Ontario Residential Tenancy Agreement (Standard Form of Lease)

Ontario Standard Lease (1)

While the Tenants’ Association will not get involved in individual tenant concerns, we are interested in keeping track of what those concerns are. This will help us to watch for trends as we focus on our bigger picture goals.

Some examples of individual tenant concerns could include:

Noise from a nearby unit (tenant to tenant issues)
Unit repairs (tenant to Shiplake issues)
Dog owners on back lawn not observing bylaws (tenant to community issues)
Traffic disruptions due to development next door (tenant to city issues)
The more of these that we know about – especially those involving Shiplake or the city – the more information we will have to support our work moving forward.

If you have any issues or concerns please bring them up to the Tenant Association so that we can look into them and work towards a resolution.

Minutes notes from meeting with Shiplake on June 15 and 26, 2017

Final Minutes – Shiplake meetings – June 15 and 26

Sweeping changes to Tenants Act for the City of Toronto.

Toronto’s New Bylaw for Apartment Buildings – July 1, 2017

Heating Study at 45 Dunfield Avenue – Interesting Read

Tower Study

Tower Study – Full Report

Current Tenant Building Concerns:

Tenants’ Concerns/Issues as discussed with Shiplake on Tuesday, May 23, 2017

Balconies – As it relates to balcony work seemingly not starting on time, an estimate of the work was given to Shiplake by the contractors. It turns out that some balconies require more work than others. Some are dilapidated and being eaten away. Also, the re-bar that enforces the concrete is corroding on some of them.

The weather is unpredictable and can/has slowed down work. The varying degree of work also makes it difficult to give a precise time frame of the work.

Shiplake updates the construction schedule every 2-4 weeks and the Concierge Manager has regular contact with the foreman. Shiplake was encouraged to communicate these changes in schedule to all tenants. Updates can be viewed on their notice board outside of the laundry room.

Yoga Room – The opening of the room was delayed due to garage repairs conducted with a process called hydro-demolition. There was a leak in the concrete, they had to repair it and allow it to dry before the room could be completed.

The room should be up and running by the first week of June, foreseeing no delays. Once opened it will be a permanent amenity. It will be located across from the gym, accessible by fob, 24 hours a day. Twice a week yoga classes will be provided by a certified instructor. However, the class can only accommodate 15 people, therefore sign up will be required. Details on this later.

Gym – The gym was reduced by 18 inches to accommodate a new emergency exit.

Security Cameras – We were assured that these are working. Construction workers are assigned fobs by foremen and we can easily keep track of them

Bulbs/Batteries Recycling Bin – Shiplake acknowledged that this is almost two years overdue. Currently, due to construction, they would not be able to place one at the same spot where the other recycling bins are. They suggested the laundry room as the most likely appropriate spot.

Flooding – The cause of flooding from the 17th to 14th floor in the 10 line was explained as follows: The pipe pressure valve blew in unit 1710. Shiplake believes this to be an isolated case and do not foresee this happening in any other units.

Repairs in the affected and surrounding units have begun and are ongoing.

Parking Spots – Shiplake requested only 25 parking spots from the Madison, eventually securing 38. These were allocated to persons who already had existing parking spots here at the Torontonian. Provisions for new applicants were not considered. Shiplake was advised that this was a huge oversight on their part, and are working to rectify this situation.

Quiet Suite – Suite 2307 has been designated as the quiet suite. However, because of construction and work being done on balconies, it is not necessarily quiet.

Family Suite – Suite 106 has been designated as the family suite. Please note that this suite is for mothers with babies and toddlers only. The suite is opened Monday to Friday, 9 am -4 pm.

Building Construction Update – Shiplake was encouraged to use their notice board by the laundry room more effectively to communicate schedules, construction updates/changes, and general construction information

On-Going Issues:

Door Slamming: Tenants complain that doors are slamming at all hours of the day and night. Going forward building maintenance will fix the doors in each empty unit. In the Winter 2016 annual apartment inspection, doors will be fixed so that they do not slam. The fire doors will also be fixed so that they do not slam. Please ensure that the fire doors on your floor are always closed.

Heating: This one is tough. The heating is on at 45 Dunfield. The law states that apartments have to be kept at 21 degrees celsius. This time of year this is a very hard thing to do. The temperatures go down at night and may be high during the day. Shiplake will look into the settings on the sensor to better match the outside temperature. If its too hot in your apartment please fill out work order so that the temperature can be lowered.

Locker Keys: There is only one locker key currently available. Therefore if you want to access your locker and someone has the key signed out, you can not. We have requested that Shiplake cut more keys to be signed out from the concierge. We have also requested that they follow up with people who have signed out the keys to ensure their return.

Pigeon Fecal Matter build up on Balconies: There are a few balconies that have a build up of pigeon poop. Shiplake will be cleaning these balconies. We need to help them by letting them know. If you can see a balcony with a build up please let the concierge know as well at the tenant association.

Exiting Underground Parking Exit: There are cars consistently parked in the “No Parking” zone just as you exit the underground parking. This issue means that when you pull out your line of visions completely blocked. Shiplake will look into changing that area into a NO STANDING ZONE. Then people who park there can be ticketed and towed.

Resolved Issues:

Front Door Accessibility Issues: We have new automatic sliding doors at the front entrance on Dunfield.

Entrance Door from underground Parking: To doors on P1 & p2 are now accessible and will open automatically if you press the button.

Driveway Lights: The lights at the bottom of the driveway (towards the visitor Parking) have been replaced with an LED light.

Window Washing: Our windows will now be washed twice a year, in the Fall and Spring.

Washers/Dryers: The Laundry room vents and ducts were cleaned out on September 10, 2015. They will be cleaned once a year. Going forward the cleaning staff will pay more attention to vacuuming out the lint traps. We ask that tenants make sure to clean out the lint trap when they are finished with their laundry. We were advised that the soap will never fully disappear from the soap tray in the upright washers – that’s how they are designed, but it doesn’t affect the performance of the washer.

Rogers Security Camera at Front Doors: Rogers has successfully replaced the old analog security equipment with digital. You should be able to see the front lobby and back door on number 998 and 59.

Outside Security Issues: It was brought to our attention that the security company that is used to patrol the building and the grounds has not been responding to building security issues. Shiplake has verified with Olympus Security that their phone numbers are working and the response they expect when a call is received.

Tenant Concerns