31-35 St. Dennis Drive - Renovations, Repairs, Replacements & Additions

This webpage has been created as a resource to keep you informed of ongoing upgrades to 31-35 St. Dennis Drive as part of our renewal initiative since purchasing the property in 2016. 

Thank you for your patience and cooperation as we continue to make the necessary improvements to your home.  As a reminder, please reach out to the Resident Service Centre at 416-467-0228 with service requests for your suite. We’ll take care of any issues as quickly as possible to be sure your suite is up to Minto Apartments’ standards. 

July 31, 2019

Garage restoration is now complete with concrete repairs made to the garage and ramps, waterproofing, new ramp heating and asphalt repairs. 

January 23, 2019- Above Guideline Increase (AGI) Hearing Update

As you are aware, a Case Management Hearing took place at the Landlord Tenant Board (LTB) office on Wednesday, January 16th, 2019. Residents of 31-35 St. Dennis Drive and representatives from Minto Apartments were in attendance. The purpose of this hearing was to provide both groups with the opportunity to discuss the Above Guideline Increase (AGI) and potentially negotiate an agreement for a reduced increase. 

While Minto Apartments entered into the mediation process with willingness to negotiate, this approach was not reciprocated by the representative for residents of 31-35 St. Dennis Drive. We will now proceed to a Merits Hearing before a LTB adjudicator who will evaluate the respective arguments and make a binding decision to be followed by a Rent Order.

In the meantime, we are pleased to address any questions you may have and encourage you to contact our Resident Service Centre at 416.467.0228.

October 2, 2018 

We appreciated meeting with the residents of 31-35 St. Dennis Drive and representatives from Parkdale Legal Services on Friday, September 21st. As discussed, payment of the AGI is optional until it is approved by the Landlord Tenant Board. However, should you withhold payment until the approval date, the balance owning would back-date to the lease renewal notice and a lump sum payment would be due. As it is the tenant’s obligation to pay monthly rent, it’s Minto Apartment’s obligation to maintain the property. With that, we continue to encourage you to contact the Resident Services Centre with all maintenance requests and we look forward to attending to those requests promptly. 

September 17, 2018

In an effort to keep you updated, last week, a Minto Apartments representative scheduled a meeting with Cole Webber of Parkdale Community Legal Services this week to discuss resident concerns and the Above Guideline Increase. We will share the outcome of this upcoming meeting with all residents on Monday, September 24th. As always, if you have any questions or concerns, please reach out to our Resident Services Office at 416-467-0228 and we would be pleased to meet with you to discuss.

August 16, 2018 - About the Above Guideline Increase

Many of you have questions around the Above Guideline Increase (AGI) that we’ve shared with residents whose leases have been renewed at 31-35 St. Dennis Drive over recent months – and we’re pleased to provide further explanation of an AGI here.  

The Legislated Guideline Increase for rent is 1.8% unless we have eligible capital expenses (extraordinary or significant renovations, repairs, replacements or new additions with an expected benefit extending for at least five years) for the residential complex or one or more of the rental units in it. Given the $5.8M Minto Apartments has invested to improve 31-35 St. Dennis Drive, we have applied for an AGI of 4.81% over two years (3% in year one and the remainder 1.81% in year two) and are currently awaiting review by the Landlord Tenant Board. 

In the meantime, we are continuing to provide you with 90-days notice of a rent increase, including the AGI as your lease is coming up for renewal. This is standard industry practice in a rent controlled environment and as part of Ontario’s rent control guidelines in place for over 40 years. As always, we will continue to follow these guidelines. 

Your payment of the AGI is optional until it is approved by the Landlord Tenant Board. However, should you withhold payment until the approval date, the balance owning would back-date to the lease renewal notice and a lump sum payment would be due. If the AGI is not approved by the Landlord Tenant Board, Minto Apartments would issue a rebate to residents who choose to pay the AGI as part of their lease renewal. 

We are pleased to address any questions you may have and encourage you to contact our Resident Service Centre at 416.467.0228.

July 25, 2018 

As shared by letter in July, the following has been completed and continues to be in progress since we purchased the property in 2016.

  • Plumbing, heating and electrical upgrades, including a new boiler and in-suite breaker panels
  • Fire and safety upgrades including new fire alarm panel
  • Security camera system
  • Common area renovations including corridors, laundry rooms and lighting 
  • Window and door replacement across 102 units 
  • Elevator modernization 
  • Roof replacement
  • Garage restoration including ramp heating, water proofing, concrete slab repair and painting 
  • Building envelope and exterior repairs including cladding and brick repair 
  • Landscaping upgrades including tree removal, asphalt and walkways and concrete repairs 

May 31, 2018

In-suite renovations are now complete across 94 suites from October 31st, 2016 to May 31st, 2018 at an investment of $21,000 per suite for a total of $1.95M. As well, common area refurbishment projects are completed or in progress as of May 31st, 2018 at an investment of $3M. 

February 2, 2018

Garage restoration begins with concrete repairs made to the garage and ramps, waterproofing, new ramp heating and asphalt repairs. 

February 1, 2018

Electrical system upgrades were complete as part of working with the Electrical Safety Authority (ESA) to help reduce the number of unplanned power outages due to the increased load on our electrical system. 

January 25, 2018

Work to stabilize the heat at 31 and 35 St. Dennis Drive began with an additional heating boiler installed to help increase heat temperatures in each suite. We worked closely with the City of Toronto to ensure compliance throughout this process. 

Questions?

Joey Tavares
Regional Manager Toronto West
Minto Apartments
T. 416.915.3821
[email protected]

 

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