42 Glen Elm Avenue

Tenant's Association

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Garage: fire hazzard

As a condition of the sale of 42 Glen Elm Ave, O’Shanter requested a Fire Inspection and clearance from the previous owners.

The previous owner was required to build a fireproof room that was serviced by sprinklers for the storage of the recycling and garbage in the garage. Keeping garbage and recyclables out in the open in the garage is contrary to the Toronto Fire code (see link below).

The new garbage room was used by the tenants and the superintendent for the transfer of garbage from the chute to the curb.

This room hasn’t been used for garbage and recycling since O’Shanter took possession of the building. Instead it houses the superintendent’s collection of “treasures” gleaned from the garbage. Old suitcases, boxes of electronics, vacuum cleaners and  old barbeques – basically what you would find at a Goodwill store.

Last week the lock was changed on the room and it now appears that it officially no longer the garbage room.

There is a big pile of cardboard, household goods, and garbage in the garage. Right next to it is a pile of paint cans, camping fuel, solvents etc. Additionally, construction materials are strewn about the garage floor, a tripping hazard and a fire hazard.

Surely a company that boasts “more than 50 employees at 24 sites… over 2500 residential rental units” would be aware of Toronto Fire regulations in regards to the storage of garbage and combustible materials.

B. All garbage bags containing garbage shall be stored within an enclosed garage or in a covered garbage receptacle.
C. Every property shall have a garbage storage facility or a sufficient number of suitable receptacles that are readily accessible to all occupants so as to contain all garbage, debris and trade waste.
[Amended 2004-06-24 by By-law No. 559-2004]

It would seem that the building manager and superintendent are either unaware of Toronto Municipal code, or are blatantly disregarding it. I leave it to the reader to draw  their own conclusions.


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Raspberry bad, weeds good.

For some reason, the raspberry bushes, roses, Hydrangeas  in the garden have been removed 😦
The fallen tree branch continues to languish in the yard, well over a month now. The dog-choke vines and weeds continue to thrive.


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New windows – property litered with glass

O’Shanter has replaced all the windows and balcony doors. While this will undoubtedly reduce utility costs, the process was disruptive and dangerous. Residents were required to clear the windows of all items for a 3 foot radius, for most tenants this required several days of reconfiguring and moving the contents of a unit as all windows were done at once. Apartments were covered in dust, glass shards and workers didn’t remove their footwear. This was a significant disruption for tenants causing several days of work and disruption as well as cleaning costs for shampooed carpets etc.

The contractors removed the windows by smashing the glass, not by removing the frames and taking out the glass. The result of this fast but messy process was apartments filled with tiny glass shards and the property being littered with glass shards, old caulking, screws and box cutting blades.

The glass shards are still in the grass and flowerbeds and continues to fall off window ledges. The property has become a mine-field for dogs and children. O’Shanter assured the the Tenant’s Association that the contractor would use tarps outside to capture the glass but this was not done.

While some glass on the sidewalk may seem trivial, it’s just a matter of sweeping it up, razor sharp sliver-like shards hidden in the grass and in the cracks of your parquet are not funny. Young children especially are vulnerable as they often trip and fall palms out into the grass. O’Shanter’s carelessness has reduced the quality of life for residents. Glass doesn’t weather, it doesn’t decompose, the property, especially the south sidewalk and grass will continue to be a danger zone for a long time.



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Toronto City Council votes to ask Province to limit AGI

This week City Councilor Josh Matlow’s motion to request the province to eliminate Above the Guideline Increases (AGIs) for basic upkeep and repairs passed Council this week.

See Toronto Star article: http://www.thestar.com/news/gta/2014/02/19/councillor_urges_ontario_to_ban_rent_hikes_for_repairs.html

Counilor Matlow also has a web page against AGI, urging the public to write to the Minister of Municipal Affairs and Housing.  Found here: http://joshmatlow.ca/agi

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Lobby Renovation not an AGI captial cost

42 Glen Elm underwent a lobby renovation:
  •  new doors,
  • new mailboxes
  • new lighting
  • floor and wall tiles.

According to Ontario law, the lobby work doesn’t qualify as a capital cost that would warrant an AGI. from this page:


 (d) work that is substantially cosmetic in nature or is designed to enhance the level of prestige or luxury offered by a unit or residential complex

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AGI Process – application notification

We know that O’Shanter has every intention to apply for AGI for 2014 based on Capital Expenses occurred by the previous owner. There are many questions as to the process of appealing an AGI.


“Once the landlord files this application with the Board, the Board will give the landlord a Notice of Hearing. Thelandlord must give the tenant(s) of the units affected by this application a copy of the application and the Notice of Hearing at least 30 days before the hearing.
Once the landlord has given the tenant(s) copies of the application and Notice of Hearing, the landlord must file a Certificate of Service with the Board showing how and when the landlord gave the documents to the tenant(s).”