Hi, friend! here is a website of quebec government, in which you will find if can you refuse or accept the increasing rent. i think you will be ok. good luck! http://www.rdl.gouv.qc.ca/
I go to this court many times, last time I win the case. Like your friend will win because the increasing price is over 5%. But should be careful about the other things, like decoration of building of apartment.
pictures are useless, you must to find the evidence about this case. I think you would better to ask some help from information in the regie du logement ( the same place as your court)