Port Royal Place
11-15-17 Michael Power 2003
7 - 9 Michael Power 2006
5 Michael Power 2009
1- 3 Michael Power 2012 and 2015
Port Royal Place is located in the historical Village of Islington between Dundas and Bloor St. Steps from the Islington or Kipling subway stations. Close to gourmet shops, small family restaurants euro-style shopping at the delicates stores, pubs and specialty stores and the Islington golf club. Easy access to Hwy 427,401,QEW. Hot draw is for the proximety to the Islington Subway station and the access to public transit.
There is no permission for BBQ's on the balconies but some feel they are allowed. This is a fire safety issue and not a restrictive covenant.
Entertainment lounge with kitchen and walk out to a gazebo and gas barbeque. Exercise room Virtual golf and theatre Billiards and cards room 24 hour gate house and with video monitoring Beautifully landscaped park UNIT FEATURES: 6 appliances Ceramic tile backsplash Virtual golf and theatre. Cultured marble vanity and basin .Vertical blinds One parking One locker Individual seasonally controlled heating and air conditioning Individual suite alarm system
Photo Array for 1 - 3 Michael Power Place
http://www.scribd.com/doc/105310546/MIchael-Power-Sept-2012 SITE PLAN
Google Street View
I like this complex It is walking distance to the shops and community along the Dundas. Walking distance to a few different pubs. Near the ICONIC Apache Burger of Six Points plaza.
BUT more importantly walk to the ISLINGTON Subway station.
It is a touch noisy with the RUMBLE of TTC trains, but residents love the location.
How do you like living here?
Saturday, August 19, 2017
Friday, August 18, 2017
5 Separate Steps to Buying a Home;
Understanding the market, do your research on what you want to buy and look for comparable homes that have sold in the last 60 - 90 days, organize your mortgage financing so that you are ready to go, confirm that you have a deposit available, organize the supporting cast to your purchase. They are the Home Inspector, Banker and Insurance Broker.
You then make your offer and it is accepted, declined or signed back. Let's negotiate!
David Pylyp Toronto 647 218 2414
Tuesday, August 15, 2017
A Condo Building is a combination of many Single Family residences.
NOT a hotel or Bed and Breakfast. It is not a Bnb
NOT a hotel or Bed and Breakfast. It is not a Bnb
Friday, August 11, 2017
Sure ... you're alone. No problem
What if there are other people around. What if there are kids; its a family pool and It is your condo.
The Criminal Code continues to forbid nudity without a lawful excuse on public property or on private property that is exposed to public view. Historically, municipalities have relied on this clause to prohibit female toplessness. Over the past few decades however Ontarians have successfully contested such rules on the basis of discrimination, since such prohibition only applies to females.
Perhaps the most famous case is the 1996 Jacob’s case, which once and for all, ruled that women in Ontario have the right to bear their breast in public. In this case, a Guelph woman was charged with committing an indecent act. The Court of Appeal applied the community standard of tolerance test and concluded that the act was not done for sexual gratification and did not harm the community. From this point forward, female public toplessness was understood to be authorized in Ontario.
Since the Jacob’s case, a number of Ontario municipal policies have been successfully challenged or modified on the basis of this precedent. In 1997, the city of Cambridge eliminated its toplessness policy after two women were charged with trespassing for swimming topless in protest of the city’s ban. In 2015, the city of Guelph changed its policy after an eight-year-old girl was told by city staff to cover up while she was in a wading pool wearing only a swim bottom. In 2015, there was a similar challenge out of Kitchener, after three sisters were asked to put their shirt back on while riding bikes.
Condominium corporations cannot, in my view, adopt a policy or a rule which is discriminatory. Any dress code would need to be reasonable, grounded in a bona fide requirement and equally applied to all.What do you think is fair?
For instance, a rule prohibiting fully-dressed swimming may be found to be reasonable on the basis that fully-clothed swimming may not be hygienic and may actually present a safety risk. But such dress code restriction would have to be applied to all, without discrimination of age or gender. You could also demand that pool users wear a swim cap.
On the other end of the spectrum, while swimmers cannot commit an indecent act or swim in the nude, both male and female are likely allowed to swim topless at the condo pool. While some may find this conclusion to go against their values or the social norm in Canada, courts have already rejected the argument that female breasts are somehow the object of sexual attraction and desire more than the male chest. In the Brantford case, her Honour concluded that “the manner in which the human torso, whether male or female, is perceived from a sexual standpoint is not gender specific. It is entirely dependant on the individuals involved at the relevant time”. … indeed, beauty is in the eyes of the beholder. http://condoadviser.ca/2017/08/condo-pool-dress-code-the-debate-over-whats-too-much-and-whats-not-enough/condo-law-blog-Ontario
It's like they are deliberately trying to dis incentivise small landlords from investing in Condo Properties? Then who will? Landlords are trapped by these changes.
The Residential Tenancies Act, 2006 (RTA) was recently amended by the Rental Fairness Act, 2017 to address loopholes or abuses by some “small” landlords under the current RTA. Most of the amendments will take effect on proclamation by Ontario's lieutenant-governor within the next few months. Lawyers who advise small landlords on the operation, purchase or sale of small residential rental properties should ensure their clients are aware of the legislative changes.
Owners of rental units who want to increase the value of their property will seek to raise rental income, as that will greatly enhance the value of the building for sale or financing purposes. However, the RTA prohibits substantial rent increases and termination of tenancies to allow re-rental of apartments at higher rents.
A strategy engaged in by some owners and vendors of small rental properties, including individually rented condominium units, has been to seek termination of tenancy on the grounds that the landlord intends to reside in the rental unit, thereby freeing the unit from rent control so that it can be re-rented at a higher market rent. Other landlords have used the strategy to simply get rid of an unwanted tenant.
The RTA permits termination for “landlord’s own use,” as long as it is a bona fide request and the tenancy itself is not subject to a fixed term. It is the lack of bona fides by some landlords in deploying these strategies that has prompted the legislative amendments. The RTA amendment (to s. 48) states that a minimum of one year’s residential occupancy is required for a landlord (or member of a landlord’s family) who seeks to terminate a tenancy based on use by the landlord or member of the landlord’s family; furthermore, the landlord must pay the vacating tenant compensation of one month's rent.
If, within one year of the tenant vacating the unit, the landlord advertises the unit for rent; advertises the rental unit or the building it is in for sale; enters into a lease with someone other than the former tenant; demolishes the rental unit or the building it is in; or takes any step to convert the use of the rental building or unit it is in, it will be presumed that the landlord gave the notice in bad faith, thus exposing the landlord to fines of up to $50,000 and a payment of compensation to the tenant who vacated. The amendment also prohibits a corporate landlord from giving a “landlord’s own use” notice of termination.
The RTA amendment (to s. 47) requires a landlord to use a written “prescribed” form of lease that must be signed by the landlord and the tenant. Failure to use the prescribed lease and provide a copy of the signed lease to the tenant will entitle the tenant to demand a copy of same within 21 days, failing which the tenant is entitled to withhold a maximum of one month's rent until such time as the prescribed form of lease is provided and presented for signature.
If the landlord fails to provide the prescribed lease within 30 days of the tenant withholding a month's rent, the tenant is not required to repay the sum to the landlord. Upon presentation of the prescribed lease following the demand, it is open to the tenant to reject the lease, regardless of its proposed term, and to give 60 days' notice to terminate the tenancy prior to the end of a rental period.
Another RTA amendment (to s. 134) prohibits a landlord from collecting or attempting to collect from a former tenant of a rental unit any amount of money "purporting to be rent" with respect to any period after the tenancy has terminated and the tenant has vacated the rental unit. In situations where a tenant wishes to “break” a fixed-term lease, a usual tactic is deliberate non-payment of rent or to hold a "lease-breaking party," in order to receive an eviction notice from the landlord. The eviction notice requires the tenant to vacate the unit within a matter of weeks, and if the tenant does so, the tenancy is terminated.
Prior to the RTA amendments, it was common for landlords to demand or formally claim any lost rent pending re-rental of the unit as “damages” for the tenant’s deliberate breach of contract. Now, such a claim is prohibited, and where a landlord makes demand for same, the landlord is also exposed to substantial fines.
The amendments referred to above are three components of the full range of amendments found in the Rental Fairness Act, 2017. However, they are changes that can directly affect the operations of small landlords in particular. The amendments to ss. 47 and 48 are not yet in force, but the s. 134 amendment is currently in force and will affect demands for recovery of damages made after May 30, 2017, or those outstanding in any proceeding after that date.
Joe Hoffer is a partner with Cohen Highley LLP who specializes in residential tenancies law. https://www.thelawyersdaily.ca/articles/4204/advising-landlords-on-traps-in-ontario-s-new-rental-fairness-act