grant to Canadian Affairs, a digital media outlet, to fund journalism exploring addiction and crime in Canada. Articles produced through the Fellowship are co-published by Break The Needle and Canadian Affairs.
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Business
Three face federal charges for “domestic terrorism” after targeting Teslas

MxM News
Quick Hit:
Attorney General Pam Bondi announced Thursday that three individuals are facing severe federal charges for violent attacks against Tesla vehicles and charging stations. The suspects allegedly used Molotov cocktails and other incendiary devices in what Bondi labeled “domestic terrorism.” Each faces a minimum of five years in prison, with potential sentences of up to 20 years.
Key Details:
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Bondi warned that the Justice Department would aggressively prosecute anyone engaging in attacks on Tesla properties, stating, “The days of committing crimes without consequence have ended.”
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One suspect, armed with a suppressed AR-15 rifle, allegedly threw eight Molotov cocktails at a Tesla dealership in Salem, Oregon.
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Bondi did not release the names of the suspects or specify the full list of charges but emphasized that these crimes will be met with severe legal consequences.
Diving Deeper:
On Thursday, Attorney General Pam Bondi announced charges against three individuals accused of violent attacks targeting Tesla properties in multiple states. The suspects allegedly used Molotov cocktails and other incendiary weapons to destroy Tesla vehicles and charging stations, prompting Bondi to classify the incidents as acts of “domestic terrorism.”
“The days of committing crimes without consequence have ended,” Bondi stated. “Let this be a warning: If you join this wave of domestic terrorism against Tesla properties, the Department of Justice will put you behind bars.”
The attacks spanned Oregon, Colorado, and South Carolina, according to DOJ officials. In Salem, Oregon, one suspect reportedly carried a suppressed AR-15 rifle while hurling Molotov cocktails at a Tesla dealership. In Loveland, Colorado, another suspect was apprehended after allegedly trying to set Tesla vehicles ablaze with similar incendiary devices. Authorities later found the individual in possession of additional materials capable of producing more firebombs.
A third suspect, operating in Charleston, South Carolina, allegedly defaced Tesla charging stations with anti-Trump graffiti before setting them on fire using Molotov cocktails.
While the Justice Department has not released the names of the suspects, each individual faces a minimum of five years in prison, with potential sentences reaching up to 20 years. Bondi reiterated that law enforcement is committed to stopping politically motivated destruction of private property, vowing aggressive prosecution for those responsible.
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