Meeting Minutes – Above Guideline Increase (AGI) Challenge – Nov 10, 2026

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Purpose 

To review the landlord's Above Guideline Increase (AGI) application for 40 High Park Avenue and 77 Quebec Avenue.

Key Discussion Points 

1. AGI Application Overview 

  • The landlord has submitted an AGI application totaling approximately $9.10 million in capital expenditures. 

  • The Landlord and Tenant Board (LTB) notice indicates a potential maximum rent increase of 6.88% spread over three years. 

  • Tenants intend to challenge both the amount of the claim and the allocation of costs between buildings and tenants. 

2. Capital Expenditure Review 

The application includes seven major capital projects: 

  • Interior renovations 

  • Roofing 

  • Boilers 

  • Water retrofit 

  • Water main replacement 

  • Sprinkler head replacement 

  • Hot-water storage tank 

Primary Area of Concern 

The largest expenditure is the $7.76 million interior renovation project, particularly corridor renovations. 

Questions raised include: 

  1. Whether all work was necessary and eligible under AGI rules. 

  2. Whether project timing and scope were appropriate. 

  3. Whether approximately $2 million in change orders were justified. 

  4. Whether tenants' firsthand observations and records can help assess the work performed and associated costs. 

Additional Issues Under Review 

  1. Whether costs were fairly allocated between 40 High Park and 77 Quebec. 

  2. Whether water-main expenditures should be shared with the City. 

  3. Whether the hot-water storage tank serves both buildings or only one. 

  4. Whether insurance coverage affected claimed costs. 

  5. How vacant units were treated in the AGI calculations.

Hearing Strategy 

Case Management Hearing 

  • The case management hearing is scheduled for November 30. 

  • The association expects the hearing to provide an opportunity to negotiate with the landlord. 

  • A merits hearing may be requested if significant issues remain unresolved, although no clear need has been identified at this time. 

Tenant Representation 

  • A representative attending the hearing may negotiate on behalf of tenants in the building. 

  • The association prefers appointing a tenant representative supported by consent-to-represent forms. 

  • Tenants who wish to speak independently may still do so. 

  • A coordinated tenant presentation or script remains under consideration but has not yet been developed. 

Action Items 

Tenant Communications 

  • Jane Finch to collect missing tenant email addresses and distribute AGI meeting information. 

  • Provide the L5 application and supporting materials to tenants who request access. 

  • Jane Finch to circulate these meeting minutes to tenants. 

Next Steps 

The association will continue reviewing the landlord's AGI application and prepare for the November 30 case management hearing. The primary objective remains reducing or disallowing ineligible AGI costs while ensuring a coordinated tenant response.

Jocelyn Reyes Midghall