Continued increases in rent and the cost of living have led people to become more engaged in pushing for improvements in the quality of their lives and their communities. Recently, we’ve seen people take action, recognizing that many are disadvantaged by how the housing market operates in the province. Tenants across Toronto have organized protests in response to continued rent increases: people are paying attention and are interested in organizing to push for solutions to the housing crisis. By using collective action, where people come together to advocate for their rights, protect their interests, and work towards better living conditions, tenants can present a united front, increase their bargaining power, and raise awareness about the issues that they face.
City-Wide Issues Where Tenants Advocacy is Pushing for Change
For example, within Toronto, organizing led by the York South Weston Tenant’s Union has supported tenants through a rent strike that is now into its third month. Rent increases aren’t the only way that for-profit developers and property managers extract profit from tenants – new developments can do so too, by slowly reducing the number of affordable units available in an area and increasing the number of market-rent units that are not rent-controlled.
One significant case, in South Etobicoke, is a proposed rental and condominium on Lake Promenade that will evict over 500 tenants – many who are elderly, persons with disabilities and people who have been part of the community for a long time. This development will require the demolition of five existing seven-floor rental apartments to build two rental buildings and three condominium buildings ranging from 12 to 20 floors. The development is not intended to provide additional affordable housing to the area. Instead, it will provide over 1,000 new market-rate units that will not be subject to rent control under provincial guidelines – meaning that every year, landlords can increase the rent on their units without any limit.
Community members are concerned about this development for a range of reasons, including the stress and anxiety that residents will face because of this development. Many have voiced specific concerns around the lack of affordable units and around the relocation of those currently living in affordable rental units on the existing property. Where will they live for a similar rent during the multi-year construction period? As a result, community members are gearing up for a fight against this mass eviction.
Key Highlights from Consultations and Information for Tenants
Virtual and in person consultations about the development and a site tour have all taken place during the summer of 2023. At one of the virtual consultations, which was recorded and can be viewed here, the applicants shared some helpful information. For example, if the application is approved, they will take a phased approach to the development, where most tenants will not have to relocate, and those who do will be relocated to a building across the street from their current units. They also described the city’s requirement of them to replace demolished rental units with units that are the same size type and of similar rent. Upon return, tenants’ rent will be the same as what they paid at the time of the notice to vacate, plus the annual provincial guidelines increases that occur over the construction period. The city secures rent control for tenants through an agreement between the applicants and the city, registered on title to the land, irrespective of provincial regulations around rent control until the individual’s tenancy ends.
The applicants also shared that subject to the Ontario building code requirements, a certain number of units must be fully accessible, allowing for wheelchairs, and that these units can be set aside for existing tenants that have those needs. 15% of units of each bedroom size need to be fully accessible. The city will identify the needs of tenants and their right to return; those with disabilities will be given special resources and considerations. While their existing floor plans are preliminary, they will be finalized further down the line and there will be a tenant consultation meeting (tentatively scheduled for Fall 2023) where the applicant will present floor plans to tenants. Prior to rental housing demolition, the applicants must also discuss tenant assistance plans which will be secured through a legal agreement.
Upcoming Consultation
The upcoming tenant consultation meeting will provide more information about the tenant relocation and assistance plan. Generally, when rental housing is demolished and replaced, tenants have a right to return to a replacement unit of the same bedroom type and similar size at a similar rate. Rent cannot be increased by more than the annual rent increase guideline set by the provincial government until the end of tenancy. Tenants have the right to stay in their rental unit until after receiving a notice of a demolition application and may be eligible for compensation for moving allowances and financial compensation. During the process of approval, tenants can stay in their homes. If the application is approved, tenants will be given at least 4 months’ notice to vacate the rental unit, and if the right to return applies, they will also receive a notice of eligibility which will allow them to sign up for a replacement unit. You can learn more about what happens when rental housing is demolished and replaced here: Housing – City of Toronto
The applicant will be revising their application based on feedback from residents, the local councilor, and city staff. This process is likely to take longer than a year before the application is revised and finalized by city staff. All this said, this development is being led by a for-profit developer, whose interests ultimately lie in extracting the most value out of their tenants, which does not align with the right to housing for all or the need for affordable housing. Now is the time for residents and community members to make their voices heard by attending upcoming consultations and connecting with those involved in this development to share their concerns and ask questions. Members of the public can submit feedback on this page under “Community Meetings, Hearings and Public Input” by using the “Submit Feedback” button under “Public Consultations”. You can also use this page to see the progress of the application.
Attending public meetings, providing feedback, signing petitions, and accessing resources (see below) are all ways that you can stay informed and get involved as a community member, or find support as an affected tenant. Connecting with advocates and other community members through the local tenant association and community health centre can also help you stay informed and support collective action that will encourage representatives to support their constituents and push for affordable housing development instead of for-profit development.
Finally, the local Councillor has provided some information on their website and directed tenants to resources and assistance that could support collective action.
Written by: Research Assistant Natalie Pilla | LinkedIn
Resources
For development application questions or comments:
Eno Rebecca Udoh-Orok
Toronto City Planning
Eno.Udoh-Orok@toronto.ca • 416-392-5474
or contact your building property manager.
For replacement rental housing & tenant assistance questions:
Andrew Cohrs
Toronto City Planning
Andrew.Cohrs@toronto.ca • 416-392-4730
For support from Amber Morley’s office:
Matthew Cook
Councillor Staff Lead for these applications
matt.cook@toronto.ca • 416-338-5166
To connect with the local Tenant Association:
Patti Pokorchak
Lake Promenade Tenants’ Association
pattipokorchak@gmail.com • 416-951-3842
(email preferred)
For questions about your rights as a tenant in Toronto:
Federation of Metro Tenants’ Associations (FMTA)
hotline@torontotenants.org • 416-921-9494
Rights & Responsibilities for Landlords & Tenants – City of Toronto
