GTAAonline Magazine January 2022

Vol. 1 No. 2 January 2022

Inclusionary Zoning Approved in Toronto

Affordability re-defined

Parking Requirements Reduced

CMHC looks at trends in eviction applications

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PRESIDENT’S Message Best wishes to you and your families in 2022! The start of the year wasn’t how we envisioned things just a few months ago. There was considerable optimism in the autumn, then the newest variant appeared and spread quickly. Now in mid-January it seems that the worst has passed, and we now look forward – cautiously – to the end of the month and moving forward. The constant back-and-forth has been exhausting. But with each regression, we see its end and start to slowly gain confidence. Perhaps this is the moment we’ve all been waiting for, and the worst is behind us. We’ll see.

Aside from the pandemic, this year was already circled with two upcoming elections. We go to the polls on June 2 to cast ballots for MPPs, then again on October 24 for the municipal elections. Each will bring about many promises to curry favour with voters. Quite simply, it’s a numbers game. With substantially more renters and housing providers, the election promises tilt radically in their favour. Unfortunately, many of these promises will do nothing to help remedy the rental supply problem. These election year initiatives include unintended consequences that hinder new rental production. Often, these are predictable, but the negative effects will be felt years down the road and prospective voters need to be wooed now. We’ve lived through this many times already – we didn’t get to our current situation overnight.

With increased immunity – largely through vaccination, and to a much lesser extent though via infection – and some continued caution, perhaps this battle is nearly won. The sooner the better, as we will need to catch our breaths as election season will imminently launch.

MILLENNIUM Members

gtaaonline.com | 3

BOARD OF DIRECTORS | 2022

Board of DIRECTORS 2022 Laura Holland - CHAIR BentallGreenOak (Canada) GP Ltd.

Annette Mincer Direct Properties Inc.

Paula Agnelli BentallGreenOak (Canada) GP Ltd.

Jordan Rose Glen Corporation

Cora Armstrong Schickedanz Bros. Properties

Gloria Salomon Preston Group

George Espinola Medallion Properties

Neil Sigler Gold Seal Management

Perry Fryers WJ Properties

Paul Smith DMS Property Management Ltd.

Bert C. Grant Lawrence Construction Co. Ltd.

Lorne Stephenson Q Residential

Mark Hales Realstar Management

Justin Taylor Greenrock Real Estate Advisors

Yehudi Hendler Y.L. Hendler Ltd.

Martin Tovey Minto Apartments Limited

Rob Herman Pace Property Management

Steve Weinrieb Park Property Management

Andrew Lowe Oxford Properties Group

4 | January 2022

2 | GTAA DIRECTORY 2022

VOL.1 NO.2 2022

In this ISSUE

8 IZ & Affordable Definition

Publisher RHB Inc. info@rentalhousingbusiness.ca

Director of Sales Nishant Rai

14

Parking Requirements

Account Executive Justin Kreslin

Editorial Daryl Chong

Creative Director / Designer Scott Clark

looks at trends in 18 CMHC eviction applications

Office Manager Geeta Lokhram

GTAAOnline is published monthly by RHB Inc. on behalf of the Greater Toronto Apartment Association (GTAA) and is distributed online through controlled circulation to the GTAA membership.

24

City of Toronto’s SPIDER Program

Value 25 Property Assessments Postponed

Please contact the Publisher for advertising dates and rates. Opinions expressed are those of the authors and do not necessarily reflect the views and opinions of the GTAA Board or management.

GTAA accepts no liability for information contained herein.

Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the GTAA Board or management.

GTAA and RHB Inc. accept no liability for information contained herein. All rights reserved.

Contents may not be reproduced without the written permission from the publisher.

P.O. Box 696, Maple, ON L6A 1S7 416-236-7473 All contents copyright © RHB Inc.

6 | January 2022

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Inclusionary Zoning approved in Toronto & Revised Definition of Affordable

On November 9, 2021, Toronto City Council enacted Inclusionary Zoning (IZ) by approving Official Plan and Zoning Bylaw amendments and the draft Implementation Guidelines. These requirements will make Inclusionary Zoning mandatory for new developments that meet certain criteria in approved Protected Major Transit Stations Areas (PMTSA) to include affordable rental and ownership housing units beginning in late 2022. They also amended the ‘affordable’ definitions in the Official Plan.

What is IZ? A planning tool that allows municipalities to require affordable housing units to be provided in new developments, to increase the supply of affordable housing for low to moderate income households.

These affordable housing units are required to be maintained as affordable over a period of time specified by the municipality. The reported aim is to support a diverse range of housing supply and support the development of more inclusive and equitable communities.



requirements in studying, adopting official plan



sets out transition provision

• June 7, 2018 – 42nd Provincial Election 

• June 6, 2019 – More Homes, More Choice Act, 2019, S.O. 2019, c. 9, Schedule 12 (“Bill 108”) 



How did we get IZ? • Introduced by the Liberal government • December 8, 2016 – Promoting Affordable Housing Act, 2016, S.O. 2016, c. 25, Schedule 4 (“Bill 7”)

Premier Doug Ford and the Conservatives elected



Provincial planning framework realigned with goal of increasing housing supply and affordability enshrines concept of Transit-oriented development in Planning Act through Protected Major Transit Station Areas (PMTSA) links/restricts use of IZ to designation of PMTSAs

• August 2019 to September 2020 – minor amendments to O. Reg. 232/18



amendments to the Planning Act authorize IZ

• Nothing in PPS 2020 or Growth Plan 2019 about IZ



no substantive limitation on use

• Statutory Authority – Planning Act

• April 11, 2018 – Ontario Regulation 232/18 “Inclusionary Zoning”

8 | January 2022



The Planning Act enables inclusionary zoning as a planning tool in official plans under s. 16(4)-(13) and through by-laws in s. 35.2 O. Reg. 232/18

prescribes requirements for a municipality’s Inclusionary Zoning approach 



The Planning Act allows for inclusionary zoning to be implemented within approved PMTSAs (s.

16(5)) The Planning Act permits municipalities to delineate PMTSAs (s. 16(15, 16)) a) The

Growth Plan requires upper- and singletier municipalities to delineate MTSAs (Policy 2.2.4.2) by July 1, 2022 (the Ministry-directed deadline for all municipalities to complete their conformity exercises, known as Municipal Comprehensive Reviews or MCRs).

b) It

is the responsibility and jurisdiction of a municipality to determine which MTSAs it identifies as PMTSAs, but PMTSAs require Ministry approval.

c) Identifying

a PMTSA allows for inclusionary zoning to be implemented and used by municipalities as an affordable housing planning tool.

• Background Studies 



and the information that must be included in the Assessment Report:

Before a municipality adopts the parts of an official plan that contain policies for IZ the Council of the municipality shall ensure that an assessment report has been prepared IZ Regulation 232/18 outlines what a municipality needs to address in its Official Plan policies for IZ

a) must

include information related to housing need and demand and the potential impacts of inclusionary zoning on the housing market and on the financial viability of development



A municipality must update this report every 5 years after adopting its IZ official plan policies

Geographic Application of IZ in Toronto IZ can only apply within delineated and provincially approved PMTSAs. Official Plan Map 37 outlines three Inclusionary Zoning Market Areas that assist with identifying required rates of affordable housing.

According to studies conducted by the city and their consultants, these are the areas of the city experiencing increases in new housing supply and rental prices.

The City has established three Inclusionary Zoning Market Areas which reflect areas that: • have experienced the greatest growth of new housing supply • price escalation for ownership and rents • where IZ requirements can be imposed without jeopardizing development Each Market Area is subject to different set-aside requirements, reflecting each Market Area’s ability to absorb the affordable housing requirements based on existing market conditions.

gtaaonline.com | 9

The Planning Act requires the assessment report to be reviewed at least every five years to evaluate if IZ requirements should be adjusted or applied to new areas. Toronto plans to conduct a review of the assessment report after three years. City Council also directed a review of the market impacts of inclusionary zoning one year after implementation, which may result in further amendments to address incentives, phase-in and/or set aside rates, development size thresholds and other changes to ensure market stability and production of affordable units.

Mandatory Set-aside Rates





• Note that GFA provided as part of rental replacement not included in calculation of set-aside rate • Set-aside rates to be phased in, with a greater percentage of GFAto be required each year between 2022 and 2030 IZ requirements for purpose-built rental are not scheduled to commence until January 1, 2026 Mandatory Set-aside Rates for Condominium Developments

• The percentage of required affordable housing is based on: 

• IZ requirements are in addition to any applicable residential rental housing replacement obligations under s. 111 of the City of Toronto Act, 2006

The initial set aside rates are effective September 18, 2022 to December 31, 2024. Rates then increase annually effective January 1, 2025 to a range of 8-22% affordable housing by 2030. According to the city and their consultants, this phase-in provides time for land values to adjust and the amount of affordable housing to increase incrementally.

Which IZ Market Area the site is located tenure of the proposed development (condo development vs. purpose built rental); and tenure of the affordable units (affordable rental housing vs. affordable ownership housing)

• Rate of affordable housing is determined based on percentage of residential GFA in a development

Condominium Phase-In Rates 2022

2023

2024

Condo building securing affordable rental:

2025

2026

2027

2028

2029

2030

Market Area 1 Market Area 2 Market Area 3

7% 6% 5%

7% 6% 5%

7% 6% 5%

8.5% 7% 5.5%

10% 8% 6%

11.5% 9% 6.5%

13% 10% 7%

14.5% 11% 7.5%

16% 12% 8%

Market Area 1 Market Area 2 Market Area 3

10% 8% 7%

10% 8% 7%

10% 8% 7%

12% 10% 8%

14% 11% 8%

16% 13% 9%

18% 14% 10%

20% 15% 11%

22% 17% 11%

Condo building securing affordable ownership:

Mandatory Set-aside Rates for Purpose-Built Rental Developments • No minimum affordable housing required prior to January 1, 2026 for purpose-built rental developments • As of January 1, 2026, the following percentages of GFA will be required to be affordable rental units in new purpose-built rental developments 

5% within Inclusionary Zoning Market Area 1



3% within Inclusionary Zoning Market Area 2



there is no minimum requirement in Inclusionary Zoning Market Area 3

Revised definition of Affordability The city has amended definitions related to affordability in the Official Plan, targeting households

10 | January 2022

making between $32,486 and $91,611 with ownership and rent prices set so that a household does not spend more than 30 per cent of before-tax income toward housing costs.

Affordable rental housing and affordable rents means housing where the total monthly shelter cost (gross monthly rent, inclusive of utilities for heat, hydro, hot water and water) is at or below the lesser of one times the average City of Toronto rent, by dwelling unit type, as reported annually by the Canada Mortgage and Housing Corporation, or 30% of the before-tax monthly income of renter households in the City of Toronto as follows: A. studio units: one-person households at or below the 50th percentile income; B. one-bedroom units: one-person households at or below the 60th percentile income;

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C. two-bedroom units: two-person households at or below the 60th percentile income; D. three-bedroom units: three-person households at or below the 60th percentile income.

Inclusionary Zoning will only be implemented within an approved PMTSA that is also located within an Inclusionary Zoning market area.

To ensure units remain affordable during the affordability period, owners will be required to enter City Staff will update affordable housing rents and into agreements registered on title which will include prices annually. The annual update will be based on requirements for ongoing administration, reporting, updated average market rent data as reported by and monitoring of the affordable units. The City will CMHC, and an update to the estimated household create a procedure for the administration of affordable incomes. Estimated household incomes will be rental units and affordable ownership units (including calculated by using the most recent Census data and access plan requirements, household eligibility, income adjusting Census incomes for a given year based on eligibility, marketing, screening and selection process, changes to the consumer price index. rent increases, resale process and price increases) Affordable ownership housing prices (2021) and regular reporting Prices under current Prices under recommended requirements.

Unit Type Studio

definition

definition and target income*

$214,800

$150,978 $44,552

One-Bedroom

$253,900

$190,137 $58,286

Two-Bedroom

$294,700

$242,551 $73,628

Three-Bedroom

$336,400

$291,653 $91,611

Affordable rent limits and incomes served (2021) Unit Type

Current affordable rent limit and income served*

Recommended affordable rent limit and income served*

Studio

$1,211 $48,440

$812 $32,486

One-Bedroom

$1,431 $57,240

$1,090 $43,600

Two-Bedroom

$1,661 $66,440

$1,661 $66,440

Three-Bedroom

$1,887 $75,480

$1,858 $74,301

*Income served refers to the household income required such that affordable rent would cost no more than 30% of a household's income.

Additionally, refer to the City of Toronto’s reports: • City of Toronto Official Plan Amendment 557 • City of Toronto Zoning By-law Amendment • Implementation Guidelines (draft)

12 | January 2022

Agreements will be registered on title to the lands with the City securing 50% of the net proceeds of the sale of a unit sold at market price during the 99-year affordability period.

The Zoning By-law Amendment for Inclusionary Zoning identifies the transition date as the later of September 18, 2022 or Notice of Approval of a PMTSA by the Minister. If the Minister does not approve a PMTSA in an Inclusionary Zoning Market Area by September 18, 2022, inclusionary zoning requirements will not apply.

This information was shared on November 23, 2021 at a GTAA’s Inclusionary Zoning Webinar which was led by Meaghan Barrett, Sidonia Tomasella, and Tom Halinski, all of Aird & Berlis. Please contact GTAA for a copy of the presentation material.

National Apartment Group Sales Representative * Broker ** Personal Real Estate Corporation ***

ONTARIO BRITISH COLUMBIA

VANCOUVER Lance Coulson*** Executive Vice President lance.coulson@cbre.com 604. 662. 5141

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EDMONTON David Young* Executive Vice President dave.young@cbre.com 780. 917. 4625

VANCOUVER Greg Ambrose* Associate Vice President greg.ambrose@cbre.com 604. 662. 5178

EDMONTON Thomas Chibri* Associate Vice President thomas.chibri@cbre.com 780. 424. 5475

VANCOUVER Kevin Murray* Senior Sales Associate kevin.murray4@cbre.com 604. 662. 5171

CALGARY Richie Bhamra* Vice President richie.bhamra@cbre.com 403. 303. 4569

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TORONTO David Montressor* Vice Chairman david.montressor@cbre.com 416. 815. 2332 TORONTO Tom Schuster* Associate Director tom.schuster@cbre.com 416. 847. 3257 WATERLOO REGION James Craig* Vice President james.craig2@cbre.com 519. 340. 2330 LONDON Kevin MacDougall** Associate Vice President kevin.macdougall@cbre.com 519. 286. 2013

ONTARIO

OTTAWA Nico Zentil* Senior Vice President nico.zentil@cbre.com 613. 788. 2708

NOVA SCOTIA

HALIFAX Robert Mussett* NEWFOUNDLAND Executive Vice President robert.mussett@cbre.com 902. 492. 2065

QUEBEC

MONTREAL Marc Hetu* Senior Vice President marc.hetu@cbre.com 514. 906. 0891

HALIFAX Chris Carter* Vice President chris.carter@cbre.com 902. 492. 2085

QUEBEC NEW BRUNSWICK NOVA SCOTIA

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Reduced Parking Requirements for New Developments

On December 15, 2021 Toronto City Council adopted a Zoning Bylaw Amendment that will remove most requirements to provide a minimum number of parking spaces in new developments.

on its own to overcome these challenges, more strategic, thoughtful management of the parking supply will contribute to addressing all of these challenges.

GTAA has long advocated that parking should be considered an amenity, and that an apartment building developer/owner should determine what is required.

During our construction boom (mid-1960s to mid1970s) it was common for local municipalities (preamalgamation) to require up to 2 parking spaces per door. In many buildings, there are whole lower floors of unused parking.

In order to achieve Council’s target for net zero greenhouse gas emissions by 2050, aggressive action must be taken to curb the emissions from the transportation sector. Minimum parking requirements lead to the overbuilding of parking and support the continued growth of those emissions. Introducing maximum parking permissions will slow that growth in automobile use and resultant emissions.

• Removal of most minimum parking standards citywide • Introduction of maximum parking standards where they do not already exist, for most uses • Maintenance of accessible parking requirements • Introduction of requirements for electric vehicle infrastructure • Introduction of a new mechanism to fund bike share expansion Toronto staff appropriately summarized their intent in the staff report: Updating the City’s parking standards to better manage auto dependency and achieve a better balance between building too much or too little parking ultimately contributes to building more sustainable and healthy communities. The City is facing several major challenges including a climate emergency; decreasing housing affordability; and increasing demand for mobility. While not sufficient

14 | January 2022

Housing affordability is a significant challenge in Toronto. The cost of constructing and maintaining parking is significant; minimum parking requirements limits households’ ability to avoid those costs.

Further, minimum parking requirements may result in households in multi-unit residential buildings who do not own automobiles subsidizing the cost of parking for other residents of the building who do. This is inequitable, as higher-income households are more likely to own automobiles.

Easily available parking encourages people to drive more often. More people driving contributes to worsening traffic congestion, slowing transit operating in mixed traffic and making it more difficult to improve travel conditions for alternatives like transit, walking and cycling. To accommodate the growing demand for travel that will come with the City’s growing population and employment base, the City will need to promote more space efficient modes of travel and discourage automobile travel.

The City is in the process of incorporating the ZBA into the Zoning Bylaw. GTAA will provide an update accordingly.

National Apartment Group Ontario We are anticipating a very strong start to the year for Ontario’s multi-residential investment market. Investor sentiment remains strong among purchasers and lenders, upcoming listing activity suggests that transaction volumes will maintain elevated levels, and the market is providing a strong indication that values will continue to appreciate in the first half of 2022. Please see below for a summary of recent deals as of Q4 2021. For additional info on cap rates, current valuations, and market trends, please reach out to a member of our team.

For more information, please contact:

David Montressor* Vice Chairman (416) 815-2332 david.montressor@cbre.com

Tom Schuster* Associate Director (416) 847-3257 tom.schuster@cbre.com

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Toronto’s Greenhouse Gas Emissions (2018)

Apartment Households in Toronto by Income and Car (TTS, 2016)

Number of Apartment Households

180,000 160,000 140,000 120,000 100,000 80,000

60,000 40,000

52% 70%

20,000 0

38%

32%

40% 24%

18%

$0 to $15,000 to $40,000 to $60,000 to $100,000 $125,000 Decline / $14,999 $39,999 $59,999 $99,999 to and above don't know $124,999 Without a Car

16 | January 2022

With a Car

CMHC looks at trends in eviction applications for renovation, demolition or conversion in Toronto

As part of our commitment to address housing data and knowledge gaps, and to help Canadians make better-informed decisions, Canada Mortgage and Housing Corporation (CMHC) undertook a study on formal, development-led eviction applications submitted in the residential rental market in the City of Toronto.

The landscape of evictions has changed in recent years, with recent literature citing a marked rise in development-led evictions in large Canadian centers (ACTO, 2019; Zell and McCullough, 2020). Detailed research on the prevalence and implications of this particular kind of eviction, in which a property owner or landlord evicts a tenant due to their desire to make changes to the unit, building, or land, and/or its use (Zell and McCullough, 2020), is sparse.

“Formal, development-led eviction applications in Canada’s largest municipality, the City of Toronto, increased in prevalence between 2010-2020. This phenomenon, which relates directly to the potential loss of rental housing for certain households and, in the context of a supply-constrained rental market such as Toronto’s, the potential loss of limited affordable

18 | January 2022

rental housing options, has largely gone unexplored.

For this reason, we sought to uncover key trends underpinning it, over the Christopher previous decade,” said report Zakher authors Christopher Zakher and Jordan Nanowski from Senior Analyst CMHC’s Housing Market Insights team.

Jordan Nanowski Christopher Zakher Senior Analyst

Specialist

Jordan Nanowski Specialist

Christo

Senior A

This report provides insight into the prevalence of development-led evictions in Canada’s largest municipality using eviction applications as a proxy.

Determining the prevalence of, and uncovering trends in, development-led eviction is important, as it an underexplored topic. This topic also relates directly to the potential loss of:

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• rental housing for certain households

Key highlights include:

• limited affordable rental housing options

When compared to the size of the primary rental market stock, there was a low prevalence of formal, development led eviction applications, in the City of Toronto, between 2010-2020. This particular kind of eviction application did, however, increase markedly over this period. The prevalence of development-led eviction applications in Toronto was low. Nevertheless, these eviction applications did increase markedly over this period.

With this study, we set out to answer the following questions: 1. What has been the prevalence of formal, development-led eviction applications, in and within, the City over time?

2. Was the assumed development-related work, that inspired formal, development-led eviction applications, warranted?

3. Who was submitting formal, development-led eviction applications in the City: existing or new rental property owners?

Table 1: City of Toronto formal, development-led eviction applications (2010-2020), by geography and rental segment Formal, development-led eviction applications Rental segment

CMHC rental zone(s)

Geography

All

(%)

Primary

01-04

Former City of Toronto

711

68.4%

136

05-07

Etobicoke

52

5.0%

8

(%)

Secondary

(%)

73.1%

575

76.3%

4.3%

44

5.8%

08

York

54

5.2%

8

4.3%

46

6.1%

09

East York

60

5.8%

29

15.6%

31

4.1%

10-12

Scarborough

63

6.1%

5

2.7%

58

7.7%

13-17

North York

99

9.5%

**

**

**

**

01-17

City of Toronto

1,039

100%

186

100%

754

100%

Source: Landlord and Tenant Board Ontario, CMHC calculations ** Data suppressed due to confidentiality.

Note: Primary and secondary formal, development-led eviction applications do not sum up to total formal, development-led eviction applications for the City of Toronto (rental zones 01-17) due to data suppression in North York.

Within the City, formal, development-led eviction applications were overwhelmingly concentrated in the Former City of Toronto. They were also four times more likely to have been submitted for rental units in the City’s secondary rental market than its primary rental market.

Over the previous decade, formal, development-led eviction applications increased simultaneously with the widening gap between average asking (i.e., vacant unit) and average market (i.e., occupied unit) rents in the City’s primary rental market.

Some tenants may be faced with challenges upon eviction; namely, low vacancy rates and unaffordable rent levels. The lack of affordable rental housing options is at the core of this issue.

Rental units in older structures, in the City’s primary rental market, tended to be the subject of formal, development led eviction applications. As well, City locales with a larger share of rental housing identified as requiring major repairs saw a greater number of applications.

20 | January 2022

Finally, in the primary rental market, it was relatively common to see formal, development-led eviction applications submitted following the sale of a rental property to a new owner.

The key implications of these findings and, more broadly, this study are threefold. Firstly, the difficulty faced by tenants, who may have been evicted due to development-related work, is a symptom of a larger problem, which is the lack of affordable rental housing options. This may explain why there has been greater disagreement, on the part of tenants, with N13 eviction notices in recent years (recall that these eviction applications are submitted to the LTB when a tenant disagrees with the N13 notice of eviction or does not move out of their rental unit upon receipt of the notice).

Tenants who have been evicted, in the context of a tight rental market, face the dual challenge of: (1) finding another comparable rental unit, and (2) finding an affordable rental unit. Addressing the lack of rental supply would seem to be the most obvious solution, over the long-term. The second implication, which comes in the form of a question, is how do we

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Figure 3: Formal, development-led eviction applications submitted in the City of Toronto, by year, by area

The timing of when formal, development-led eviction applications took place in primary market structures that changed ownership 50%

250

45%

Formal, development-led eviction applications

45% 40%

200

35%

35%

30%

150

25%

20%

20% 15%

100

10% 5%

50

2020

2019

2018

2017

2016

2015

2014

2013

2012

2011

2010

0

0%

City of Toronto (Total) Former City of Toronto

t*

t+1

t+2 and t+3

Years Sources: CMHC Rental Market Survey, Landlord Tenant Board Ontario, Teranet, CMHC calculations * t=Year which ownership changed.

Outside of Former City of Toronto Sources: Landlord and Tenant Board Ontario, CMHC calculations

balance the need between adequate rental housing and affordable rental housing, in the short-term? In other words, is it possible to address the inadequate housing in which nearly 1 in 10 of the City’s renter households find themselves in (Statistics Canada, 2021), without evicting them into a more expensive, oftentimes, unaffordable rental market? If so, how?

Thirdly, we identified a plethora of data gaps when it comes to development-led evictions. Most notably, we do not know how many formal, development-led eviction applications led to an eviction, nor were we able to gauge the totality of development-led eviction activity taking place, as we were not able to quantify those that may have been undertaken informally.

22 | January 2022

As Canada’s authority on housing, we contribute to the stability of the housing market and financial system, provide support for Canadians in housing need, and offer unbiased housing research and advice to Canadian governments, consumers and the housing industry. For more information on this Housing Market Insight visit us at: www.cmhc.ca.

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City of Toronto’s SPIDER Program Specialized Program for Inter-Divisional Enhanced Responsiveness to Vulnerability Recently, there’s been a spike in calls to GTAA from owners/PMs looking for assistance with tenants who may be experiencing mental health issues. For several years, GTAA has been directing these calls to the City’s SPIDER program, and many members have reported good results. With the added pressures of the pandemic, it is worth reminding GTAA Members that assistance from a specialized group of multi-divisional training City staff is available.

chronic or of elevated risk, the case will be discussed at the SPIDER Situation Table to determine the best course of action to provide resolution.

SPIDER was created to reduce the recurrence of complex health and safety risks, and ensure safe integration and inclusion of vulnerable Torontonians in their neighbourhoods and communities. SPIDER delivers customized responses for the purpose of mitigating elevated health and safety risks that affect people, property and neighbourhoods.

311 will know how to direct your call so that issues of greatest risk will be investigated first (e.g., fire code violations), and if necessary, will trigger response from other relevant divisions and/or SPIDER.

It strengthens the effectiveness of City services in resolving complex situations that could not be resolved by City divisions working alone or in limited coordination with each other.

SPIDER is involved in situations involving the chronic hoarding of animals, possessions and refuse; multiple property standard and fire code violations; bed bug and other pest infestations.

Most SPIDER situations are first brought to the attention of City services by distressed neighbours and community members, and most times through 311 requests.

Various City divisions and agencies are first responders to complex property and community standards issues, some of which arise as a result of a person experiencing vulnerability.

Staff from the division(s) who are first to respond will take the immediate appropriate actions to remedy the circumstance at the time but if issues are known to be

24 | January 2022

SPIDER is not designed to supersede normal City services. It is reserved for rare and complex situations.

If you notice that there is an unsafe situation developing that may bring harm to a specific individual or the community at large (including property), call 311.

If you have an ongoing concern in your community that you feel has not been addressed and/or received the proper level of response, please contact SPIDER directly and describe your situation and they will likely be able to help, or certainly guide you appropriately.

GTAA is also available.

More details can be found on the City’s SPIDER webpage.

Property Value Assessment Continued Postponement As part of the Ontario Government’s Ontario Economic Outlook and Fiscal Review on November 4, 2021 Peter Bethlenfalvy, Minister of Finance and President of the Treasury Board announced the Province’s decision to once again postpone a province-wide property assessment update due to the pandemic.

Property assessments for the 2022 and 2023 property tax years will continue to be based on January 1, 2016 current values. This means your property assessment remains the same as it was for the 2021 tax year, unless there have been changes to your property, for example: • A change to your property including an addition, new construction, or renovation • A structure on your property was assessed for the first time • A change to your property’s classification • A property no longer qualifies as farmland, conservation land or managed forests • All or part of your property no longer qualifies to be tax exempt We will advise you when MPAC will resumes valuations.

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