Notice To Tenants Of 299 Glenlake Avenue re: AGI Rent Increase
The Landlord and Tenant Board Hearing for file TSL-03671-19 was held Monday, November 4, 2019
Hearing Officer - Mr. Claude Mbuyi
Parties to the Hearing:
Applicant - 299 Glenlake Avenue (Toronto) Limited
Representing the Applicant - Gary Ikemoto Legal Services
Respondent - Tenants of 299 Glenlake Avenue
Representing the Respondent - High Park Tenants Association
Please be advised that:
The 2.20% AGI included on the Notice of Rent Increase Form N1 that you received will be reduced to 1.70%.
At the Hearing, it was agreed between the parties:
· the effective date of the first Above Guideline Increase will be June 1, 2019
· the Above Guideline Increase will be 1.70% for the 207 tenants with lease commencement dates on or before September 3, 2017
· the Above Guideline Increase will not apply to the 22 tenants with lease commencement dates after September 3, 2017
· 4 of the 233 units in the building were vacant at the time the application was filed and are not subject to an Above Guideline Increase
· the weighted average Useful Life of the approved Capital Expenditures will be 20 years
· the Landlord and Tenant Board expects to mail the Rent Order to all the affected tenants in approximately 90 days
· there will be a 60-day grace period from the date of the Rent Order to allow tenants to pay any monies owing to the landlord and for the landlord to reimburse any monies owing to tenants
· the Rent Order will contain specific information about your unit, when the landlord can increase your rent, and when a rent decrease may be claimed upon expiry of the useful life of the approved capital expenditures
Although not subject to the Rent Order, the landlord also agreed:
· to permit any tenants that have had the higher rent amount automatically debited from their Pre-Authorized Payment Account to revise their agreement to reflect only their current, legal guideline rent going forward and to require the tenant's explicit consent to any future changes to the rent amount. Please contact the landlord if you wish to make this recommended arrangement.
· to respond expediently to tenant requests for repairs and replacements, such as those concerns included on the list below, that High Park Tenants Association provided to the Applicant and to the Landlord and Tenant Board Hearing Officer. Please note that requests should be in writing with photographic evidence of the problem, where possible, to ensure that it can be followed up.
The Landlord and the Landlord and Tenant Board Hearing Officer were also advised that High Park Tenants Association would be contacting the Landlord to determine progress on these issues.
High Park Tenants Association would like to thank all the tenants of 299 Glenlake who assisted in providing information for the hearing and to those tenants who were able to attend and participate in the hearing itself.
HIGH PARK TENANTS ASSOCIATION - HPTA.CA
TSL-03671-19 299 GLENLAKE AVENUE November 4, 2019
TENANT CONCERNS AND REQUESTS
SECURITY
Unauthorised persons are accessing the building through the rear (south) entrance.
1. Shorten the opening cycle of the automatic opener button
2. Install security camera at rear (south) entrance
COMMUNICATION - TMC Code Chapter 354-3.2 A and B (1) through (10)
Tenants feel management's dissemination of information is inadequate.
3. Install a lobby bulletin board of sufficient size to display the notices required under the Toronto Municipal Code
PEST CONTROL - TMC Chapter 364-3.2 B (10)
4. Report to tenants on results of recent bed bug survey and action taken
LAUNDRY ROOM - RTA Part III 21. (1)
There is still confusion about operating hours for the laundry room. After the TSL-74059-16 Case Management Hearing, management agreed to consider extending access from 10:00 pm to 11:00 pm. After a "straw poll" conducted by the superintendent, it was decided to leave the opening hours of 6:00 am to 10:00 pm. unchanged. The sign on the laundry room door indicates opening hours from 8:00 am to 10:00 pm.
5. Amend the sign to show 6:00 am to 10:00 pm and permit access between those hours
After the TSL-74059-16 Case Management Hearing, management agreed to consider moving the laundry card loading machine from the superintendent's office to the laundry room to provide reasonable access. The machine in the office only accepts cash and is only available between 9:00 to noon, 1:00 pm to 4:00 pm and 6:00 pm to 7:00 pm Monday to Friday when the superintendent is available in the office. Saturdays 1:00pm to 4:00 pm, Sundays closed. This is an unreasonable inconvenience.
6. Install the laundry card machine in the laundry room and allow it to accept cash and credit payments. This will negate theft concerns. Any client transaction fees have to be considered an operating expense.
LOBBY - RTA Part III 22.
This is the only building of the ten that the High Park Tenants Association represents that does not provide any furniture in the lobby for residents and guests
7. Install sufficient furniture to seat a number of residents and guests
ACCESSIBILITY
Residents, guests and delivery people should not have to go to the rear entrance of the building (which does not have entry phone access) and navigate the dumpsters and recycling bins when they are transporting buggies, using walkers or confined to wheel chairs.
8. Install a ramp over a portion of the front entrance stairs
MAINTENANCE - RTA Part III 20.
Many appliances, sinks, counter tops are beyond reasonable repair and should be replaced without waiting for current tenants to vacate.
9. Replace rusting sinks and appliances when requested OR 517/06 Part III 10. (5); Part VI 40. (1)
10. Replace peeling wallpaper in hallways OR 517/06 Part VI 39. (1)
11. Repaint bare patches on stairwell floors to prevent falls OR 517/06 Part VI 37.