Occupants Guide

Metropolitan Toronto Condominium Corporation No. 615

190, 192 and 194 Jarvis Street, Toronto, Ontario

Occupants Guide

Latest Revision: April 9, 2014

Previous Version: August 2004


This Occupants’ Guide is intended to let you know how we manage the building in which you own a unit and to advise you how to use its facilities. It is an informal supplement to the legal Declaration, By-Laws, the Consolidated Rules and Regulations of MTCC 615, and the Condominium Act of Ontario (1998). It does not in any way supersede or replace them.

The index provides a list of the topics discussed in the guide. They are numbered and arranged alphabetically.

Table of Contents

General Information

1.   Air Conditioning & Heating

2.   Annual General Meeting

3.   Architectural Changes

4.   Balconies

5.   By-Laws / Declaration / Rules

6.   Bicycle Storage

7.   Board of Directors

8.   Budget

9.   Children

10. Clean Building

11. Common Expenses (Monthly Maintenance Fees)

12. Dryer Lint Screen

13. Emergencies

– Fire

– Burst Pipes and Hoses

– Locked Out

– Vandalism or Suspected Illegal Entry

– Sudden Illness

– Stuck In Elevator

14. Energy Conservation

15. Entry Phone

16. Exercise Room

17. Garage

18. Garbage

19. Guest Parking

20. Insurance

21. Management

22. Moving: In or Out

23. Noise

24. Notice Boards

25. Parking

26. Party Room

27. Postal Code & Post Office

28. Reserve Fund Budget

29. Saunas

30. Security

31. Structural Alterations

32. Superintendent

33. Tenants

34. Valves

35. Washing Machine Hoses

36. Window Cleaning

General Information

The building’s address is 192 Jarvis Street, Toronto, Ontario, M5B 2J9. The corporation’s postal address is MTCC 615, c/o Management Professionals Reality Limited, 25 Whaley Dr., Toronto, ON, M8W 2N2. Our legal identifier is MTCC 615. The MTCC stands for Metropolitan Toronto Condominium Corporation.

MTCC 615 includes 48 apartments at 192 Jarvis Street, the main floor commercial space at 190 Jarvis Street, the 2nd floor commercial space at 194 Jarvis Street and two levels of underground parking on the west side of Jarvis Street, just south of Dundas Street East.

1.   Air Conditioning & Heating

There are two air conditioning and heating units in each suite. Hot or cold water, depending on the season, circulates through coils and a fan blows over them, thus carrying hot/cold air into your unit. The water temperature is controlled in the boiler room on the roof. There are thermostats attached to each air conditioning and heating unit. Set the thermostats for the temperature you find comfortable and the fans will automatically turn on and cut off to maintain that temperature. Set the fan speed at low – this is usually sufficient.


As the fans blow warm/cold air into your unit through the upper grille, air is drawn into the lower grille. There is a filter in each lower grille to catch dust. As a service to owners, the corporation automatically changes these filters twice per year, in the spring and fall. This cost is included in your monthly maintenance fees. If you wish to change the filters more often, please contact the Superintendent.

The Fans

The fans in your apartment should be oiled at least twice per year. As a service to owners, the corporation will oil your fans twice per year. This cost is included in your monthly maintenance fees.

The air conditioning/heating units are set for heating from October to May, and for cooling for the rest of the year. As we require two days to shut down the boiler and start up the air conditioning, we cannot switch back and forth from heating to cooling as the weather changes in the spring and fall. Management sets the dates for the change over and hopes Mother Nature cooperates.

In the winter, the air in your suite may become very dry. You may find this uncomfortable and very dry air can damage furniture, books and houseplants. You may wish to use a humidifier. If the inside of the windows become coated with ice or moisture, turn down the humidifier.

2.    Annual General Meeting

This is held once per year as required by the condo act. This is an important meeting at which homeowners can discuss the affairs of the Corporation. The members of the Board are elected at these meetings.

3.    Architectural Changes

For information concerning architectural changes, please see the Renovation Guide and the Consolidated Rules and Regulations documents.

4.    Balconies

There are some points to keep in mind with respect to the use and enjoyment of your balcony.

a) Balconies are common elements, meaning that they are not legally part of your suite. However, the balconies attached to a given apartment are reserved for the exclusive use of the residents of that apartment. Because balconies are common elements, you must not make any changes to them without the express written consent of the Board. For example, you must not paint any portion of your balcony without the express written consent of the Board. You may not use the balconies to store goods, nor may you hang plants from the ceilings or place plants on the ledges as they may blow off causing a serious safety hazard. Remember, wind can get very strong at times on balconies.

b) You may furnish your balconies with summer or patio chairs and tables.

c) You may NOT glue any carpeting or other flooring material to your balconies as water may puddle beneath the carpeting causing damage to the protective membrane of the balcony.

d) Never drop or throw anything from balconies. A glass or cup falling from the height of several floors could inflict terrible injury, possibly death, if it hit a person below. Lit cigarettes dropped from balconies are easily blown on to lower balconies and may cause a serious safety and fire hazard. Dust from shaken rugs and cigarette ashes will also blow easily on to lower balconies so please do not shake rugs or flick cigarette ash or matches over the balcony railings.

e) When you are listening to your radio, TV or stereo, or playing a musical instrument on your balcony or inside with your balcony windows open, please be considerate of your neighbours by keeping the volume at a level which will not bother them.

5.    By-Laws / Declaration / Rules

You should have been provided with a copy on closing from your lawyer. If you don’t have one, please contact the Property Manager for a copy.

We hope that the binder containing these documents has been or will be left in the condo at the change of ownership of any condo unit.

6.    Bicycle Storage

There is a bicycle storage area located on level P2 of the parking garage. All bicycles must be registered with the Superintendent who will in turn charge a small refundable deposit for a key to access the bicycle enclosure area. All bicycles must be removed during the garage wash which is done at least once a year. We urge you to lock your bicycle securely within the enclosure and to register your bicycle with police. The Board will regularly remove all abandoned bicycles from the enclosure and the Corporation cannot be held responsible for any loss or damage sustained to bikes while stored in this area.

7.    Board of Directors

The Board of Directors of MTCC 615 has three members. The directors are elected by the unit owners at the Annual General Meeting normally held mid-year. The directors meet regularly to manage the affairs of the Corporation.

The Declaration and By-Laws of MTCC 615 describe in detail the responsibilities of the Board of Directors.

8.    Budget

The financial year runs from January 1st to December 31st. The Board prepares an annual budget for the following year in December of the preceding year. Owners receive audited statements for the prior year with the AGM package, normally provided in May/June of each year.

9.    Children

Children are welcome members of the MTCC 615 community. We do ask that older children realize that they are members of a community in which each person has the right to the quiet enjoyment of his/her home and that they treat communal facilities with care.

10.    Clean Building

The Corporation does employ a Superintendent. All residents have a responsibility to help keep the building clean. Do not drop cigarettes, pop cans or other litter about the property. The disposals of live Christmas trees or wreaths present problems during the holiday season. Please watch for communication from the Property Manager concerning this issue prior to the holiday season.

11.    Common Expenses (Monthly Maintenance Fees)

Common expenses are those fees paid by all homeowners to cover the cost of running the building – i.e. heat and air conditioning, lights in common areas, maintenance, Reserve Fund, etc. The Board presents for the prior year the audited account at the Annual General Meeting.

Common expenses are due on the first of each month. We urge all homeowners to provide the office with a voided cheque for automatic withdrawal. Post-dated cheques are a second option. If you choose this option please forward the cheques to the Property Manager by either leaving them with the on-site office or mailing them directly to the Property Manager. The Board charges an administrative fee for each month or part thereof that a homeowner is late in paying common expenses. The Board can and will take legal action against homeowners who fall into arrears.

12.    Dryer Lint Screen

Above the washing machine is a dryer lint screen which requires regular cleaning to prevent lint build-up and a possible fire hazard.

13.    Emergencies

Unfortunately, emergencies do occur from time to time. Listed are the recommended procedures (more details regarding emergencies are contained in the Emergency Procedures document):


Read and follow the fire safety regulations in the Emergency Procedures, which have been reviewed by the Fire Department. Keep a roll of masking tape and a flashlight in a handy location for emergency use.

Burst Pipes and Hoses

Contact the Superintendent immediately if there is an issue of this nature. Water should not be left running unless in actual use. Turn off the water supply by turning off the main valves in the kitchen, bathroom and laundry area which are located underneath the sinks and/or within the wall. Have a plumber repair or replace the defect. The Superintendent can recommend a plumber that is familiar with our building should the need arise.

Locked Out

If you are concerned with being locked out of your unit, you may wish to leave a spare key to your suite with a friendly neighbour. Though it is not a part of the Superintendent’s responsibility, if you find yourself locked out of your suite with no way to enter you can contact the Superintendent who will provide you with access to your unit. Please note that a $50.00 charge will apply whenever the Superintendent is asked to provide you with access to your unit. This courtesy service provided by the Superintendent will avoid the need of you having to contact a locksmith to drill out and replace the lock at your own expense; however, the Corporation does reserve the right to implement this procedure to unit owners and tenants who have on more than one occasion been locked out of their suite or for those who abuse this courtesy provided by the Superintendent.

Vandalism or Suspected Illegal Entry

Call the police and advise the Superintendent.

Sudden Illness

Call an ambulance and advise the Superintendent or a neighbour to hold an elevator at the ground floor and to let the ambulance attendants into the building upon their arrival.

Stuck in Elevator

Push the emergency alarm button in the elevator and wait calmly until assistance arrives.


Superintendent (416) 360-8050 (messages 24 hrs)
Superintendent Cell (416) 526-6477 (emergencies only)
Property Management Office (416) 657-2117

14.    Energy Conservation

The gas bill (heat) and the hydro bill (electricity for common areas) account for approximately 45% of our operating budget. MTCC 615 must of course pay the going rate for energy and moreover there is little the Board, meteorologists, consultants, or any group of gurus you can name can do to prevent cold winters or hot, humid summers but we as residents can all help conserve energy.

You can help conserve energy by turning down the heat/air conditioning if you are to be away from your unit for an extended period of time. Also, try not to leave windows or balcony doors open in the winter or summer if you are using the heating or air conditioning. Window coverings can also be effective in conserving energy costs.

15.    Entry Phone

The entry phone permits your guests or trades people to telephone your unit. You can admit them by entering 6 on your telephone. If you are using the phone when the entry phone rings, enter 3 to put your call on hold, and then dial 6 to admit your guest and then 3 again to recover your call. Always be security conscience and never admit anyone you don’t know to the building.

16.    Exercise Room

The exercise room is located on the main level on the south side of the building. Please review the Consolidated Rules and Regulations document for information pertaining to the use of the exercise room. MTCC615 cannot be held responsible for any injuries.

17.    Garage

There is one parking spot assigned in the garage for each unit. The garage is for motor vehicles only and residents may not store other goods in their parking spot. See Consolidated Rules & Regulations document for further information concerning parking.

The garage is cleaned by a power-sweeper/washer two times per year. The Board gives notice and asks homeowners to remove their cars during washing periods.

18.    Garbage

There is a small refuse room with access to the garbage chute on each floor. At the base of the chute, a compactor compresses the garbage into containers which are emptied twice weekly by the City’s Garbage Disposal Service.

Please refer to the Consolidated Rules and Regulations document for information pertaining to the disposal of garbage within the building including the use of the garbage chute, disposal of larger items and the building’s recycling program.

Green Bins are operational in the building and each unit is provided with a small kitchen container to consolidate kitchen wastes. Line your kitchen bin with a plastic bag. These kitchen bin contents are then disposed of in a specific Green Bin in the Moving Room. Details on what to place in your kitchen bin are posted above the green bin in the Moving Room.

All bulky or heavy items that might damage the compactor should be taken to the moving room on the main level as should items such as coat hangers or any other item of this nature.

19.    Guest Parking

Your guests may park in the four spaces designated on P1 level of the underground garage and must display the assigned visitor’s permit on the dashboard of their car.

The office provides one laminated “Visitor Parking Permit” for your guests. This permit must be given to your visitor and clearly displayed in their car; otherwise the car may be ticketed and could even be towed. Please refer to the Consolidated Rules and Regulations document for further information pertaining to guest parking.

20.    Insurance

The corporation is properly and fully insured on its own behalf and on behalf of the unit owners against risk of damage to units and common elements. With respect to matters of coverage pertaining to individual units, the Corporation’s own insurance does not include betterments or improvements made to the units by the owner such as wall coverings, upgraded broadloom, upgraded kitchen cabinets, book shelves. fixtures, etc., which should be covered under the unit owner’s separate policy of insurance. You are well advised to carry separate insurance for your household contents, liability or injuries to third parties within your own suite and a contingent building endorsement, commonly referred to as special assessment insurance, to cover any inadequate or limited coverage under the master policy of insurance. The corporation carries third party liability insurance with respect to the building and grounds, as well as errors and omission insurance for those owners who volunteer to act as a Director or an Officer of the Board. We recommend that you update your own insurance policy on an annual basis with particulars regarding personal property such as jewellery, electronics, furs and cameras and coverage for any damage to your automobile or bicycles located in the underground parking garage.

21.    Management

MTCC 615 employs a Property Manager to manage the building according to the policies set by the Board. Information for the Property Manager is as follows:

Property Manager: Dan Van Willegen, CPM, RCM

Management Professionals Reality Limited.

Address: 25 Whaley Drive, Toronto, ON M8W 2N2

Telephone & Fax: (416) 657-2117 (phone)  (416) 251-1738 (fax)

E-Mail: mprl@eol.ca

22.    Moving: In or Out

You must reserve an elevator when moving items to or from your unit. Please speak to the Superintendent well in advance to arrange for the booking of an elevator. The Superintendent will require a damage deposit for all elevator bookings and will also install pads in the elevator to protect the walls of the elevator.

23.    Noise

Noise should not be a problem within the building and if everyone co-operates we will have no issues in this area.

All large buildings contain hundreds of feet of piping, many fans, motors and pumps, which unavoidably cause some noise. You should not expect absolute quiet all the time. Noises from plumbing seem to be the easiest to hear. Every effort is made to keep the plumbing and machinery as quiet as possible but if you are experiencing a particular problem, please report it to the property manager.

In addition to the mechanics of the building, residents can also be a source of problems with respect to noise within the building. Please keep this in mind when playing musical instruments, watching TV, or listening to the stereo. Turn the bass beat to low; it has a thump that can penetrate many inches of concrete. A thick carpet or some padding can be a great help in reducing noises.

Also, take special care when installing Jacuzzi tubs within your unit. You are responsible for ensuring that they do not cause noise or vibration that can be heard within other units.

24.    Notice Boards

There is one notice board in the building, located in the main entrance lobby beside the entrance to the recreational facilities. Please refer to the Consolidated Rules and Regulations document for further information on what can and cannot be posted.

25.    Parking

Each unit has been assigned one parking spot in the garage. This is outlined in the declaration. The parking spot is for motor vehicles only. You are not permitted to store other goods of any kind in your parking spot. Two parking garage access fobs have been allotted per unit and an additional or replacement fob can be obtained from the Superintendent at a charge to be determined by the Board of Directors from time to time. A garage door opener may be purchased from the Superintendent.

26.    Party Room

This room is located in the recreational facilities area of the ground level. It is furnished with tables and chairs and has a complete kitchen. There are washrooms nearby in the hall.

Any resident may reserve the room with the Superintendent for social events. The Board charges a fee to cover the cost of cleaning and also requires a refundable deposit against damage.

Because of the ease with which noise is transmitted through the walls and floors of our building, we do not allow residents using the Party Room to have loud musical instruments or amplified music at their gatherings.

27.    Postal Code & Post Office

The postal code of our building is M5B 2J9. The mailroom in MTCC 615 is a receiving post office only. Arrangements should be made to collect your mail when you are away for an extended period of time.

28.    Reserve Fund Budget

The Condominium Act requires all condominiums to establish and maintain a reserve fund for major repairs and replacements. The reserve fund budget represents financial planning for the future to ensure that our corporation has the necessary funds to meet anticipated capital expenditures for repairs and replacement. The annual auditor’s report provides an accounting of the fund.

29.    Saunas

There are two saunas, one for men and one for women, on the main level along the corridor of the recreational facilities area. Use your entry door key to gain access. Both saunas are dry saunas so please refrain from putting water on the electrical unit of the sauna heating system. Please refer to the Consolidated Rules and Regulations document for hours of operation.

30.   Security

We are our own best security. Lock your car, lock your apartment door. Introduce yourself to your neighbours and become one of the community. Do not admit anyone into the building that does not have his or her own key/fob. Ask that they contact their host via the entry phone system. If you install a security system within your own unit with an outside alarm company, your identification sticker must be centered directly below the doorplate in the centre.

31.    Structural Alterations

Structural alterations must be planned and approval given before undertaken. Please read the Consolidated Rules and Regulations to check on what you can and cannot do.

32.    Superintendent

MTCC 615 employs a Superintendent who resides in the building, in apartment 101 within the recreational area, and cleans and maintains the common elements of the building. The Superintendent ensures that the common elements of our Corporation are properly maintained and that that any outside contractors fulfill their various obligations.

It is not within the responsibility of the Superintendent to make repairs within any unit, although they may be able to provide you with advice on which tradesmen to call upon who are familiar with the building.

Please do not make unnecessary demands on the Superintendent in the evenings or on weekends, but in emergencies call him on his cell number.

MTCC #615 employs a relief Superintendent on weekends that can be reached at the following telephone numbers:

On-Site Phone: (416) 360-8050

Emergency Phone: (416) 526-6477

33.    Tenants

The majority of the apartments in MTCC615 are lived in by their owners. It is permissible to rent an apartment. The Corporation does not maintain a rental office and owners must make their own arrangements in finding tenants.

Tenants are required to abide by the Rules and Regulations of the Corporation and are also required to sign a covenant agreement with the Owner to abide by these Rules and Regulations prior to receiving a key to the unit.

34.    Valves

There are three sets of main water shut-off valves in your unit:

Under the sink in the kitchen, behind a metal door, are hot water and cold water shut-off valves. These valves, when closed, will shut off water to the sink, the dishwasher and the washing machine.

Under the vanities in each of the bathrooms, also behind a metal access door, are hot and cold water shut-off valves. The valves, when closed, will shut off water to the toilet cisterns, the baths and the wash basins.

Secondary water shut-off values are located under each toilet cistern on the cold water pipe leading to the cistern, under the sink on the hot water pipe leading to the dishwasher and behind the washing machine where the hot and cold water connects to the flexible connecting hoses. These valves may be used to shut off water supply respectively to the toilet cistern, the dishwasher or the washing machine.

35.    Washing Machine Hoses

The washing machine in your suite is connected to the hot and cold water supply and to the drainage outlet by flexible rubber hoses which allow the washer and dryer to be pulled away from the wall for maintenance, etc. The two hoses connecting the machine to the water supply are always under pressure and if either hose bursts, water will flood your suite.

If this should occur when you are not at home, extensive damage can be done to your unit and to those below. The flexible hose should be changed every five years as aging of the rubber makes the rupturing of the hose more likely to occur after this period of time. We recommend the metal braided version of the hose.

If you are going to be away from your unit for an extended period of time, it is a good idea to turn off the main valves below the kitchen sink. This will eliminate the danger of flooding due to the washing machine hose rupturing while you are away.


36.    Window Cleaning

The Corporation arranges for the cleaning of windows not accessible to homeowners from their balconies a minimum of two times each year. If you remove your screens for the window cleaning, please replace them as soon as cleaning is completed to protect the uniformity of the building