The Livmore High Park

Building looks beautiful but is cheaply constructed. Elevators break down frequently. This building is NOT rent controlled. 14% increase this year or they make you sign another year contract for 7% and a following 7% the next year. They lied to many of the tenants about this when moving in as you will see the silent protest "red flags for renters" everywhere. Also, management is terrible. Not only unkind but unhelpful. Nothing gets done. They loose e-mails/never respond. In addition, they are now renting out our private pool (which is what we thought we were paying all this extra money for) to swim classes for the public. Also there are fire alarm tests all the time. Been living here over two years now.

TLDR: Not rent controlled and management sucks, but there's some nice features if you don't care about those things. Issues: As said in other reviews, this property is not rent controlled and existing tenant rents have increased by about 11%. Many people have been forced to move due to the unaffordable increase. There is no on-site superintendent, so you have to email to submit complaints or ask a question and they almost never respond. They'll also tell you to call their 24/7 phone line to submit complaints or ask questions, but this is a general line and they just forward your requests onto the same non-responsive people. If they do respond, it's usually dismissive or unhelpful. The "private" pool is rented out twice a week, including on Saturdays, to a swim school that allows non residents into the building. They have actively tried to squash the tenants association from exercising its rights in discussing fair rent increases and having basic improvements made. The guest parking system never works properly and they refuse to do anything about it. You have to use the elevator no matter what floor you live on because the stairs only allow you to exit outside, which is frustrating when you live on a lower level or there is a line up of people waiting. The dog area is full of some kind of weird mulch that stains dogs' paws. The pool and gym hours are very limited. I don't drive, but I've heard parking spaces are very expensive. Pros: great location, right next to high park station. In suite laundry and dishwasher. Good sound proofing to outside and between units, although sound proofing between the unit and the hallway leaves a lot to be desired. Large kitchen space and well laid out units. Self controlled heating and ac, although you do pay utilities yourself. Building has a deal with Rogers to get pretty well priced internet (optional). Underground secure bike storage. BBQ area available in the summer. Maintenance team is friendly and generally pretty reliable. Playground on site if you have kids. Pet friendly. Dog washing room on the main floor.

CONS: 1) There is no rental control, so GWL usually arbitrates the increases based on the other building rental prices around (who are owned by the GWL themselves); 2) Kids who live in the building are not allowed to study in the schools nearby (high-rated ones) 3) Apartments renters cannot sign for the “Residential On-Street Parking” 4) Really high parking fee (up to 250 CAD/monthly). The 50 High Park garage shares the underground space with the other buildings in the complex, but since it is the newest one (although the space IS THE SAME), GWL asks for a higher fee from the 50 High Park residents; 5) The pool is supposed to be used by residents only, but GWL rents the pool to a Child Swimming School - British Swim School of Toronto West-Etobicoke (including lessons on Saturdays) that allows people who do not live in the building to use it; 6) Elevators are poorly maintained and break too often (once the elevator was broken for around 60 days in a row). When it happens, it causes lines to be formed and up to 20 minutes of waiting time during rush hours; 7) Delivered packages (e.g.: Amazon) are sometimes stolen from the corridors or lobby, and GWL does not take responsibility for it; 8) Rental officer workers are not well informed about what is happening in the building and the GWL guidelines and often mislead or provide wrong information to the residents – I believe the miscommunication from the GWL corporation causes the issues, so the employers are somehow victims of the situations; 9) (Although not allowed), some neighbours smoke marijuana and cigarettes in their apartments. Marijuana smells in the corridors and cigar butts that fell on the balcony might be an issue (it depends on your unit). PROS: 1) Building well located 2 minutes away from the subway station; 2) Decent cleanliness (it is not impeccable, but it is better than the average rental building apartments that I am aware of); 3) The maintenance team is fantastic (in solving issues related to ACs, dishwasher, leaking etc); 4) The building provided a free bicycle parking space (if a slot is available); 5) Great acoustic protection against outside apartment noises; 6) Nice gym (although when some equipment breaks, it can take up to 2 months to be repaired); 7) Building located 5 minutes away from High Park (one of the most prestigious in the city); 8) Free parking spot for visitors (up to 24h stay – reservation need to be done by phone); 9) Pet friendly.

Buildings look really nice from the outside. Build quality is terrible, windows and doors don't close properly and wind blows through in the winter. Reminder, you pay for the heat that is going out the doors and windows. Amenities are nice, but always broken. Leasing agent is dishonest and just wants to get paperwork signed at any cost. As with many others, she tells you things to get the lease signed and then says it was never discussed. GWL management doesn't care about tenants either and like many others, renting here was a big mistake and can't wait to get out. ***Security is terrible. Amazon packages stolen from hallway, transient people in parking garage. Often feels unsafe in building and in parking***

The area cannot be beat. High park is the best neighborhood in Toronto. This building, however, is not covered by rent control. Many units are available because GWLRA is issuing 11.6% - 13% rent increases to tenants. Unless you have a job that gives you 15% raises every year, this building should be avoided.

These two NON-RENT-CONTROLLED buildings (55 Quebec Ave and 50 High Park Ave) are barely two years old and, despite being touted as “luxurious”, they feel like sloppy builds that are already falling apart. The hot tub is almost always out of order (has been out of order for many months now). The dog run often floods during wet/cold months and has to be shut down (and it’s not filled properly and also stains the dogs’ paws black with whatever weird tarry-like soil is in there). Was told security would be stationed at the “twin” building (50 High Park Ave), but that never happened…instead, only one security guard is stationed at 55 Quebec Ave and they (alone) do security rounds for all four buildings on the property (plus the two smaller buildings where amenities are located). Not surprisingly, there have been many delivery packages stolen or delivered to the wrong building on the property (I cannot believe they put the responsibility of FOUR LARGE APARTMENT BUILDINGS PLUS TWO AMENITY BUILDINGS PLUS A GIANT PARKING GARAGE on ONE SECURITY GUARD. I feel so bad for the guards…). And then there’s all the tiny things that you kind of learn to deal with cuz it’s so hard to get replies from management…for example: cheap bathroom taps in many units just pop off (even after tightening more than once), baseboards that sow water damage from simply mopping the floor, improperly aligned/sealed balcony doors…oh! And you can’t access the stairs from the bottom floor, so if all the elevators are out in the middle of the night (which has DEFINITELY HAPPENED), you better hope that one of your neighbours is willing to walk down to let you in through the fire exit ‘cuz there is literally NO OTHER WAY to open the door s to the stairwells from the bottom floor (no handle on the outside to open it). Did I mention this is not a rent-controlled building? Literally, GWLRA is legally allowed to increase the rent as much as they want each year (or whenever your lease is up). About 11.5% is a common offer lately…then they offer a lower (but still insanely high) increase (maybe 6 or 7%) if you’re willing to sign for another predefined length of time (ie, a year or whatever). Again: these are new buildings, touted as “luxury” living despite all the very apparent security and maintenance issues. TL;DR: Luxury pricing for suboptimal apartments.