Template Letter for Compensation for Water Problem

Below is a link to a Microsoft Word document which you can download and modify slightly to meet your specific circumstances as pertains to the cutoff of the water this past Saturday November 20th to Monday November 22nd 2010.

Click here to download the document

You can either send the letter to building management by registered mail or deliver it by hand. If you deliver it by hand you must ensure that Ms. Mizrachi signs the letter properly and legibly and then you need to retain the signed copied. You supply her with another copy, so make sure to print and bring two copies with you.

If Ms. Mizrachi refuses to compensate you by reducing your next month's rent, then you will be forced to file a complaint at the rental board.

Graffiti in the Elevator

Some dimwit provided us with some amateur art in one of the elevators this weekend. Time to install security cameras in the elevators.

Monday Morning 6AM NO HOT WATER!

It's Monday morning and there is NO HOT WATER. That means going to work without a shower and without shaving. Absolutely UNACCEPTABLE! It is time to move!

No Water... Again!

COLD WATER CAME BACK AT 11:25 SUNDAY 21 NOV.

And once again... today Saturday November 20th 2010 at around 4 p.m. the water in the building just vanished. Was Harry Potter in town promoting his new movie which coincidentally started to appear today in cinemas? Nope, not likely. But at this writing (6 p.m.) there is still no water and so there will also be no supper. The only positive thing about this is that I won't have to do the dishes.

I guess the Marina Center is participating in an economic program to support our local restaurants. Just remember to keep your receipts so you can claim it back from building management from your next rent check.

But seriously, this is a regular occurrence and is very inconveniencing especially on weekends. In the past notice has occasionally been given by posting a written paper at the elevators either the day of the water shutdown or maybe a day before. Short notice maybe, but at least we got notice.

Parking Problems

This past week three tenants were inconvenienced by a garbage container in their parking spots. Despite the fact that these tenants are paying a monthly fee to use the parking spots, building management just permitted someone to dump a garbage container in their parking spots. For three days, these tenants were not able to park in their own paid spots. Lack of respect on the part of building management? Or was it maybe harassment? Apparently one of the three tenants is taking building management to the rental board. Coincidentally the container landed right in that tenant's stop! The Quebec Civil code forbids the landlord from harassing a tenant and the tenant can obtain punitive financial damages when this occurs. This tenant has pictures of the container in the parking spot, which inconvenienced a total of three tenants.

Spread the word

We have been getting a lot of traffic to this blog. Please spread the word. Several people have been helping pass out flyers in the building, thank you to them. Please tell people about this blog and ask them to participate by commenting or submitting their problems or questions. The more tenants who know about this and participate the more pressure we will put on building management to get their act together and clean up the building.

You do NOT need to accept a RENT INCREASE

I still hear people talking about getting rent increases despite problems with their apartments. You are NOT required to accept a rent increase. Just because building management advises you that they want to increase your rent does not mean you are required to accept it. Always educate yourself!

Some tenants have even told me that Zeeva asks them to come to her office and tries to impose and negotiate a rent increase. Same goes for parking fees.

To start with, you refuse to do anything verbally with Zeeva. Always tell her to put it in writing (she hates putting things in writing). Then when you get a letter for a rent increase just send back a letter by registered mail refusing the increase and saying that you want to stay but that you do not agree to the increase. It is then Zeeva's responsibility to file a claim with the rental board asking that your rent be increased. You will get a notice in the mail once Zeeva does this with a date to go to the rental board.

The only way building management can justify a rent increase is if they can prove that enough renovations were done for your apartment or globally in the building to justify an increase, otherwise, the most they can get is a cost of living increase of between 1 and 3%.

AND... if you have problems with your apartment, like a ventilation problem, water temperature fluctuation problems in the shower, etc., you can actually ask for a rent DECREASE. To ask for a rent decrease you need to file a complaint with rental board and pay a filing fee of 64$ which is reimbursed to you if you win.

You can easily call the rental board (514-873-2245) and ask them for help and they will tell you exactly what to do. You have rights as a tenant despite what Zeeva may want you to believe. Educate yourself and exercise these rights and you will benefit from them.

Click here for a sample letter to refuse a rent increase.
Cliquez ici pour une exemple de lettre pour refuser une augmentation de loyer.

Problem with comments fixed

Thanks to the person who left a paper in the building explaining that there was a problem with the comments. In fact, I forgot to configure them. It is now fixed, and you can add comments as an anonymous user without having to register and your comments appear immediately.

Voice your concerns

The purpose of this blog is to allow residents to voice their concerns and discuss issues. You can view the current posts (below), and respond to them or suggest topics.

Rent Increases

Note that residents are not obliged to accept rent increases. When a rental increase is requested by building management, the tenant may simply write management a letter stating that they want to remain and renew their lease for another year but that they do not agree to the increase. This letter must be written and send by registered mail or "served" unto the management. Served, meaning the building manager must be willing to accept it and sign indicating that he/she has received it on such a date, so that the tenant can prove that the notice was given. Once the letter has been sent, and received by building management, it is then up to the building management to make a request at the rental board to force the increase on the tenant. This request must evidently be justified by either receipts proving some major renovations or the rental board will usually grant only modest increase representing an increase in the cost of living (usually between 1 and 3%).

The rules governing rental properties are outlined in the Quebec Civil code which you can find here in English. See around article 1877. You can also call the rental board and ask for their help by phone by dialing 514-873-2245.

Click here for a sample letter to refuse a rent increase.
Cliquez ici pour une exemple de lettre pour refuser une augmentation de loyer.

Laundry Room

In the spring of 2010 the washing machines and dryers were changed and the prices were increased. Although the change of equipment was welcome, the new machines simply do not perform as well as the old machines. Especially the dryers which now require two cycles instead of the one cycle with the old machines.

My solution... I wait till the end of the month, accumulate enough laundry during the month, and then bring it all to a laundromat called "Buanderette Ciel" with very large machines located at the corner of Gouin and Alexander (4728 Alexander, 514-676-0839) in Roxboro near the Sunnybrook train station. They are open 7 days a week from 7 a.m. to 10 p.m. They even offer cleaning service with delivery.

It may be a bit of a drive from the Marina Center, but the large machines allow me to do all the laundry in one load, saving me lots of time. There are several sizes of machines, from the standard small size to very large.

Cleaning Comforters
It is impossible to clean large comforters in the machines at the Marina Center, they are simply too small. Bringing a comforter to a dry cleaner costs over 30$ to clean, way too expensive. This laundromat is also ideal for cleaning comforters. Just bring them there and put them in a very large washer for 3$ and a large dryer for 1$/hour cycle and its done.

In fact, the large dryers dry in minute cycles where 25 cents gets you 15 minutes of drying time. So you can do things like add 5 cents to increase the drying cycle by a few minutes to touch things up. Way cheaper and more efficient (time wise) than at the Marina.

Dog Poop on Grounds

There are many residents with children in the Marina Center and also many residents with pets. Unfortunately SOME of the residents with pets do not respect the fact that many children enjoy playing on the grounds, especially in the small park next to the building on the water front. The grass in that area is full of dog poop (fresh and dry). Unlike cow poop, it is not a good fertilizer. Despite there being a sign warning of the municipal by-law which prohibits animals from defecating in the area, many pet owners bring their animals for a walk in the park area and allow them to leave their poop behind.

Strangely enough, there is a large wild wooded area bordering the grounds, just west of the building which is large enough for even the biggest dog to roam and defecate without disturbing anyone. But some pet owners seem to be too LAZY to walk a few more feet to bring their dogs there! Why I wonder?

I think it is time non pet owning residents and residents who have pets and who respect others who don't, complain to Pierrefonds city hall (or borough hall) so that they put a patrol car there again to give out hefty tickets. I heard that the last time they did that it brought some great results... and big fines.

Peeing in the Elevator
On one occasion I entered one of the elevators only to be overwhelmed by a smell of animal urine. I immediately went to see the janitor and asked him to intervene, which he did. If your dog accidentally urinates in the elevator please have the decency to go and get the janitor and have it cleaned up. Please!

Ventilation Problems

The upper level apartments are having issues with the ventilation system. The air pressure from the roof fans which are supposed to suck out the bad air via the bathroom and kitchen vents are not working properly. Although some have been changed due to continued complaining, most have not. What this means is that bad air which is sucked out of the lower apartments rises to the top of the building where the pressure from the outiside air prevents it from venting out, and since the fans are about 30 years old and no longer strong enough to vent the air, the air ends up being pushed into the upper level apartments. Many of the residents have sealed the kitchen vent with plastic or duct tape to prevent the bad odors from others from coming in. This bad air can be toxic and cause health issues!

Mrs. Zeeva Mizrachi, the building manager, has refused to really deal with the problem as she prefers that the tenants leave so she can bring in new tenants to replace them. Every time a tenant changes she can increase the rent, even if its only slightly. I'm not sure how this will benefit the building, as more tenants means more wear, while less tenants, especially respectful ones, means less wear on the building. In the end, it would be in the owner's interests to change this policy.

By the way, the owner of the building has decided to occupy apartment 1505 when he is in town. He has converted the north-east corner 4 1/2 to nothing short of a palace with his own laundry equipment, a powder room with a shower and a corner Jacuzzi-style bath in the master bathroom. He also got himself a brand new kitchen with nice appliances and new cabinetry which sure beat the 30 year old Flintstones model that I have. Expensive tiles in the hallway and nice wood floors in the bedrooms make the apartment look like a chic condo. I wonder if he will have a problem with ventilation, or if they replaced the fans for the risers that service his "condo"?

Swimming Pool

Last year (summer 2009) the heater in the swimming pool did not work and the water was so cold that you could not stay in for more than a few seconds. It was terrible for the many children in the building who look forward to the swimming pool every summer and who were not able to make proper use of it.

This year, in the last week of June, although late, they finally repaired the heater making the pool warm and usable.