News

On the morning of August 29th at around 10:00am, the following notice was placed in my mail slot. It says:

"RE: General Inspection

Dear Tenant(s),

Please be advised that we will be entering your apartment on Friday. August 30,2024, between the hours of 11:00 AM and 5:00 PM for a pest control treatment. Should you have any questions or concerns please contact the property management at XXX XXX XXXX. We appreciate your cooperation, Management 250 Frederick Inc."

This is unexpected since I do not have (nor have I ever had) a pest control problem.

250 Frederick St. was mentioned in these two news articles about ACORN's calls for an anti-renoviction bylaw:

Local group calling city council offices to enact bylaws that protect tenants from renovictions

Advocacy group, Waterloo Region tenants call for anti-renoviction bylaws

Today I submitted a letter in person to the office of 250 Frederick street to highlight three items: 1) My disagreement with the recent N13 notice that I received on April 30, 2024 2) Open questions that I have about the allowance of roommates at 250 Frederick st. 3) A persistent issue with a leaky kitchen tap in my apartment. The letter that I submitted reads as follows:

"
August 26, 2024

Dear 250 Frederick Inc. Management,

This is a notice to inform you of the following:

1) In relation to the notice that I received on April 30, 2024 titled 'Notice To End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use N13', this is a formal response to notify you that I disagree with this notice. Furthermore, my existing lease agreement and tenancy will continue as usual under the existing terms.

2) In late February 2024, I spoke with [redacted] about whether the building had a formal policy for roommates. I was surprised to hear from her that roommates are not allowed, despite the fact that I am the sole occupant of a two bedroom apartment. I have also had a roommate before under the previous management with issue. I asked her if she was certain about this, and she responded that she was indeed sure, and that she even checked with the head office to be sure.

This declaration is at odds with common sense and numerous legal writings, which says that the landlord cannot "arbitrarily or unreasonably" prevent a tenant from having a roommate.

Therefore, I would like to formally request that 250 Frederick Inc. provide a statement to clarify their position on this subject in writing within 30 calendar days.

3) Repair Of Tap

On June 16, I spoke with [redacted] to make him aware of an issue that I have with a leaky tap. He replied that he would take a look at it when general inspections were performed in a few days. [redacted] did indeed stop by and inspected the tap and confirmed that the leak was present. Several days later, I saw [redacted] in the hall and asked him about the status of the repair. He said that the issue had been escalated to the head office, but did not provide a specific time estimate for the repair schedule.

As of today, August 26, 2024 the leaking tap persists and presents a flooding hazard. Attached to this letter, you will find photos demonstrating the mechanism of the leak.

If 250 Frederick Inc. does not fix this tap or provide a concrete plan to do so within 30 calendar days, then 250 Frederick Inc. agrees to indemnify TD Insurance for all damages, directly or indirectly resulting from the neglect of this known and declared flooding hazard for an unlimited amount. In the event of actual damages resulting from this leaky tap, this document and the accompanying pictures and video of the leaky tap, will be submitted as evidence to TD Insurance.

Sincerely,
Robert Elder of 250 Frederick Street (Apt [redacted])
"

Attached Printed Photograph 1:



Attached Printed Photograph 2:



Additionally, to supplement my records, I have taken videos illustrating the mechanism of leak from my tap:

I have produced a digitized version of the same lease agreement that I published previously for my apartment here at 250 Frederick St. The reason for digitizing the lease agreement is to make it easier to search through using digital methods (for example, you can just use CTRL+F on this page to find what you're looking for). If you have a similar lease agreement, you can provide your lawyer with a link to this page so they can search for specific information quickly.

This text version of the lease agreement is not an exact replica, and it definitely contains a few typos. It was mostly produced using automated machine text recognition methods. This document is intended for quick searches only. Consult your original lease agreement for the ultimate source of truth, and do not rely solely on the document below.


-------------------BEGIN PAGE 1----------------------------------
119 University Avenue East, Waterloo Ontario N2J 2W1

GRAND RIVER PROPERTY MANAGEMENT LIMITED

Telephone: (519) 886-8690
Fax: (519) 886-8038


OFFER TO LEASE

PLEASE PRINT

The lessor VIP INVESTMENTS LIMITED is located at the above mailing address.

I, herein called the Lessee hereby offer to lease the noted property; Unit #___: at 250 FREDERICK ST in the City
of KITCHENER. The number of bedrooms is 2. The lease will be for the term of 12 months and will be monthly
alter that term.

(A) The lease will start on the 1st day of _____, 2017. and end on the last day of ____ 2018.

(B) For the term of the lease the monthly rent will be $975.00.

(C) The monthly charge for parking will be 54.00 for the 1st vehicle, and $54.00 for the 2nd vehicle. The tenant will be
parking 0 vehicles.

Included in monthly rental rate:

Parking: Garage NO Carport NO Underground NO outside NO
Appliances: Stove YES Refrigerator YES Washer NO Dryer NO
Dishwasher NO

Utlities: Hydro YES Heat YES Hot Water YES Cold water YES

The Lessee hereby pays to the Lessor a cheque of $975 as a deposit, which will be applied to what is owing in the last month of Tenancy,
if the applicant is accepted.

This Offer shall be irrevocable by the Lessee until 11:55 p.m. on the ___ day of __ 2017.

The Lessee will take possession early on _____. and will pay $_____ as additional rent.

LESSEE #1
LESSEE #2

Family name:
First name:
Current address (how long):
City and Postal Code:
Previous address:
City:
Birthdate: M/D/Y
Social Insurance No.
Home telephone number:
Number of children:
Vehicle Plate number:
Driver's, Lic. number:
Employer's Name:
Business Address:
Business Phone:
Work Title & How Long:
Monthly Income:
Name of Present Landlord:
Telephone Number:
Next of Kin not residing:
Telephone Number:
Guarantor's full name:
Remarks:

UPON ACCEPTANCE OF THIS OFFER BY THE AGENT, THE LESSEE AGREES TO EXECUTE THE AGENT'S STANDARD FORM OF LEASE AND
PURCHASE ADEQUATE LIABILITY INSURANCE PRIOR TO OCCUPANCY AND THROUGHOUT THE ENTIRE OCCUPANCY.

Dated this ___ day of ___

Accepted this ___ day of ___ 2017. Per GRPML
Witness:
Computer Entry:
Lease Prepared ____
Ref: #

-------------------END PAGE 1------------------------------------
-------------------BEGIN PAGE 2----------------------------------
Grand River Property Management Limited
119 University Avenue East
Waterloo, Ontario N2J 2W1
Tel. (519) 886-8690
Fax (519) 886-8038

Reference #_____

Personal Information Consent Form

Any personal information that can be used to identify you is "personal information". It may include,
but is not limited to, your name, home address, telephone number, place of employment, payroll
information, credit information, social insurance number, etc.

The undersigned consents to Grand River Property Management Limited obtaining credit and/or
personal information that may be required in connection with entering into a lease agreement and/or
in connection with any extension or renewal thereof and for the collection of any past due account.

The undersigned gives consent to any credit reporting agency, past or present creditor, his/her
employer and his/her past and present landlords to release personal information to Grand River
Property Management Limited or any other agent of the landlord.

The undersigned also gives consent to Grand River Property Management Limited (or any other
agent of the Landlord) to disclose credit information to any other person with whom the undersigned
has or proposes to have financial relations and/or to any credit reporting agency.

LESSEE #1 Elder, Robert, LESSEE #2 ______
(Print - Family name, first name) (Print - Family name, first name)

LESSEE #1 ______ LESSEE #2 _____

Dated this ____ day of 2017

Witness

All personal information will be handled as confidential in accordance with the Privacy Policy as set
out by Grand River Property Management Limited (available at the office upon request).

-------------------END PAGE 2------------------------------------
-------------------BEGIN PAGE 3----------------------------------
GRAND RIVER PROPERTY MANAGEMENT
119 University Avenue, East
Waterloo, Ontario N2J 2W1

The applicants signing below make the following acknowledgements, as part of their OFFER TO LEASE the premises at
250 FREDERICK ST in the Ciry of KITCHENER.

DECORATING

* The Lessees may decorate the premises only with the Property Manager’s written permission.

* Decorating without permission could result in the cost to restore the premises being billed to the
tenant responsible.

* Decorating means painting, wallpapering, decals or sponging on walls, ceilings, doors, doorframes
and cabinets.

I AGREE WITH THE ABOVE TERMS.

PETS

* The Lessees agree not to have a cat or dog in the building, unless the policy of the building allows them.
(The landlord has the right to set rules and policies specific to a particular property and its tenants.)

* The Lessees agree to adhere to the municipal bylaw, which requires a leash for dogs, and also requires that
owners always clean up after their dogs.

* The Lessees will be responsible for any disturbance their pet creates, and will do their utmost to prevent
disturbances.

* The Lessees will cover the cost of any damage their pet causes to floors, doors, walls, carpets, screens and
lawns. The Lessees will, wherever possible, prevent damage.

I AGREE WITH THE ABOVE TERMS.

Name: _____ Date: 2017

(Lessee) (M/D/Y)

Name: Date:

(Lessee) : (M/D/Y)

(Superintendent)
-------------------END PAGE 3------------------------------------
-------------------BEGIN PAGE 4----------------------------------
LEASE

Made in duplicate ___ 2017. Ref: ____

BETWEEN: GRAND RIVER PROPERTY MANAGEMENT LIMITED (Landlord’s Agent)
on behalf of V.I.P. INVESTMENTS LIMITED (Hereinafter referred to as
the Landlord)
-and- (Hereinafter referred to as
ROBERT ELDER the Tenant(s)

In consideration of the rent, covenants and agreements hereinafter reserved and contained on the part of the
Tenant to be paid, observed and performed, the Landlord agrees to lease to the Tenant

Suite No.: ___ (The Premises)

Building Address: 250 Frederick Street, Kitchener (The Landlord’s Property)
to be used and occupied solely as a residential dwelling and for no other purpose.

The occupants shall be only those persons as shown on the rental application form signed by the above-named
Tenant(s), unless otherwise approved by Grand River Property Management Limited the Landlord’s Agent in
writing.

The Tenant shall rent the Premises for a term of 12 months beginning on the 1st day of ___, 2017 and ending
on the last day of ____, 2018. The monthly rental rate will be $975.00 (for the above term). If the tenant
remains in possession thereafter it shall be on the basis of a monthly tenancy.

Tenant agrees to pay the monthly rental rate to Grand River Property Management Limited on or before the first
day of each month at the place specified by the Landlord’s Agent. The Tenant has deposited $975.00 with the
Landlord’s Agent which shall be applied as a partial payment of the rent for the last month of occupancy and the
Tenant agrees to pay the difference between this deposit and the last month’s rent amount prior to vacating.

Included in the monthly rental rate:

Parking : Garage No Carport No Underground No Outside No
Appliances: Stove Yes Refrigerator Yes Washer No Dryer No Dishwasher No
Utilities: Hydro Yes Heat Yes Hot Water Yes Cold Water Yes

THE TENANT CONVENANTS AND AGREES not to claim from the Landlord for any personal injury or death that may be suffered
or sustained by the Tenant or any employee of the Tenant or any member of the Tenant’s family, his agents or guests, or any other
person who may be upon the rented premises, or the premises of the Landlord or for any loss or damage or injury to persons of
property resulting from such being on or about the rented premises whether caused by fire, smoke, theft, burglary or for any cause
whatsoever and in particular but without limiting the generality of the foregoing, the Landlord shall not be liable for any such loss,
injury or damage to property, including cars and contents, while on or about the rented premises or the premises of the Landlord
caused by steam, water, rain or snow which may leak into, issue or flow from any part of the rented premises or the premises of the
Landlord or from any pipe or other place or quarter or from any damage caused by or attributable to the condition or arrangement of
any electrical wiring, connection of fixture or for any damage caused by anything done or omitted to be done by any tenants of the
Landlord. Without limiting the foregoing, the Landlord shall not be liable or responsible for any damages to the Tenant or anyone else
that may arise as a result of entering into this tenancy agreement, whether that liability arises in contract, quasi-contract or in tort. In
addition, the tenant agrees to reimburse and indemnify the Landlord from and in respect of all such damages or loss that may be
asserted or claimed from the Landlord, including the costs of defending any and all Court actions that may arise as a result of such loss
or damage. IT IS THEREFORE IMPERATIVE THAT EACH TENANT CARRY ADEQUATE PERSONAL LIABLILTY AND
PROPERTY INSURANCE.

The Landlord’s Agent and Tenant mutually agree that the provisions of Schedule "A", attached hereto shall
form part of the Lease and be binding upon the parties.

The Tenant(s) acknowledge receipt of a duplicate executed copy of this Lease.

Dated at Kitchener, this __ day of __ 2017,
IN WITNESS WHEREOF THE
PARTIES HAVE EXECUTED (Tenant) ROBERT ELDER
THESE PRESENTS
SIGNED IN THE PRESENCE OF
(Tenant)
GRAND RIVER PROPERTY
MANAGEMENT LIMITED

Witness Per: (Landlord’s Agent)
-------------------END PAGE 4------------------------------------
-------------------BEGIN PAGE 5----------------------------------
Page 1 of 2

SCHEDULE "A" - Rules and Regulations

Of the Grand River Property Management Lease

A) OTHER COSTS THAT ARE THE RESPONSIBILITY OF THE TENANT(S)

1. INSURANCE - The Tenant must carry adequate insurance coverage prior to occupancy,
specifically including contents and liability coverage. The insurance coverage must be
maintained throughout the tenancy.

2. RETURNED CHEQUES - The Tenant agrees to pay $25.00 to the Landlord's Agent for each cheque
not honoured by the Tenant's bank and any further charges including legal expenses for legal action
the Landlord and/or its Agent may take.

3. RECOVERY OF FEES - The Tenant agrees to pay all accounts when rendered. The undersigned
further agrees to pay interest on any outstanding balance at the rate of 1/2% per month (6% per annum).
On default, the undersigned agrees that all lawyers and/or agents costs (ie. including those of a
Collection Agency) of recovering the debt are also payable.

4. UTILITIES - The Tenant agrees to pay for any and all utilities which are his/her responsibility during the
tenancy, right up to the end of the 60 day notice period for the termination of a tenancy.

5. CLOGGED DRAINS AND TOILETS - The Tenant agrees to be responsible for and pay the cost of
repair for all clogged drains and toilets.

6. WINDOWS AND DOORS - The Tenant agrees to keep windows and doors closed and secured so as
to prevent damage due to water penetration, freezing pipes or loss of heat and are responsible for any
such damage. Any damage to windows as a result of air conditioners are the responsibility of the
tenant.

7. TELECOMMUNICATIONS - The Tenant agrees not to erect, install, attach or place or cause or allow
erection, installation, attachment of any television or radio antenna, device or apparatus including any
satellite dish/receiver to the Premises, the building or the Landlord's property and if same is installed,
attached, placed or erected, the Tenant agrees to remove same and pay the damages that result.

8. GROUNDS - Tenants of semi-detached houses agree to keep the grounds in good repair and
condition, including snow and ice removal where applicable. If the Tenant does not keep the grounds
up to municipal standards, including snow and ice removal and grass cutting, the Landlord or its
agent(s) will do so at the Tenant's expense.

9. MODIFICATIONS - The Tenant agrees not to erect or install any items in the unit or on the Landlord’s
property or to alter the look of the Landlord’s building or property without prior written approval from the
Landlord.

10. DAMAGE OF PROPERTY - The Tenant agrees to be responsible for and pay the Landlord's Agent for
all damages caused by the Tenant's willful or negligent conduct or that of any persons permitted by the
Tenant to be on the Premises or on the Landlord's property and for all damage to glass on the rented
premises and for all damages resulting from his failure to notify the Landlord's Agent promptly in writing
of any defect or repair within the Premises.

11. ANNUAL INSPECTION - The Tenant agrees to permit, with proper notice, an annual inspection of the
Premises by the Landlord’s agent, and agrees to pay for any damages or alterations to the Premises
beyond reasonable wear and tear.

12. LEAKING TAPS AND TOILETS - The Tenant is liable for any damages caused by water from leaking
taps and toilets and agrees to notify the Landlord's Agent of leaks immediately.

B) TERMINATING THE TENANCY AND VACATING THE PREMISES

1. NOTICE - In accordance with the Residential Tenancies Act, 2006, Part V sec.47, the Tenant shall give
the Landlord's Agent at least 60 days of notice, in writing, of his intention to vacate, either at the end of
the original lease term, or during a month to month tenancy. That notice period will end on the last day
of a month. The Tenant agrees to allow the Premises to be shown to prospective tenants by the
Landlord’s agent, between the hours of 8:00 a.m. and 8:00 p.m. upon giving such notice to vacate.
(RTA Part III 26 (3)).

2. VACATING IN BREACH OF TENANCY AGREEMENT - The Tenant and Landlord's Agent agree that if
the Tenant abandons.cr-vacates.the rented premises. in.breach.of the tenancy agreement and rent due
is unpaid, the Landlord's Agent shall be entitled to take possession immediately without court order and
re-rent the rented premises and dispose of any articles and apply the proceeds of disposal to any
outstanding rent.

3. PROVIDING ACCESS TO RENTAL UNIT - If the Tenant denies the Landlord the ability to re-rent the
rented premises and provide occupancy immediately on expiry of the occupancy, the Tenant shall be
liable for any rental loss and damages that the Landlord may sustain, including any liability the Landlord
has to a 3rd party.

4. CONDITION OF UNIT UPON MOVE OUT - The Tenant agrees to clean floors, fixtures, appliances,
carpets and all washable surfaces sufficiently to prevent abnormal wear and tear or deterioration and at
the end of the occupancy return the Premises to a condition of cleanliness suitable for immediate re-
rental, including the removal of all the tenant's possessions.

5. COSTS OF CLEANING AND REPAIR - If the Tenant fails to suitably clean and/or repair the Premises,
the Tenant agrees to pay the Landlord’s Agent for the cost of such cleaning and/or repair.

SEE REVERSE FOR PAGE 2

LESSEE # 1 _____ LESSEE # 2 _____

WITNESS __ DATE __/17
-------------------END PAGE 5------------------------------------
-------------------BEGIN PAGE 6----------------------------------
Page 2 of 2

6. MOVING - Tenants shall move any belongings to or from the Premises between the hours of 8:00 a.m.
and 8:00 p.m. only, and only after contacting the Landlord’s representative. The Tenant agrees to
assume liability and pay for any damage to the Landlord’s property resulting from such moving. Tenant
shall return to the Landlord’s Agent all keys and any other property belonging to the Landlord
immediately upon vacating the rented premises, and no later than 2:00 p.m. on the last day of the
month.

C) OTHER

1. DEFECTS - The Tenant agrees to notify the Landlord’s Agent, in writing, of any electrical or
mechanical defect in the Premises and the Landlord agrees to cause such repairs to be made with due
diligence.

2. USE OF AMENITIES - All Rules and Regulations governing the use of amenities such as sauna,
swimming pool, and play area must be adhered to by the Tenant and/or the Tenant’s family or agent or
guests, otherwise the Landlord’s Agent may refuse the use of such amenities.

3. PARKING AND TENANT VEHICLES - All Tenant vehicles must be in operable condition and have
current license plates. The Tenant shall park only in the parking allocated to them if designated parking
exists, and shall affix to his/her vehicle such markers as may be designated by the Landlord and shall
provide the Landlord’s Agent identification for each vehicle owned or operated. The Tenant agrees to
not perform repairs to his/her vehicle, on the parking lots of the property.

4. LOCKS ON DOORS -- Neither the Tenant nor the Landlord shall alter the locking system on any door
giving direct entry to the Premises except by mutual consent or as otherwise provided herein.

5. BALCONIES - Balconies shall not be used for storage and no floor coverings are to be installed.

6. TENANT BELONGINGS - The Tenant agrees not to place or store any recreational vehicles or objects
such as bicycles, baby carriages, toys, floor mats on or about the building.

7. SIGNS ETC. - No signs, advertisements or notices shall be affixed to any part of the building premises.

8. GARBAGE - All garbage is to be tightly wrapped and placed in the chute or other receptacle or area as
directed by the Landlord or its agent(s) and where a recycling program is in effect, the Tenant agrees to
thoroughly sort and deposit these items as directed by the Landlord or its agent(s). The tenant is
responsible for the removal of furniture, TV.’s, mattresses, etc. from the premises. These items are not
to be left on the premises or placed in dumpsters.

9. NOISE - The Tenant shall not make or permit to be made by the Tenant's family, visitors or pets, any
noise of any kind, at any hour, which may disturb any other occupant of the building.

10. AREA RUGS ON HARD FLOORS - Rugs shall be laid to cover all hard floors so as to suppress noise.
Tenants may be required to provide their own area rugs.

11. WINDOWS - All windows shall have suitable window coverings (no flags, sheets, towels or foil is
allowable) and the bathroom shall have waterproof shower curtains and window covering.

12. PETS - The Tenant shall not bring onto the premises nor allow anyone else to bring any pet, which
limits the reasonable enjoyment by other occupants of the building, or causes allergic reaction, or
poses a danger to anyone.

13. WASHERS, DRYERS AND DISHWASHERS - These personal appliances are not permitted in
apartments. These items can cause plumbing problems, which affect neighbouring residents. They are
permitted in townhouses and semi detached houses.

14. BARBEQUES OR ANY OTHER TYPE OF COOKING APPLIANCE - No barbecue or any other type of
cooking appliance is allowed on the balcony. Propane tanks and any flammable liquids or explosive
substances are not allowed to be stored on the Premises or in the storage lockers.

15. AUCTIONS AND YARD SALES - No auction sale or yard sale shall be held on the Premises or the
Landlord’s property.

16. CARE OF REFRIGERATOR - Ice must not be scraped from any surface and electric defrosters must
not be used. It is recommended that hot water be placed in a pan in the freezing compartment for
defrosting the refrigerator. Do not unplug or turn off refrigerator at any time.

17. ODOURS - No Tenant shall cause, permit or allow to be emitted any odour from the Premises that is
offensive to any other occupant of the building.

18. BASEMENTS - Where there is a basement in the unit Tenants are prohibited from erecting walls or
using it as an additional bedroom.

19. FURTHER RULES AND REGULATIONS - The Landlord or its Agent may make further rules and
regulations for the cleanliness, orderliness, safety and care of the Premises from time to time and the
Tenant, and their families, guests and agents shall observe such further rules.

LESSEE # 1 ___ LESSEE # 2 ____

WITNESS __ Date __/17
-------------------END PAGE 6------------------------------------

For informational purposes, I have scanned a copy of my lease agreement and made it publicly available here:



If you have a similar lease agreement, this publicly available version may make it easier for you discuss the content of your lease agreement with others.

A couple recent news articles about ongoing renovictions at 94 Beck, another property associated with Ludmila Karakulov and Micheal Klein:

Cambridge tenants band together to avoid mass renoviction

Preston renters want stronger protections against renovictions

On August 16th 2024, the following form was placed in my mail slot:

Today, I experienced a brief disruption to my internet connectivity around 11:30am. I've heard at least one anecdotal report that others who use Bell or Rogers had a similar issue.

At around 12:00 noon, I unplugged my internet modem and then plugged it back in and the issue appears have resolved itself.

Issues like this one can be caused by unexpected resets in the internet service provider's networking equipment. For example, if the ISP's DHCP Server experiences issues and forgets all previous DHCP lease requests, it may be necessary to reboot the client's networking equipment (their router/modem) in order to trigger a new DHCP lease request. Otherwise, you'd have to wait up to ~48 hours for the client's DHCP lease request to expire and update naturally. (This is just one of hundreds of possible explanations, I never investigated the actual root cause, but now that it's fixed I don't care)