Renovation Guidelines


Metropolitan Toronto Condominium Corporation No. 615

190, 192 & 194 Jarvis Street, Toronto, Ontario

Renovations Guidelines Document

Latest Revision: April 9, 2014

 (This version of the Renovation Guidelines reflect those additions and alterations contained in the latest version of the Consolidated Rules and Regulations dated April 9, 2014)

Previous Version: September 2004


Table of Contents

1.    General Statement
2.    Applicable Regulations
3.    Authorization – How to get it
4.    General Conditions
5.    Flooring
6.    Suite Doors
7.    Bedroom Balcony Door
8.    Plumbing
9.    Electrical
10.  Heating and Ventilation
11.   Telephone and Cable Services
12.  Balcony
12.1  Painting
12.2 Flooring
12.3 Walls
12.4 Lighting
13.  Structural Changes

Appendix

Condo Floor Plan Layout


 1. General Statement

This guide was developed to assist you in planning for renovations to your unit.

It is to the benefit of all when individual owners make improvements to their units. Therefore, the Board will do all it can to ensure that renovations will proceed. However, the Board has a responsibility to ensure that renovations do not have a negative impact on common elements or on other units, and has the right and responsibility of enforcing applicable rules and regulations.

We hope this guide provides you with useful and necessary information and, ultimately, assists you in completing a problem-free renovation. If you require clarification, please contact the Management Office, Dan Van Willegen, Property Manager at (416) 657-2117.

Appendix 1 has been included as an illustration of the layout of a condo floor plan, and contains a plan of each of the four units per floor. This diagrammatical layout represents the design of the original units when built – subsequent changes may have been made to any one of the units as a result of a renovation.


2. Applicable Regulations

A condominium corporation is governed by the Board of Directors that has the duty and obligation to ensure compliance with;

a) the Condominium Act, R.S.O. 1998 as amended, and any revisions thereto;
b) the registered Declaration of this particular corporation; and,
c) the consolidated Rules and Regulations as passed by the Board of Directors of the corporation.

The Act is silent on specific references to renovations and merely identifies, in general terms, the subject matter that the Declaration and Rules and Regulations may contain and/or deal with.

Important:
It is the Declaration and Rules and Regulations that specifically identify the work that may or may not be done in, on, or to the units or common elements. You should consult these two documents before you plan your renovations.


3. Authorization – How to Get It

We encourage owners to make improvement to their units. However, the Board needs to be assured that owners follow the regulations. A detailed description of the work, accompanied by a sketch or floor plan identifying the proposed renovations, their limits, any special installations, etc. will greatly help the Board to understand the proposed work and to make a quick decision. For guidance on what types of renovations require prior board approval, please firstly consult with the property manager.

Residents who rent units must request the owner’s permission before making any changes to the units. Tenants should also request that owners submit, on their behalf, renovation plans to the Board.

Once your proposal is reviewed, and it is decided that your renovations comply with the Declaration, the Rules and Regulations and with the policies established by the Board, it can be approved (with or without conditions).

Requests for authorization should be submitted to the Board via the Property Manager (currently, Management Professionals, 25 Whaley Drive, Unit B, Toronto, M8W 2N2, attention Dan Van Willegen). You may submit your request by mail, fax (416 251-1738) or by e-mail (mprl@eol.ca). The Property Manager will bring the request to the Board at the next scheduled monthly meeting. The Board will review the renovation proposal and will contact the owner (or his/her representative) through the Management Office within two weeks after the proposal has been reviewed.


4. General Conditions

The well-being of your neighbours and the efficient operation of the building must be taken into account in every step of your renovation. Therefore, the following conditions apply to all renovations:

o  All work that could be disruptive to neighbours, particularly work that produces noise and/or vibration, must be done between the hours of 8:00 a.m. to 6:00 p.m. Monday through Friday and 10:00-4:00 on Saturday. Under no circumstances will disruptive work be done on Sundays or statutory holidays.
This is strictly enforced.

o  Storage of renovation material is not allowed in common areas. Storage on balconies is allowed as an exception, but only if it does not affect your neighbours’ view and cannot be seen from ground level and does not exceed weight restrictions.

o  The delivery of material will be done in accordance with all moving guidelines as specified in the Consolidated Rules and Regulations. Included will be the standard moving deposit and time restrictions. All damages resulting from the delivery or moving of renovation material will be recoverable from the owner(s).

o  Owners must take all precautions not to jeopardize building security during renovations, especially when moving materials to and from the building via the moving room. Arrangements for temporary access fobs for trades persons/ contractors can be made with the Superintendent.

o  Parking for trades persons/contractors should be prearranged with the Superintendent.

o  Owners should pay particular attention to renovations causing dust or toxic fumes. In such cases unit doors should be sealed to prevent contaminating common areas. Windows should be kept shut to prevent dust from reaching other units; windows should be kept open to evacuate fumes. Air conditioning/heating units should be turned off to prevent contamination of other units through the air ducts.

o  Under no circumstances will debris be disposed of through the garbage chute, the sinks, ducts, toilets or over the balcony. Arrangement for bulk pickup should be made in advance with the Superintendent. Fees may apply – consult the Superintendent. The City does not collect construction or renovation waste such as kitchen counter tops, cupboards, drywall, lumber or any other materials of this nature, as per City of Toronto Municipal Code, Chapter 844, Section 8A. To arrange for the disposal of items of this nature, please contact a private hauler for proper disposal and co-ordinate this with the building superintendent.

o  Disposal of all toxic waste, including paints and solvents, can be arranged with the Superintendent.

o  Changes to the building’s safety devices, such as smoke detectors, the public address system, heat detectors and the door-closure mechanism are not allowed without prior consent from the Board. This is to ensure compliance with applicable codes and regulations.


5. Flooring

Owners should ensure that new flooring materials have an adequate measure of sound attenuation. Most broadloom would comply with this requirement. It is required that cork, or other noise-attenuating material, be placed under any hardwood flooring. When installing wood flooring no nails may be driven in the base cement floor structure.


6. Suite Door

The outside face of the suite doors is a common element and cannot be repainted or otherwise altered.

Entry doors to all units must be equipped with a lock that is compatible to the master key system which allows access to the unit by the building Superintendent in the event of an emergency or when proper notice is given for regularly scheduled maintenance procedures under a strict detailed schedule of procedure to be laid down by the Board of Directors to safeguard individual privacy and security.

Installation of other apparatus, such as doorknockers, nameplates and doorbells is strictly forbidden.
Nails, hooks or screws used to affix door ornaments are also not allowed. The hanging of door ornaments can be done by supporting them from the inside with a string, ribbon or other mechanism going over the door.


7. Bedroom Balcony Doors

The bedroom balcony doors are a common element. If you plan to change your balcony door you will be required to obtain a common element change agreement through the Board. Consult the property manager for details.

New doors must be weather and minimum 20-minute fire rated. Glass-paned doors are acceptable. To maintain the current outside appearance, the body of the door must be the same colour as the sliding-glass doorframe.

If the doorframe needs to be replaced, it must have the same weather proofing and insulating capacity as the original. Under no circumstances can the door jamb be extended.

The installation of storm doors is acceptable, provided it is the same colour as the sliding-glass door frame.

Owners should be aware that by replacing the bedroom balcony door, they assume all responsibility for its maintenance and repair. This will include the replacement of the door due to faulty construction and repair of any resulting damage to the unit, common elements or to another unit.


8. Plumbing

The addition of fixtures requiring new floor drains requires a building permit from the City of Toronto and is subject to Board approval. All other plumbing must be done according to the Ontario Building Code. Work done by a licensed plumber will ensure compliance with the Building Code.

The installation of any garbage grinding devices is not allowed under Metro Bylaw No. 2389.

Any changes or additions to the plumbing system that could result in additional consumption of elements subject to common billing, such as water, water heating, air conditioning, etc., must be approved by the Board. The Board reserves the right to levy a surcharge on the maintenance fees for that unit to address increases in common expenses.


9. Electrical

All electrical work must be done according to the Ontario Building / Electrical Code. Work done by a licensed electrician will ensure compliance with all relevant codes.


10. Heating and Ventilation.

All changes to current vents, fans and ductwork shall be submitted to the Board for review to ensure that renovations will have no negative impact on current ventilation levels.

However, any change or additions to the heating and ventilation system resulting in additional consumption of utilities subject to common billing must be approved by the Board. The Board reserves the right to levy a surcharge on the maintenance fees for that unit to address increases in common expenses.


11. Telephone and Cable Services

Any change to the location of conduits or cables that provide service to other units must be approved by the Board. Within a unit, telephone and television cables are the property of the owner and they may make any change required as long as it does not interfere with telephone and cable services of other owners.


12. Balcony

Balconies are common elements. 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 permanent changes to them without the prior written consent of the Board.

A study done by an engineering consultant found that our balconies have a maximum live load weight capacity of 100lb per square foot. After taking into consideration the possible accumulation of snow, and other factors, the consulting engineer advises that additional structures weighing more than 100lb per square foot are not permitted. Owners must ensure that renovations to their balcony are well within this weight maximum.

You may not use the balconies to store goods that could be visible from the street or from other units, nor may you hang objects from the ceilings. Furthermore, you must not drill holes in the balcony ceiling or floor; balconies are made of reinforced concrete that may be damaged by drilling holes that may weaken reinforcement bars or compromise the integrity of the waterproof membrane.

All materials used on balcony renovations should be fire proof or be treated with some fire retardant agent.

12.1   Painting.

Owners may not paint the inside of the balcony walls without the prior written consent of the Board. Under no circumstances can the brick portion of the balcony be painted or otherwise altered.

12.2   Flooring.

Before any floor covering is installed, you must ensure that the drainage is adequate. All decks or flooring plans should be submitted to the Board whose primary concern will be that they meet the Building Code requirements.

All decks or flooring must not be permanently attached to the building structure and must not inhibit drainage. Regardless of flooring material, the balcony surface should be made available to allow inspection and repair to the balcony floor as needed.

With the installation of any flooring material, owners should ensure that the vertical height on the inside of the balcony from the base to the top of the balcony ledge satisfies building code requirements (currently 42 inches at minimum). Because of the rubberized coating, owners should not paint their balconies because the paint may damage the protective rubber coating.

With the installation of any flooring material, owners should ensure that the vertical height on the inside of the balcony from the base to the top of the balcony ledge satisfies building code requirements (currently 42 inches at minimum).

Indoor-outdoor carpets, Astroturf or similar floor coverings directly applied to the balcony surface are prohibited because they trap moisture and do not allow the concrete to dry. According to our engineer consultant, the damage caused by inadequate drainage can be considerable and may eventually require significant and expensive repairs. These repairs will be the responsibility of the owner if the damage is caused or aggravated by inadequate drainage due to the installation of such floor coverings. However, the use of non-permanently affixed entrance mats is permitted however mats should be rolled up in the winter months.

12.3   Walls

Before drilling any holes in walls of a balcony, the Board must be consulted to ensure that structural or visual integrity is not compromised. The attachment of small lightweight decorative objects on balcony walls is acceptable. Holes can only be drilled in the mortar joints between the bricks. Care should be exercised not to damage the brick. Screw holes must not be greater than 2 inches in length and not greater than ¼ inch in thickness.

Small holes can be drilled into the interior side of the balcony wall. However, a waterproof sealant must be used to seal the hole before attachment.

12.4   Lighting

The installation of a permanent outdoor electrical outlet and light fixtures is permitted. However, Board approval is required, subject to visual and structural considerations, and the work must be done according to the Building Code by a licensed electrician. Holes drilled in the brick wall shall be in the mortar and not the brick.


13. Structural Changes

Any changes to a load-bearing wall, concrete ceiling or floor slab, other than small holes to hang decorative objects, such as valances or blinds, must be approved by the Board in writing. Any change that may impact on structural integrity will not be approved.


 

Appendix

Condo Floor Plan Layout

Condo Layout