Toronto 88 Isabella | 199.22m | 62s | Capital Developments | Diamond Schmitt

ProjectEnd said:
Essentially all of this is covered under S.111. Toronto's provisions for tenants are quite extensive (a good thing).

That said, it also does mean that these buildings, many of which are 50+ years old, just don't see much investment because the owners won't see the upside of that spend in higher rents.
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Thank you for your reply. I did a search on the provisions of S.111. using my AI search engine and it looks like it ticks off each of my concerns, i.e. displaced long term tenants are "left whole".

This is what I found:

Toronto's Section 111 provisions under the City of Toronto Act aim to protect tenants in multi-unit rental apartments facing relocation due to redevelopment, such as converting their building into a condo tower. These provisions include:

Tenant Relocation Assistance: Developers must provide relocation plans to assist tenants financially and logistically during the redevelopment process. This includes offering alternative accommodations at similar rents.

Right to Return: Tenants have the right to return to the new building once construction is complete, with rents similar to what they paid before redevelopment.

Replacement of Rental Units: Developers are required to replace the rental units that are demolished, ensuring the same number, size, and type of units are available in the new development. These units must be maintained as rental housing for a specified period, often 10 to 20 years.

Affordable Rents: Replacement units must have rents similar to those in effect at the time of the redevelopment application, with annual increases limited by provincial guidelines.
 
7th May 2025

Fencing up

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EBT said:
When I look at a project like this that involves demolishing what has been an affordable rental property for many long-term residents who have been protected for decades by rent controls what provisions have been made to ensure these tenants will not be faced with unaffordable rents? What provisions have been made to ensure that they will be "left whole"?

I would bet that in a building like that there were tenants that have been in the building for 30 years or more. I have been in my building which is of the same vintage as this building for almost 30 years during which time thank God it was protected by rent controls because I would not be able to afford to live in my apartment or anywhere in Toronto.

Is the developer required to move existing tenants to a temporary apartment while guaranteeing their rent-controlled rents and paying for all moving expenses? When the new tower is built does the developer pay the expenses to move long term residents back into the rental replacement units and will the rent be at the old rent-controlled rent or will the rent be at a new "market level" which would be twice what they were paying in the old building?

I am all for building tall buildings but there are lots of development sites that don't require demolishing the few affordable rental units that we have left.
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Demolition and Replacement of Rental Housing: A handbook for tenants and property owners:

 
This building reminds me of 59 Isabella, which was built in the mid-1960s as well and hopefully will suffer the same fate. I lived there for five months with an ex in the late 1980s, then escaped to higher quality premises after a night chasing cockroaches with a frying pan.
 
Bayer said:
This building reminds me of 59 Isabella, which was built in the mid-1960s as well and hopefully will suffer the same fate. I lived there for five months with an ex in the late 1980s, then escaped to higher quality premises after a night chasing cockroaches with a frying pan.
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That’s a bit extreme. Why frying pan and not shoes/ sandals?
 
Bayer said:
That was my first (and thankfully only) encounter with those critters and I just grabbed the first thing I saw!
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A one off encounter with them is far from an infestation to which higher quality premises are not immune from if one is not careful. They either enter up through the plumbing or by hitching a ride in search for food sources. And the ones to watch out for are the ones with egg sacks growing on the back...to which is pretty much an indication of going into infestation territory as they are living and breeding on the unfortunate premises... >.<
 
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