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The Corporation of the Municipality of Wawa
Policy Manual
POLICY TITLE:
Property Standards
SUBJECT:
Govern and regulate the maintenance and occupancy of
property
POLICY NO.
PE-005
EFFECTIVE DATE:
May 18, 2021
ENACTED BY:
By-Law No. 3395-21
Contents
1.0.0
Background ................................................................................................................................... 2
2.0.0
Policy Statement ........................................................................................................................... 2
3.0.0
Definitions ...................................................................................................................................... 2
4.0.0
Regulations ................................................................................................................................... 7
4.0.1
General Standards for all Property................................................................................................ 7
5.0.0
Residential Standards ................................................................................................................. 10
5.0.1
General Conditions ..................................................................................................................... 10
6.0.0
Non-Residential Property Standards .......................................................................................... 20
7.0.0
Vacant Lands and Buildings........................................................................................................ 22
8.0.0
Administration and Enforcement ................................................................................................. 24
9.0.0
Policy Adoption and Review Guidelines ..................................................................................... 27
10.0.0
References to Other Policies or By-laws .................................................................................... 27
APPENDICES/FORMS
Notice of Violation ....................................................................................................................................... 28
Order to Remedy Violation of Standards of Maintenance and Occupancy (Issued) ................................. 30
Order to Remedy Violation of Standards of Maintenance and Occupancy (Not Issued) .......................... 32
Notice of Appeal to the Property Standards Committee ............................................................................ 34
Order to Comply .......................................................................................................................................... 35
Property Standards Complaint Form .......................................................................................................... 37
Tenant Complaint about Maintenance of Rental Units within the Municipality of Wawa ........................... 38
Letter of Acknowledgement......................................................................................................................... 41
Preliminary Inspection Work Order/Follow-Up ............................................................................................ 42
Referral ........................................................................................................................................................ 44
Particulars of Work Order to be Performed ................................................................................................. 48
Letter to Landlord - Issuance of Work Order............................................................................................... 50
Letter to Landlord - Compliance with Work Order ...................................................................................... 51
Letter to Landlord - Non-Compliance with Work Order .............................................................................. 52
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PE-005 - Property Standards
1.0.0 Background
1.1.0 Building Code Act, S.O. 1992, c.23, provides that a by-law may be passed by
the Council of a municipality prescribing the standards for the maintenance and
occupancy of property within the municipality provided the official plan for the
municipality includes provisions relating to property conditions.
1.2.0 The Official Plan for the Municipality of Wawa includes provisions relating to
property conditions.
1.3.0 The Residential Tenancy Act c.25, Sched. 5, s.6, Section 226.1 provides
authority, that a local municipality may appoint inspectors for the purposes of
investigating complaints and/or issuing Work Orders,
2.0.0 Policy Statement
2.1.0 It is the policy of the Corporation of the Municipality of Wawa to prescribe
standards for the maintenance and occupancy of property within the municipality.
2.2.0 It shall be the policy of the Corporation of the Municipality of Wawa to ensure that
this policy is updated to reflect the needs and wants of the Acts, and the residents
of the Municipality of Wawa.
2.3.0 This policy shall be administered by the Property Standards Officer or designate.
3.0.0 Definitions
3.1.0 "Accessory Building" means a detached building or structure, not used for
human habitation that is subordinate to the primary use of the same property.
3.2.0 "Act" means an enactment of statute of the Province of Ontario.
3.3.0 "Apartment Building" means a building containing more than four dwelling units
with individual access from an internal corridor system.
3.4.0 "Approved" means acceptance by the Property Standards Officer.
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PE-005 - Property Standards
3.5.0 "Basement" means that space of a building that is partly below grade, which has
half or more of its height, measured from floor to ceiling above the average
exterior finished grade.
3.6.0 "Building" means any structure used or intended to be used for supporting or
sheltering any use or occupancy.
3.7.0 "Building Code" means the Building Code Act and any regulations made under
that Act.
3.8.0 "Cellar" means that space of a building that is partly or entirely below grade,
which has more than half of its height, measured from floor to ceiling below the
average exterior finished grade.
3.9.0 "Chief Building Official" means the Chief Building Official appointed under
Section 3 of the Building Code Act, 1992, c. 23 and having jurisdiction for the
enforcement thereof.
3.10.0 "Code" means a regulation of the Province of Ontario known,
a) with respect to matters relating to building, as the Building Code;
b) with respect to matters relating to electricity, as the Electrical Safety Code;
c) with respect to matters relating to fire, as the Fire Code; and
d) with respect to matters relating to plumbing, as the Plumbing Code.
3.11.0 "Council" shall mean the council of the Municipality of Wawa.
3.12.0 "Committee" means a Property Standards Committee established under this
Chapter.
3.13.0 "Dwelling" means a building or structure or part of a building or structure,
occupied or capable of being occupied, in whole or in part for the purpose of
human habitation.
3.14.0 "Dwelling Unit" means a room or a suite of rooms operated as a housekeeping
unit, that is used or intended to be used as a domicile by one or more persons
and supporting general living conditions usually including cooking, eating,
sleeping, and sanitary facilities.
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PE-005 - Property Standards
3.15.0 "Exterior property area" means the building lot excluding buildings.
3.16.0 "Fence" means any structure, wall or barrier, other than a building, erected at
grade for the purpose of defining boundaries of property, separating open space,
restricting ingress from property, providing security or protection to property or
acting as a visual or acoustic screen.
3.17.0 "First Storey" means that part of a building having a floor area closest to grade
with a ceiling height of more than 1.8 metres (6 ft.) above grade.
3.18.0 "Ground cover" means organic or non-organic material applied to prevent soil,
erosion such as concrete, flagstone, gravel, asphalt, grass or other landscaping.
3.19.0 "Guard" means a protective barrier around openings in floor areas or at the open
sides of a stairway, a landing, a balcony, a mezzanine, a gallery, a raised
walkway, and other locations to prevent accidental falls from one level to another.
Such barriers may or may not have openings through it.
3.20.0 "Habitable Room" means any room in a dwelling unit used for or capable of
being used for living, cooking, sleeping or eating purposes.
3.21.0 "Inspector" means a person employed or authorized to inspect something.
3.22.0 "Means of Egress" means a continuous, unobstructed path of travel for the
escape of persons from any point in a building, a floor area, a room or a
contained open space provided by a doorway, hallway, corridor, exterior
passage way, balcony, lobby, stair, ramp, or other exit facility to a public
thoroughfare or an approved area of refuge usually located outside the building.
3.23.0 "Multiple Dwelling" means a building containing two or more dwelling units.
3.24.0 "Non-Habitable Room" means any room in a dwelling or dwelling unit other
than a habitable room and includes a bathroom, a toilet room, laundry, pantry,
lobby, corridor, stairway, closet, boiler room, or other space for service and
maintenance of the dwelling for public use, and for access to and vertical travel
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PE-005 - Property Standards
between storeys, and basement or part thereof which does not comply with the
standards of fitness for occupancy set out in this Policy.
3.25.0 "Non-Residential Property" means a building or structure or part of a building
or structure not occupied in whole or in part for the purpose of human habitation,
and includes the lands and premises appurtenant and all of the outbuildings,
fences or erections thereon or therein.
3.26.0 "Occupant" - means any person or persons over the age of eighteen (18) years
in possession of the property.
3.27.0 "Officer" means one charged with administering or enforcing the law.
3.28.0 "Owner" includes the owner in trust, a mortgagee in possession, the person for
the time being, managing or receiving the rent of the land or premises in
connection with which the word is used whether on his own account, or as agent
or trustee of any other person, or who would receive the rent if the land and
premises were let, and shall also include a lessee or occupant of the property
who, under the terms of a lease, is required to repair and maintain the property
in accordance with the standards for the maintenance and occupancy of
property;
3.29.0 "Person" means an individual, firm, corporation, association or partnership.
3.30.0 "Property" means a building or structure or part of a building or structure, and
includes the lands and premises appurtenant thereto and all mobile homes,
mobile buildings, mobile structures, outbuildings, fences and erections thereon
whether heretofore or hereafter erected and includes vacant property.
3.31.0 "Repair" includes the provision of such facilities and the making of additions or
alterations or the taking of such action as may be required so that the property
shall conform to the standards established in this Bylaw.
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PE-005 - Property Standards
3.32.0 "Residential Property" means any property that is used or designed for use
as a domestic establishment in which one or more persons usually sleep and
prepare and serve meals, and includes any lands or buildings that are
appurtenant to such establishment and all stairways, walkways, driveways,
parking spaces, and fences associated with the dwelling or its yard.
3.33.0 "Safe condition" means a condition that does not pose or constitute an undue
or unreasonable hazard or risk to life, limb or health of any person on or about
the property, and includes a structurally sound condition.
3.34.0 "Sewage system" means the Municipality of Wawa system of storm sewers,
sanitary sewers and combined sewers, or a private sewage disposal system
approved by the Chief Building Official within the Municipality of Wawa.
3.35.0 "Sign" - means any device or notice, including its structure and other
component parts, which is used or capable of being used to identify, describe,
illustrate advertise or direct attention to any person, business, service,
commodity or use.
3.36.0 "Standards" means the standards of the physical condition and of occupancy
prescribed for property by this Policy.
3.37.0 "Toilet Room" means a room containing a water closet and a wash basin.
3.38.0 "Vehicle" includes a motor vehicle, trailer, boat, motorized snow vehicle or
other mechanical power driven equipment.
3.39.0 "Visual barrier" shall mean a continuous, uninterrupted structure and/or fence
which completely blocks lines of sight when viewed perpendicularly from either
of its sides and shall consist of one or more of the following materials: wood,
stone, bricks, mortar, fabricated metal or other similarly solid material approved
by the Chief Property Standards Officer or Chief Building Official.
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PE-005 - Property Standards
3.40.0 "Waste" means any debris, rubbish, refuse, sewage, effluent, discard, or
garbage of a type arising from a residence, belonging to or associated with a
house or use of a house or residential property and/or from industrial or
commercial operations, or belonging to or associated with industry or commerce
or industrial or commercial property, which for greater certainty includes all
garbage, discarded material or things, broken or dismantled things, and
materials or things exposed to the elements, deteriorating or decaying on a
property due to exposure or the weather.
3.41.0 "Yard" means the land other than publicly owned land around and appurtenant
to the whole or any part of a residential or non-residential property and used or
capable of being used in connection with the property.
4.0.0 Regulations
4.0.1 General Standards for all Property
All repairs and maintenance of property shall be carried out with suitable and sufficient
materials and in a manner accepted as good workmanship within the trades concerned.
All new construction or repairs shall conform to the Ontario Building Code Act, Fire
Prevention and Protection Act, the Ontario Fire Code and the Ontario Plumbing Act.
4.1.0
Yards
Every yard, including vacant lots, shall be kept clean and free from:
4.1.1 rubbish, garbage or debris and objects or conditions that may create a potential
health, fire, or accident hazard;
4.1.2 wrecked, dismantled, inoperable, discarded or abandoned machinery, vehicles,
trailers or boats or any parts thereof unless it is necessary for the operation of a
business enterprise lawfully situated on the property;
4.1.3 long grass, brush, undergrowth and noxious weeds as defined by the Weed
Control Act;
4.1.4 dilapidated, collapsed or partially constructed structures which are not currently
under construction or other unsafe condition or unsightly condition out of
character with the surrounding environment;
4.1.5 injurious insects, termites, rodents, vermin or other pests; and
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PE-005 - Property Standards
4.1.6 dead, decayed or damaged trees or other natural growth.
4.2.0
Surface Conditions
Surface conditions of yards shall be maintained so as to:
4.2.1 prevent ponding of storm water;
4.2.2 prevent instability or erosion of soil;
4.2.3 prevent surface water run-off from entering basements;
4.2.4 not exhibit an unsightly appearance;
4.2.5 be kept free of garbage and refuse;
4.2.6 be kept free of deep ruts and holes;
4.2.7 provide for safe passage under normal use and weather conditions, day or night;
and
4.2.8 not to create a nuisance to other property.
4.3.0
Sewage and Drainage
4.3.1 Sewage shall be discharged into an approved sewage system.
4.3.2 Sewage of any kind shall not be discharged onto the surface of the ground,
whether into a natural or artificial surface drainage system or otherwise.
4.3.3 Roof drainage shall not be discharged onto sidewalks, stairs, or adjacent
property.
4.4.0
Parking Areas, Walks and Driveways
4.4.1 All areas used for vehicular traffic and parking shall have a surface covering of
crushed stone, slag, gravel, having an asphalt or cement binder or any type of
permanent surfacing such as asphalt or concrete and shall be kept in good repair
free of dirt and litter.
4.4.2 Steps, walks, driveways, parking spaces and other similar areas shall be
maintained so as to afford safe passage under normal use and weather
conditions day or night.
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PE-005 - Property Standards
4.5.0
Accessory Buildings, Fences, and Other Structures
4.5.1 Accessory buildings, fences and other structures appurtenant to the property
shall be maintained in structurally sound condition and in good repair to a
standard at least comparable with abutting and adjoining properties.
4.5.2 Accessory buildings, fences, and other structures shall be protected from
deterioration by the application of appropriate weather resistant materials
including paint or other suitable preservative and shall be of uniform colour unless
the aesthetic characteristics of said structure are enhanced by the lack of such
material.
4.6.0
Garbage Disposal
4.6.1 Every building, dwelling, dwelling unit, multiple dwelling, apartment building and
non-residential property shall be provided with a sufficient number of suitable
receptacles to contain all garbage, refuse, ashes and waste that may accumulate
on the property between the regularly designated collection days.
Such receptacles shall be constructed of watertight material, provided with a tight
fitting cover, and shall be maintained in a clean and odour free condition at all
times
4.6.2 All garbage, refuse, ashes and waste shall be promptly placed in a suitable
container and made available for removal in accordance with the municipal
garbage collection by-law where applicable.
4.7.0 Outdoor Storage
4.7.1 No machinery or parts thereof, or other object or material, not associated with the
normal occupancy and use of a property, including among other things,
appliances, fixtures, paper, cartons, boxes, or building material such as lumber,
masonry material or glass, other than that intended for immediate use on the
property, shall be stored or allowed to remain on an exterior property area.
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PE-005 - Property Standards
5.0.0 Residential Standards
5.0.1 General Conditions
5.1.1 Every owner, tenant, or occupant or lessee of a residential property shall maintain
the property or part thereof and the land which they occupy or control, in a clean,
sanitary and safe condition and shall dispose of garbage and debris on a regular
basis, in accordance with municipal by-laws.
5.1.2 Every tenant, or occupant or lessee of a residential property shall maintain every
floor, wall, ceiling and fixture, under their control, including hallways, entrances,
laundry rooms, utility rooms, and other common areas, in a clean, sanitary and
safe condition.
5.1.3 Accumulations or storage of garbage, refuse, appliances, or furniture in a means
of egress shall not be permitted.
5.2.0
Pest Prevention
5.2.1 Dwellings shall be kept free of rodents, vermin and insects at all times. Methods
used for exterminating such pests shall be in accordance with the provisions of
the Pesticides Act.
5.2.2 Openings, including windows, that might permit the entry of rodents, insects,
vermin or other pests shall be appropriately screened or sealed.
5.3.0
Structural Soundness
5.3.1 Every part of a dwelling shall be maintained in a structurally sound condition so
as to be capable of safely sustaining its own weight load and any additional load
to which it may be subjected through normal use, having a level of safety as
required by the Ontario Building Code.
5.3.2 Walls, roofs, and other exterior parts of a building shall be free from loose or
improperly secured objects or materials.
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PE-005 - Property Standards
5.4.0
Foundations
5.4.1 Foundation walls of a dwelling shall be maintained so as to prevent the entrance
of insects, rodents and excessive moisture. Maintenance includes the shoring of
the walls to prevent settling, installing sub soil drains, where necessary, at the
footings, grouting masonry cracks, damp proofing and waterproofing walls, joints,
and floors.
5.4.2 Every dwelling, except for slab on grade construction, shall be supported by
foundation walls or piers which extend below the frost line, or to solid rock.
5.5.0
Exterior Walls
5.5.1 Exterior walls of a dwelling or structure and their components, including soffits,
fascia, shall be maintained in good repair free from cracked, broken or loose
masonry units, stucco, and other defective cladding or trim. Paint or some other
suitable preservative or coating must be applied and maintained so as to prevent
deterioration due to weather conditions, insects or other damage to maintain an
appearance commensurate with the surrounding environment.
5.5.2 Exterior walls of a dwelling and its components shall be free of unauthorized
signs, painted slogans, graffiti and similar defacements.
5.6.0
Windows and Doors
5.6.1 Windows, doors, skylights, and basement or cellar hatchways shall be maintained
in good repair, weather tight and reasonably draught-free, to prevent heat loss
and infiltration by the elements. Maintenance includes painting, replacing
damaged doors, frames and other components, window frames, sashes and
casings, replacement of non-serviceable hardware and reglazing where
necessary. Where screening is provided on windows and doors it shall also be
maintained in good repair.
5.6.2 In a dwelling unit, all windows that are intended to be opened and all exterior
doors shall have suitable hardware so as to allow locking or otherwise securing
from inside the dwelling unit. At least one entrance door to a dwelling unit shall
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PE-005 - Property Standards
have suitable hardware so as to permit locking or securing from either inside or
outside the dwelling unit.
5.6.3 Solid core doors shall be provided for all entrances to dwellings and dwelling
units.
5.6.4 In residential buildings where there is a voice communication unit working in
conjunction with a security locking and release system controlling a particular
entrance door and installed between individual dwelling units and a secured
entrance area, the said system shall be maintained in good working order at all
times.
5.7.0
Canopies-Marquees-Awnings
5.7.1 All canopies, marquees and awnings shall be properly anchored so as to be kept
in safe and sound condition and shall be protected from decay and rust by
application of weather-coating material.
5.8.0
Roofs
5.8.1 Roofs of dwellings and their components shall be maintained in a weather tight
condition, free from loose or unsecured objects or materials.
5.8.2 The roofs of dwellings and accessory buildings shall be kept clear of
accumulations of ice or snow or both.
5.8.3 Where eavestrough, roof gutters, are provided it shall be kept in good repair, free
from obstructions and properly secured to the building.
5.9.0
Walls, Ceilings and Floors
5.9.1 Every wall, ceiling and floor in a dwelling shall be maintained so as to provide a
continuous surface free of holes, cracks, loose coverings or other defects. Walls
surrounding showers and bathtubs shall be impervious to water.
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PE-005 - Property Standards
5.9.2 Every floor in a dwelling shall be reasonably smooth and level and maintained so
as to be free of all loose, warped, protruding, broken, or rotted boards or other
material that might cause an accident or allow the entrance of rodents and other
vermin or insects.
5.9.3 Every floor in a bathroom, toilet room, kitchen, shower room, and laundry room
shall be maintained so as to be impervious to water and readily cleaned.
5.10.0 Stairs, Porches and Balconies
5.10.1 Interior and exterior stairs, porches, balconies and landings shall be maintained
so as to be free of holes, cracks, and other defects which may constitute accident
hazards. Existing stair treads or risers that show excessive wear or are broken,
warped or loose and any supporting structural members that are rotted or
deteriorated shall be repaired or replaced.
5.11.0
Guards/Handrails
5.11.1 Guards are required on all open sides of stairs, landing or any surface which
provides access for other than maintenance purposes where there is a difference
in elevation to adjacent surfaces of more than 600 mm (24 in.). The guards are
required to be maintained in a rigid nature.
5.11.2 Handrails are required on at least one side of any stairs containing three (3) or
more risers and on at least one side of any ramp. The handrails are required to
be maintained in a rigid nature.
5.12.0
Kitchens
Every dwelling and dwelling unit shall contain a kitchen area equipped with:
5.12.1 a sink that is served with hot and cold running water and is surrounded by
surfaces impervious to grease and water;
5.12.2 suitable cupboard storage area of not less than 0.23 cubic metres (8 cubic feet);
5.12.3 a counter or work area at least 610 mm (2 ft) in width by 1,220 mm (4 ft) in length,
exclusive of the sink, and covered with a material that is impervious to moisture
and grease and is easily cleanable; and
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PE-005 - Property Standards
5.12.4 a space provided for cooking and refrigeration appliances including the suitable
electrical and/or gas connections.
5.13.0
Toilet Room and Bathroom Facilities
5.13.1 Every dwelling and dwelling unit shall contain a bathroom consisting of at least
one fully operational water closet, washbasin, and a bathtub or suitable shower
unit. Every washbasin and bathtub or shower shall have an adequate supply of
hot and cold running water. Every water closet shall have a suitable supply of
running water.
5.13.2 Every required bathroom or toilet room shall be accessible from within the
dwelling unit and shall be fully enclosed and provided with a door capable of
being locked so as to allow privacy for the persons using said room.
5.13.3 Where toilet or bathroom facilities are shared by occupants of residential
accommodation, other than self-contained dwelling units, an appropriate
entrance shall be provided from a common passageway, hallway, corridor or
other common space to the room or rooms containing the said facilities.
5.14.0
Plumbing
5.14.1 Each washbasin, bathtub or shower, and one kitchen sink shall be equipped
with an adequate supply of hot and cold running water. Hot water shall be
supplied at a temperature of not less than 49° Celsius (120° F).
5.14.2 Every dwelling unit shall be provided with an adequate supply of potable running
water from an approved source.
5.14.3 All plumbing, including drains, water supply pipes, water closets and other
plumbing fixtures shall be maintained in good working condition free of leaks
and defects and all water pipes and appurtenances thereto shall be protected
from freezing.
5.14.4 All plumbing fixtures shall be connected to the sewerage system through water
seal traps.
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PE-005 - Property Standards
5.14.5 Every fixture shall be of such materials, construction and design as will ensure
that the exposed surface of all parts are hard, smooth, impervious to hot and
cold water, readily accessible for cleansing and free from blemishes, cracks,
stains, or other defects that may harbour germs or impede thorough cleansing.
5.15.0
Electrical Service
5.15.1 Every dwelling and dwelling unit shall be wired for electricity and shall be
connected to an approved electrical supply system.
5.15.2 The electrical wiring, fixtures, switches, receptacles, and appliances located or
used in dwellings, dwelling units and accessory buildings shall be installed and
maintained in good working order so as not to cause fire or electrical shock
hazards. All electrical services shall conform to the Electrical Safety Code made
under the Electricity Act, 1998.
5.15.3 Every habitable room in a dwelling shall have at least one electrical duplex outlet
for each 11.1 square metres (120 sq. ft.) of floor space and for each additional
9.3 square metres (100 sq. ft.) of floor area, a second duplex outlet shall be
provided. Extension cords shall not be used on a permanent basis.
5.15.4 Every bathroom, toilet room, kitchen, laundry room, furnace room, basement,
cellar and non-habitable work or storage room shall be provided with a
permanent light fixture.
5.14.5 Lighting fixtures and appliances installed throughout a dwelling unit, including
hallways, stairways, corridors, passage ways, garages and basements, shall
provide sufficient illumination so as to avoid health or accident hazards in normal
use.
5.16.0
Heating, Heating Systems, Chimneys and Vents
5.16.1 Every dwelling and building containing a residential dwelling unit or units shall
be provided with suitable heating facilities capable of maintaining an indoor
ambient temperature of 21° Celsius (70° F.) in the occupied dwelling units, for
the first day of September of each year to the first day of June the following year.
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PE-005 - Property Standards
The heating system shall be maintained in good working condition so as to be
capable of safely heating the individual dwelling unit to the required standard.
5.16.2 All fuel burning appliances, equipment, and accessories in a dwelling shall be
installed and maintained to the standards provided by the Energy Act, as
amended or other applicable law.
5.16.3 Where a heating system or part thereof that requires solid or liquid fuel to
operate, a place or receptacle for such fuel shall be provided and maintained in
a safe condition and in a convenient location so as to be free from fire or accident
hazard.
5.15.4 Every dwelling shall be so constructed or otherwise separated to prevent the
passage of smoke, fumes, and gases from that part of the dwelling which is not
used, designed or intended to be used for human habitation into other parts of
the dwelling used for habitation. Such separations shall conform to the Ontario
Building Code and/or the Ontario Fire Code.
5.15.5 All fuel burning appliances, equipment, and accessories in a dwelling shall be
properly vented to the outside air by means of a smoke-pipe, vent pipe, chimney
flue or other approved method.
5.15.6 Every chimney, smoke-pipe, flue and vent shall be installed and maintained in
good repair so as to prevent the escape of smoke, fumes or gases from entering
a dwelling unit. Maintenance includes the removal of all obstructions, sealing
open joints, and the repair of loose or broken masonry units.
5.15.7 Every chimney, smoke-pipe, flue and vent shall be installed and maintained in
good condition so as to prevent the heating of adjacent combustible material or
structural members to unsafe temperatures.
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PE-005 - Property Standards
5.17.0
Fire Escapes, Alarms and Detectors
5.17.1 Buildings using a fire escape as a secondary means of egress shall have the
escape in good condition, free from obstructions and easily reached through an
openable window or door.
5.17.2 Every owner of a residential occupancy where sleeping accommodations are
provided for more than ten (10) persons, shall install or cause to be installed
and maintain in working order a listed fire alarm and detection system, approved
by the Canadian Standards Association (CSA) or the Underwriters Laboratories
of Canada (ULC), except that such system need not be provided where a public
corridor or exit serves not more than four (4) dwelling units or individual leased
sleeping rooms.
Maintenance of a fire alarm and/or detection system shall include annual testing
and servicing by a qualified person in accordance with the Ontario Fire Code.
Verification of compliance to be forwarded to the Property Standards Officer
upon request.
5.17.3 Every owner of a residential occupancy shall install or cause to be installed and
maintain in working order one or more smoke alarms in each dwelling unit and
in each sleeping room not within a dwelling unit in conformance with the Ontario
Building Code and/or the Ontario Fire Code and The Smoke Alarm By-law, as
amended from time to time.
5.17.4 The required smoke alarms:
a) shall conform to CAN/ULC-S531, "Standard for Smoke Alarms" and where
electrically powered, also conform to the Canadian Standards Association (CSA).
b) shall be installed on or near the ceiling in accordance with the manufacturers
installation instructions
c) shall be located on each floor level of the dwelling unit:
d) near the stairs connecting floor levels,
e) on floor levels containing sleeping areas, between each sleeping area and the
remainder of the dwelling unit,
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PE-005 - Property Standards
f) in the hallway, where the sleeping area is served by a hallway belonging to the
dwelling unit, and
g) shall be audible from within the sleeping area with the intervening doors closed.
5.18.0
Egress
5.18.1 Every dwelling and each dwelling unit contained therein shall have a safe,
continuous and unobstructed passage from the interior of the dwelling and the
dwelling unit to the outside at street or grade level.
5.18.2 Each dwelling containing more than one dwelling unit shall have at least two (2)
exits, both of which may be common or the one of which may be common and
the other may be an exterior stair or fire escape.
Access to the stairs or fire escape shall be from corridors through doors at floor
level, except egress from a dwelling unit may be through a window that can be
opened from the inside without the use of tools and each such window shall
provide an individual unobstructed open portion having a minimum area of 0.35
square meters (3.8 sq. ft.) with no dimension less than 380 mm (15 in.) with a
sill height of not more than 1,000mm, (3ft 3 in), above the inside floor.
A single exit is permitted from a dwelling unit where the path of egress is through
an exterior door located at or near ground level and access to such exit is not
through a room not under the immediate control of the occupants of the dwelling
unit.
5.19.0
Natural Light
Every habitable room except a kitchen, bathroom or toilet room shall have a window or
windows, skylights or translucent panels facing directly or indirectly to an outside space
and admits as much natural light equal to not less than ten percent of the floor area for
living and dining rooms, and five percent of the floor area for bedrooms and other finished
rooms.
19
PE-005 - Property Standards
5.20.0
Ventilation
5.20.1 Every habitable room in a dwelling unit, including kitchens, living rooms,
bedrooms, shall have openings for ventilation providing an unobstructed free
flow of air of at least 0.28 square metres (3 sq. ft), and for bathrooms or toilet
rooms, at least 0.09 square meters (1 sq. ft.) or an approved system of
mechanical ventilation such that provide hourly air exchanges.
5.20.2 All system of mechanical ventilation shall be maintained in good working order.
5.20.3 All enclosed areas including basements, cellars, crawl spaces and attics or
roof spaces shall be adequately ventilated.
5.21.0
Elevating Devices
Elevators and other elevating devices including all mechanical and electrical equipment,
lighting fixtures, lamps, control buttons, floor indicators, ventilation fans, and emergency
communication systems shall be operational and maintained in good condition.
5.22.0
Disconnected Utilities
Owners of residential buildings or any person or persons acting on behalf of such owner
shall not disconnect or cause to be disconnected any service or utility supplying heat,
electricity, gas, refrigeration or water to any residential unit or building occupied by a
tenant or lessee, except for such reasonable period of time as may be necessary for the
purpose of repairing, replacing, or otherwise altering said service or utility.
5.23.0
Occupancy Standards
5.23.1 The number of occupants, residing on a permanent basis in any individual
dwelling unit, shall not exceed two (2) persons per bedroom or one person for
every nine square metres (100 sq. ft), of habitable floor area. For the purpose of
computing habitable floor area, any area with the minimum ceiling height less
than 2.1 metres (7 ft.) shall not be considered.
20
PE-005 - Property Standards
5.23.2 No room shall be used for sleeping purposes unless it has a minimum floor area
of not less than seven square metres (75 sq. ft.). A room used for sleeping
purposes by two or more persons shall have a floor area of at least 4.6 square
metres (50 sq. ft.) per person.
5.23.3 Any basement, or portion thereof, used as a dwelling unit shall conform to the
following requirements:
a) each habitable room shall comply with all the requirements set out in this Policy;
b) floors and walls shall be constructed so as to be damp proof and impervious to
leakage of underground and surface run-off water;
c) each habitable room shall be separated from service rooms by a fire separation
and approved under the Ontario Building Code and/or Ontario Fire Code as
applicable;
d) access to each habitable room shall be gained without passage through a
service room.
6.0.0 NON-RESIDENTIAL PROPERTY STANDARDS
6.1.0
Every owner, tenant, or occupant or lessee of a non-residential property shall
maintain the property or part thereof and the land which they occupy or control,
in a clean, sanitary and safe condition and shall dispose of garbage and debris
on a regular basis, in accordance with municipal by-laws.
6.2.0
Yards
6.2.1 The yards of non-residential property shall be maintained to the standards as
described in 4.0.1 - General Standards for All Property of this Policy.
6.2.2 The warehousing or storage of material or operative equipment that is required
for the continuing operation of the industrial or commercial aspect of the property
shall be maintained in a neat and orderly fashion so as not to create a fire or
accident hazard or any unsightly condition and shall not obstruct any access for
emergency vehicles.
21
PE-005 - Property Standards
Where conditions are such that a neat and orderly fashion is achieved but is still
offensive to view, the offensive area shall be suitably enclosed by a solid fence
constructed of painted board or metal conforming to municipal by-laws.
6.3.0
Parking Areas and Driveways
6.3.1 All areas used for vehicular traffic and parking shall have a surface covering of
crushed stone, slag, gravel, having an asphalt or cement binder or any type of
permanent surfacing such as asphalt or concrete and shall be kept in good repair
free of dirt and litter.
6.3.2
All areas used for vehicular traffic, parking spaces and other similar areas shall
be maintained so as to afford safe passage under normal use and weather
conditions.
6.4.0
Structural Soundness
6.4.1 Every part of a building structure shall be maintained in a sound condition so as
to be capable of safely sustaining its own weight load and any additional load to
which it may be subjected through normal use, having a level of safety as required
by the Ontario Building Code.
Structural members or materials that have been damaged or indicate evidence
of deterioration shall be repaired or replaced.
6.4.2 Walls, roofs, and other exterior parts of a building or structure shall be free from
loose or improperly secured objects or materials.
6.5.0
Exterior Walls
6.5.1 Exterior walls of a building or structure and their components, including soffits,
fascia, windows and doors, shall be maintained in good repair free from cracked,
broken or loose masonry units, stucco, and other defective cladding or trim. Paint
or some other suitable preservative or coating must be applied and maintained
so as to prevent deterioration due to weather conditions, insects or other damage
to maintain an appearance commensurate with the surrounding environment.
22
PE-005 - Property Standards
6.5.2 Exterior walls of a building or structure and their components, shall be free of
unauthorized signs, painted slogans, graffiti and similar defacements.
6.6.0
Guards/Handrails
6.6.1 Guards are required on all open sides of stairs, landing or any surface which
provides access for other than maintenance purposes where there is a difference
in elevation to adjacent surfaces of more than 600 mm (24 in.). The guards are
required to be maintained in a rigid nature.
6.6.2 Handrails are required on at least one side of any stairs containing three (3) or
more risers and on at least one side of any ramp. The handrails are required to
be maintained in a rigid nature.
6.7.0
Lighting
All non-residential establishments shall install and maintain sufficient windows,
skylights, and lighting fixtures necessary for the safety of all persons attending
the premises or as may be required by the Occupational Health and Safety Act
for industrial and commercial properties.
However, lighting shall not be positioned so as to cause any impairment of use
or enjoyment of neighbouring properties.
7.0.0 VACANT LANDS, VACANT BUILDINGS, DAMAGED BUILDINGS
AND DEMOLISH
7.1.0
All repairs and maintenance of property shall be carried out with suitable and
sufficient materials and in a manner accepted as good workmanship within the
trades concerned. All new construction or repairs shall conform to the Ontario
Building Code where applicable.
7.2.0
Vacant Lands
7.2.1 Vacant land shall be maintained to the standards as described in 4.0.1. General
Standards for All Property of this Policy.
23
PE-005 - Property Standards
7.2.2 Vacant land shall be graded, filled or otherwise drained so as to prevent recurrent
ponding of water.
7.3.0
Vacant Buildings
7.3.1 Vacant buildings shall be kept cleared of all garbage, rubbish and debris and if
any building is unoccupied for more than 90 days, the owner or the agent shall
protect every such building against the risk of fire, accident, or other hazard and
shall effectively prevent the entrance thereto of all unauthorized persons.
7.3.2 The owner or agent of a vacant building shall board up the building to the
satisfaction of the Property Standards Officer by covering all openings through
which entry may be obtained with at least 12.7 mm (0.5 inch) weatherproof sheet
plywood securely fastened to the building and painted a colour compatible with
the surrounding walls.
7.3.3 If a building remains vacant for a period of more than ninety (90) days, the owner
or agent thereof, shall ensure that all utilities serving the building are properly
disconnected or otherwise and secure the building to prevent accidental or
malicious damage to the building or adjacent property, but this provision shall not
apply where such utilities are necessary for the safety or security of the building.
7.4.0
Damage By Fire-Storm-Other Causes
7.4.1 In the event of fire or explosion, damaged or partially burned material shall be
removed from the premises, except that such material may be temporarily stored
within the barricaded damaged building or structure, provided that such storage
does not exceed ninety (90) days.
7.4.2 Fire damaged buildings, or portions thereof, shall be repaired to their original
condition or shall be demolished accordingly within 90 days.
7.5.0
Demolish Building
7.5.1 Where a building, accessory building, fence or other structure is demolished and
removed of all containments, the property shall be cleared of all rubbish, waste,
24
PE-005 - Property Standards
refuse, masonry, lumber, wood, and other materials and left in a graded and
levelled condition immediately upon demolition.
7.5.2 Where a building, accessory building, fence or other structure is being
demolished, every precaution shall be taken to protect the adjoining property and
members of the public. The precautions to be taken include the erection of fences,
barricades, covered walkways for pedestrians and any other means of protection
necessary for the protection of the adjoining property and members of the public.
8.0.0 Administration and Enforcement
8.1.0 This Policy shall apply to all property within the limits of the municipality.
8.2.0 The imperial measurements contained in this Policy are given for reference only.
8.3.0
Officers
The Council of the municipality shall appoint a Property Standards Officer(s) to be
responsible for the administration, investigation and enforcement of this policy.
8.4.0
Property Standards Committee
8.4.1 Council members shall be members of the Property Standards Committee for
the term of office concurrent with their term. The Municipal Clerk shall be the
secretary to the Committee.
8.4.2 Every person who initiates an appeal of an Order made under section 15.2 (2) of
the Ontario Building Code Act, S.O. 1992, c.23, shall submit a Notice of Appeal
in the time frame and the manner as prescribed in section 15.3 (1) of the Act.
All Notices of Appeal shall be accompanied by a non-refundable fee prescribed
by the Schedule of Fees.
8.4.3 Every person who initiates a review of the Work Order made under section 225
(1) of the Residential Tenancies Act, c.25, Sched. 5, s.6, shall apply for a review
as prescribed in section 226 (1) of the Act. All Reviews shall be accompanied by
a non-refundable fee prescribed by the Schedule of Fees.
25
PE-005 - Property Standards
8.5.0
Compliance
8.5.1
The owner of any property which does not conform to the standards as set out
in this policy shall repair said property to comply with the standards or the
property shall be cleared of all buildings, structures, debris or refuse and left in
a levelled and graded condition.
8.5.2
Where any person fails to comply with an order issued, the municipality may
cause the required work to be done at the expense of the owner, including an
administration fee. The cost of such work may be recovered by action or by
adding the costs to the tax roll and collecting them in the same manner as
property taxes.
8.6.0
Validity
8.6.1 If an article of this policy is for any reason held to be invalid, the remaining articles
shall remain in effect until repealed.
8.6.2 Where a provision of this policy conflicts with the provision of another policy
and/or by-law in force within the municipality, the provisions that establish the
higher standards to protect the health, safety and welfare of the general public
shall prevail.
8.7.0
Penalty
8.7.1 An owner who fails to comply with an order that is final and binding under this
Bylaw is guilty of an offence under Section 36(1) of the Building Code Act, S.O.
1992, c.23, and is liable to a penalty or penalties as set out in Section 36 of that
Act.
8.8.0
Severability
8.8.1 It is hereby declared that each and every of the foregoing provisions of this Bylaw
is severable and that, if any provisions of this Bylaw should, for any reason, be
declared invalid by any Court, it is the intention and desire of this Council that
each and every of the then remaining provisions hereof shall remain in full force
and effect.
26
PE-005 - Property Standards
8.9.0
Transitional Rules
After the date of the passing this Policy, By-Law No. 1705-05, as amended, shall apply
only to those properties in which an Order to Comply has been issued prior to the date of
passing of this policy, and then only to such properties until such time as the work required
by such Order has been completed or any enforcement proceedings with respect to such
Order, including any demolition, clearance, or repair carried out by the municipality shall
have been concluded.
8.10.0 Title
This policy may be referred to as "The Property Standards By-Law".
27
PE-005 - Property Standards
9.0.0 Policy Adoption and Review Guidelines
Date of Adoption
by Council
By-Law No.
Date of Most Recent
Review by Council
Changes Made
Yes/No
December 2004
1004-95
November 2020
Yes
July 1, 2005
1790-05
May 17, 2005
Yes
May 18, 2021
3395-21
May 4, 2021
Yes
10.0.0 References to Other Policies or By-laws
Policy Title
Policy Number
By-Law
Form Title - Property Standards
Notice of Violation
Order to Remedy Violation Of Standards of Maintenance and Occupancy - order
issued
Order to Remedy Violation Of Standards of Maintenance and Occupancy - order
not issued
Notice of Appeal to the Property Standards Committee
Order to Comply
Property Standards Complaint Form
Form Title - Maintenance Standards
Tenant Complaint Instructions
Letter of Acknowledgement
Preliminary Inspection Work Order/Follow-Up
Referral
Letter - Work Order
Letter to Landlord - Issuance of Work Order
Letter to Landlord - Compliance with Work Order
Letter to Landlord - Non - Compliance with Work Order
Appendix "1"
28
File No.
Date Issued
NOTICE OF VIOLATION
(Optional)
Registered Owner's
Name & Address
Dear Property Owner:
Re: Property Standards By-Law No. 3395-21
Civic Address, Roll No.
(Legal Description)
Please be advised that on (date of inspection), an inspection of your property, as noted above,
revealed certain violations of the municipality's Property Standards By-Law No. 3395-21.
"Schedule A", attached hereto, sets out the work required to remedy such violations and to bring
the property into compliance with the By-Law.
Please be advised that By-Law No. 3395-21 gives the municipality the authority to issue an
ORDER TO COMPLY pursuant to Section 15.2(2), Ontario Building Code Act, S.O. 2002, c.
23.
It is desired that you will comply with this Notice of Violation that the aforementioned procedural
step will not be necessary. A re-inspection of this property will take place on or about
(month/day/year) to ascertain compliance.
Should you require any further information pertaining to this matter, please do not hesitate to
contact me.
Sincerely yours,
(Name of Property Standards Officer)
Property Standards Officer
c.c.
(such persons affected as the Officer determines)
Appendix "1"
29
Schedule "A"
1.
List and describe items of non-compliance.
2.
Give reasonable particulars of the repairs to be made or state that the site is to be
cleared of all buildings, structures, debris or refuse and left in a graded and levelled
condition.
Appendix "2"
30
File No.
Date Issued
ORDER TO REMEDY VIOLATION OF STANDARDS
OF MAINTENANCE AND OCCUPANCY
Pursuant to Section 15.2 of the Ontario Building Code Act, S.O. 1992, c. 23
(to be used when Notice of Violation was issued)
Registered Owner's
Name & Address
Dear Property Owner:
Re: Property Standards By-Law No. 3395-21
Civic Address, Roll No.
(Legal Description)
WHEREAS on May 18, 2021, Municipality of Wawa By-Law No. 3395-21, being a by-law to provide for
the maintenance of the physical condition and occupation of property in defined areas of the Municipality
of Wawa was passed by the Council of The Corporation of the Municipality of Wawa.
AND WHEREAS on (month/day/year) you were served with a Notice of Violation setting out the
violations to Property Standards By-Law No. 3395-21 and requiring you to take remedial measures to
correct the violations by (month/day/year).
AND WHEREAS a re-inspection of your property, as noted above, was carried out on (month/day/year)
and you have failed to remedy the noted violation(s) as set out in Schedule "A", attached hereto which form
part of this Order.
THEREFORE IT IS HEREBY CHARGED THAT the violation(s) as set out in Schedule "A" be
remedied and the property brought into a condition of compliance with the prescribed standards as set out
in Property Standards By-Law No. 3395-21 on or before
(Month/Day/Year)
TAKE NOTICE that if such violations are not remedied within the time specified in this Order, the
municipality may correct such violations at the expense of the owner, including an administration fee of
15% as per current schedule of fees.
If an owner or occupant upon which an Order has been served is not satisfied with the terms or conditions
of the Order may appeal to the committee by sending the enclosed Notice of Appeal by Registered Mail to
the Secretary of the Committee within fourteen (14) days after service of the Order, and, in the event that
no Appeal is taken, the Order shall be deemed to have been confirmed.
Final Date for Appeal:
(month/day/year)
Sincerely yours,
(Name of Property Standards Officer)
Property Standards Officer
c.c.
(such persons affected as the Officer determines)
Appendix "2"
31
Schedule "A"
1.
List and describe items of non-compliance.
2.
Give reasonable particulars of the repairs to be made or state that the site is to be
cleared of all buildings, structures, debris or refuse and left in a graded and levelled
condition.
Appendix "3"
32
File No.
Date Issued
ORDER TO REMEDY VIOLATION OF STANDARDS
OF MAINTENANCE AND OCCUPANCY
Pursuant to Section 15.2 of the Ontario Building Code Act, S.O. 1992, c. 23
(to be used when Notice of Violation was not issued)
Registered Owner's
Name & Address
Dear Property Owner:
Re: Property Standards By-Law No. 3395-21
Civic Address, Roll No.
(Legal Description)
WHEREAS on May 18, 2021, Municipality of Wawa By-Law No. 3395-21, being a by-law to provide for the
maintenance of the physical condition and occupation of property in defined areas of the Municipality of Wawa was
passed by the Council of The Corporation of the Municipality of Wawa.
AND WHEREAS on (month/day/year) an inspection of your property, as noted above, revealed certain violations
of the municipality's Property Standards By-Law No. 3395-21.
THEREFORE IT IS HEREBY CHARGED THAT the violation(s) as set out in Schedule "A" be remedied and the
property brought into a condition of compliance with the prescribed standards as set out in Property Standards By-
Law No. 3395-21 on or before:
(Month/Day/Year)
TAKE NOTICE that if such violations are not remedied within the time specified in this Order, the municipality may
correct such violations at the expense of the owner, including an administration fee of 15% as per current schedule of
fees.
If an owner or occupant upon which an Order has been served is not satisfied with the terms or conditions of the
Order may appeal to the committee by sending the enclosed Notice of Appeal by Registered Mail to the Secretary of
the Committee within fourteen (14) days after service of the Order, and, in the event that no Appeal is taken, the Order
shall be deemed to have been confirmed.
Final Date for Appeal:
(month/day/year)
Dated this
day of (month) , (year).
Sincerely yours,
(Name of Property Standards Officer)
Property Standards Officer
c.c.
(such persons affected as the Officer determines)
Appendix "3"
33
Schedule "A"
1.
List and describe items of non-compliance.
2.
Give reasonable particulars of the repairs to be made or state that the site is to be
cleared of all buildings, structures, debris or refuse and left in a graded and levelled
condition.
Appendix "4"
34
NOTICE OF APPEAL
TO THE PROPERTY STANDARDS COMMITTEE
Date:
Secretary, Property Standards
Appeal Committee
The Corporation of the
Municipality of Wawa
40 Broadway Avenue, P.O. Box 500
Wawa, ON P0S 1K0
Dear Sir/Madam:
Re: Order to Remedy Violation of
Standards of Maintenance and Occupancy at:
(civic address and description of property in violation)
TAKE NOTICE of the Appeal of the undersigned to the Property Standards Committee because
of dissatisfaction with the above referenced Order to Remedy Violation of Standards of
Maintenance and Occupancy served upon the undersigned on
(month/
day/year).
PLEASE PRINT
Name:
Mailing Address:
Telephone Number:
APPEAL TO PROPERTY STANDARDS COMMITTEE
If an owner or occupant upon whom an Order has been served is not satisfied with the terms or
conditions of the Order may Appeal to the Committee by sending a Notice of Appeal by
Registered Mail to the Secretary of the Committee within fourteen (14) days after service of the
Order, and, in the event that no Appeal is taken, the Order shall be deemed to have been confirmed.
The Building Code Act, S.O. 1992, c. 23, s. 15.3(1)
Application Administration
Fee:
Signature of Owner or Authorized Agent
$
Appendix "5"
35
ORDER TO COMPLY
Pursuant to Section 15.2 of the Ontario Building Code Act, S.O. 1992, c. 23
OWNER
(Name and Address)
FILE NO.
DATE ISSUED
PROPERTY DESCRIPTION
Address
Roll No.
Plan #
, Lot #
, Pcl.
PENALTIES ARE PROVIDED FOR VIOLATION OF THE ONTARIO BUILDING CODE
ACT, 1992.
This property has been found NOT to be in conformity with the Standards of Maintenance and
Occupancy established by this municipality and as set out in Property Standards By-Law No. 3395-
21.
Schedule "A", attached hereto, sets out the work required to remedy such violation(s) and to bring
the property into compliance with the By-Law.
BE ADVISED THAT THIS PROPERTY MUST BE MADE TO CONFORM WITH THE
BY-LAW ON OR BEFORE THE
DAY OF
(month)
,
(year) .
ORDER ISSUED BY:
(Name of Property Standards Officer)
Property Standards Officer
Further information may be obtained from the office of the Property Standards Officer located at
40 Broadway Avenue, Wawa, Ontario.
APPEAL TO A JUDGE OF THE ONTARIO COURT (GENERAL DIVISION)
If the municipality or any owner or occupant is not satisfied with the decision of the Property
Standards Committee, they may appeal to the Superior Court of Justice by notifying the Clerk of
The Corporation of the Municipality of Wawa, in writing, and by applying to the court within
fourteen (14) days after the sending of a copy of the decision, and, in the event no Appeal is taken,
the Order shall be final and binding upon the owner and occupant who shall carry out the work
within the time and manner specified in the order.
Appendix "5"
36
Schedule "A"
1.
List and describe items of non-compliance.
2.
Give reasonable particulars of the repairs to be made or state that the site is to be
cleared of all buildings, structures, debris or refuse and left in a graded and levelled
condition.
Appendix "6"
37
The Corporation of the
Municipality of Wawa
PROPERTY STANDARDS COMPLAINT FORM
Complaint respecting property located at
Name of Property Owner
Owner's Address
Phone No.
Name of Tenant
Phone No.
Details of Complaint
Printed Name of Complainant
(must be completed to be processed)
Address
Phone No.
Signature
Date
For Office Use Only
Report of Investigation
Property Standards Officer
Appendix "7"
38
The tenant is to follow these instructions when submitting a complaint.
Tenant Complaint about Maintenance of Rental Units
within the Municipality of Wawa
Use this form if you have requested repairs for your rental unit and/or building to your landlord
and the repairs have not been addressed in reasonable amount of time. Before filling out the form,
please read the following instructions carefully. Providing insufficient or inaccurate information
may result in delays in processing your complaint.
Instructions
To fill out this form:
1. You must currently reside in the rental unit which is the subject of this form.
2. You need to provide a valid property address, your contact information, and the contact
information of your landlord.
3. You should have informed the landlord, property manager or superintendent of the issue
in writing and given them a reasonable amount of time to correct the problem. You may
be asked to provide proof of such communication.
4. Please submit a completed and signed Tenant Complaint Form to the Chief Building
Official by mail at: 40 Broadway Avenue, PO Box 500, Wawa, ON, P0S 1K0 or fax at 705-
856-2120 or by email to [email protected].
Please confirm the following:
l have informed the landlord, property owner or superintendent of the maintenance issue
in writing and given them a reasonable amount of time to resolve the issue before
submitting this complaint.
I have included a copy of the documentation used to inform the landlord of the
maintenance issue with this form.
I have completed a signed Tenant Complaint Form and provided to the Chief Building
Officer.
.
The Corporation of the Municipality of Wawa
Ontario Regulation 517/06
Appendix "7"
39
Name of Contact person at the municipality:
Position title of contact person:
Phone number of contact person:
Date of contact:
Part II: General Information
Property
Information
Property Address (e.g. Street, lot number, etc.)
Postal Code
Unit#
Municipality
Province
Tenant(s)
Information
Name of Tenant(s)
Postal Code
Mailing address if different from above
Province
Unit#
Municipality
Daytime phone number
Evening phone number
Email address
Landlord(s)
Information
Name of Landlord(s)
Mailing address
Postal Code
Unit#
Municipality
Province
Daytime phone number
Evening phone number
Part III: Building Background Information
What type pf building do you live in? Check an appropriate box.
House
Basement apartment
Mobile Home
Apartment
Townhouse
Rooming House
Land-Lease Community
Trailer
Other
Where are your maintenance problems located? Check all appropriate boxes.
Living Room Basement Kitchen Bedroom Bathroom Yard Hallways Roof
Other___________________
Appendix "7"
40
Part IV: Details about your maintenance complaint
Please describe your maintenance issue. Check all appropriate boxes.
Structural elements
Plumbing/drainage
Electrical
Heating
Ventilation
Mechanical
Lighting
Safety/Security
General Maintenance
Other
Where are your maintenance problems located? Check all appropriate boxes.
Structural elements
Plumbing/drainage
Electrical
Heating
Ventilation
Mechanical
Lighting
Safety/Security
General Maintenance
Other
You may elaborate on the maintenance problem you are having using this space. You may attach additional
pages, if required.
Part V: Authorization
Signature of Tenant or the Tenant's Agent:
Date:_________________
__________________________________
Appendix "8"
41
LETTER OF ACKNOWLEDGEMENT
Month, Day, Year
Name
Street
City, Province Postal Code
Re: Address of Tenant
File No. :
We have received your written complaint concerning maintenance issues at your rental premises
on (enter the date letter was received).
I will contact you to arrange a suitable date and time to inspect your premises. If a Work Order is
issued following the inspection, a copy will be mailed to you.
If you have any questions about this letter, please contact Kevin at 705-856-2244 Ext. 228 and
refer to the above noted file number.
Yours truly,
Kevin Sabourin
Assistant Director Protective Services
cc: Cathy Cyr, Clerk
Maury O'Neill, CAO-Treasurer
Appendix "9"
42
PRELIMINARY INSPECTION WORK ORDER/FOLLOW-UP
As an inspector for the Municipality of Wawa, I carried out an inspection of the rental property listed below
under the authority of the Residential Tenancies Act, 2006.
PART I: PROPERTY INFORMATION
Address Inspected (i.e) Street / Lot, Municipality / Emergency number)
Unit or apartment No.
Municipality
Postal Code
Date of Inspection (MM / DD/ YY)
Work order to be issued against:
Unit
Complex
Both
Summary Description of Property
Partied in Attendance
PART II: STRUCTURAL ELEMENTS
Joists; beams; piers; foundation wall; basement / cellar or crawlspace; floor / slab;
posts; exterior wall cladding; roof; shingles; eaves troughs; downspouts; fascia;
soffit; fences; retaining walls; grading; drainage; other
PART III: UTILITIES AND SERVICES
PLUMBING
Septic tanks; holding tank; weeping tile; plumbing; kitchen sink; toilet; bathtub;
shower stall; taps; faucets; shower head; hot / cold water system; lock on door;
floor, walls, ceiling around bathtub or shower; other
ELECTRICAL
Electrical panel; over fusing; wiring; switches; outlets; junction box; extension
cords; hydro meter; other
HEATING
Heating appliance; portable heater as primary source; fuel supply; fuel storage;
chimney; fan; pump; filtration equipment; adequate ventilation; other
LIGHTING AND
VENTILATION
Artificial / natural lighting; fixtures; exterior common area; natural or mechanical
ventilation; chimney; smoke pipes; flues; gas vents; windows; other
PART IV: SAFETY AND SECURITY
Guards; handrails; exterior common areas; driveways; ramps; parking garages;
walkways; landings; exterior stairs; exterior food /window lock; safety devices on
windows; intercom systems; security devices for parking and storage areas;
mailbox delivery slot; other
PART V: MOBILE HOME PARKS AND LAND LEASE COMMUNITIES
Supply of potable water; water pressure; water for firefighting purposes; hydrants;
roads; holes in ground; mail boxes; space between mobile homes less than 10 feet
(3 metres); holding tanks; sewage systems; electrical supply; connections to mobile
home; other
Part VI: GENERAL MAINTENANCE
Floors; stairs; porch; deck; balcony; cabinets; cupboards; shelves; counter tops;
interior walls; ceilings; appliances; locker room; storage areas; garbage containers;
pests; openings permitting entry of pests; interior doors; screens; other
Appendix "9"
43
PART VII: REFERRALS
HEALTH UNIT
FIRE
DEPARTMENT
MUNICIPAL
ELECTRICAL
SAFETY
AUTHORITY
TECHNICAL
STANDARDS &
SAFETY
AUTHORITY
OTHER
PART VIII: AUTHORIZATION
Inspector's Name (Print or Type)
Inspector's Signature
Date (MM/DD/YY)
Appendix "10"
44
REFERRAL
Electrical Safety
Authority
Health Unit
Technical Standards
& Safety Authority
Fire
Department
Municipal
Other Agency
PART I: REFERRAL TO
REFERRAL
AGENCY
INFORMATION
Contact Person
Email
Agency Name
Municipality
Postal Code
Telephone
Fax No.
( )
( )
PART II: GENERAL INFORMATION ON PROPERTY REFRERRED
PROPERTY
INFORMATION
Address Inspected (i.e Street/Lot/ Municipality /Emergency
Number)
Unit or Apartment No.
City
Postal Code
LANDLORD /
OWNER
INFORMATION
Name of Landlord
Email
Mailing Address
Unit or Apartment No.
City/Municipality
Postal Code
Province
Country
Daytime Phone Number
( )
Evening Phone Number ( )
Fax No.
( )
TENANT
INFORMATION
Name of Tenant
Email
Mailing Address
Unit or Apartment No.
City
Postal Code
Daytime Phone No.
( )
Evening Phone No.
( )
Fax No.
( )
PART III: REASON FOR REFERRAL
This is to inform you that the Municipality of Wawa has received notice that there is a maintenance
problem at the above address. As an Inspector for the Municipality of Wawa, I carried out and inspection
of this rental property on (MM/DD/YY) ________________ under the authority of the Residential
Tenancies Act, 2006.
The items(s) listed on this form relate to this complaint and may be within your area of jurisdiction.
We are asking that you consider investigating the problem(s). Please advise the Municipality of Wawa
as to what action you have taken with respect to this complaint.
Appendix "10"
45
ELECTRICAL SAFETY AUTHORITY
PART IV: DETAILS OF REFERRAL
DEFECT
LOCATION
Branch circuit panel defective
FC
PC
NC
Main fuses/ switch box in poor
condition
FC
PC
NC
Switch defective
FC
PC
NC
Unprotected junction boxes/
switches
FC
PC
NC
Defective junction boxes
FC
PC
NC
Overfusing or bypassing
FC
PC
NC
Fixture defective
FC
PC
NC
Switch / receptacle arching
FC
PC
NC
Unapproved electrical equipment
{Type: )
FC
PC
NC
Equipment wearing out in service
{Type: )
FC
PC
NC
Deteriorated or bare insulation
FC
PC
NC
Poor or improper ground connection
FC
PC
NC
improper joints and splices
FC
PC
NC
Unprotected joints and splices
FC
PC
NC
improperly secured permanent
wiring
FC
PC
NC
improperly secured or loose fixtures
FC
PC
NC
lnsufficient outlets
FC
PC
NC
Improper extensions to permanent
wiring
FC
PC
NC
Extension cord wiring
FC
PC
NC
Octopus wiring
FC
PC
NC
Duplex outlet defective
FC
PC
NC
Improper use of flexible cord
FC
PC
NC
No duplex outlet
FC
PC
NC
Duplex outlet improperly located
FC
PC
NC
Flexible cord run through partition
walls / floors
FC
PC
NC
Excessive cord run under rugs1 etc.
FC
PC
NC
Frayed lamp or extension cord
FC
PC
NC
Outdoor wiring fixtures not
approved for exterior use
FC
PC
NC
EXTERIOR overhead wiring bare or
deteriorated
FC
PC
NC
Exterior overhead wiring improperly
secured to building
FC
PC
NC
Other - Specify _____________
FC
PC
NC
FC - Full Compliance
PC - Partial Compliance
NC - Non-Compliance
Appendix "10"
46
FIRE DEPARTMENT
PART IV: DETAILS OF REFERRAL
COMBUSTABLE & GASES
Oil rags not stored in a covered metal container
Propane tanks inside buildings
FIRE SEPERATIONS
Fire separation damaged
Door hardware damaged, inoperable or missing
Closures damaged, not latching, blocked
Fire Separation missing
FLAMMABLE LIQUIDS
Gasoline inside dwelling
Excessive amount of flammable liquids inside home
Gasoline used for cleaning
Fuel Storage too close to appliance
RUBBISH & STORAGE
Refuse stored inside home
Refuse or storage blocking exterior doors
Refuse stored inside garage or shed
FIRE PROTECTION
Fire Alarm and detection systems
Portable extinguishers
Sprinkler systems
Standpipe systems
Hydrants and water supplies
Voice communication system
MEANS OF EGRESS
Self-Closing door hardware
Stairwell fire separation damaged
Exit Door
Emergency lighting inoperable
Stairwell doors damaged, not latching, blocked
Obstructed corridors, passageways
Exit Signs and lighting
Secondary means of egress required
ELECTRICAL FIRE HAZARDS
Fuses
Over fusing or by-passing
Extensions or Appliance Cords
Splices in extension or appliance cords
Extension cords fastened to walls/other surfaces
Extension cords under rugs/carpets
Extension cord used for permanent wiring
Electrical Equipment & Appliances
Drop cords used to operate appliances
Unapproved or home-made appliances
Electric heaters or lamps too close to combustibles
Arching or Overheating Electrical Equipment
Motors
Switches
Receptacles
Fixtures
Wiring
HEATING EQUIPMENT
Chimneys, Flues & Fluepipes
Chimneys
Open Mortar Joints
Corroded or loose fluepipe
Flue clean-out openings
Chimney liners damaged
Loose bricks
Unapproved prefabricated chimneys
Combustible material on or near smoke pipe
Creosote build-up
Duct require cleaning
Space Heaters & Furnaces
Combustible material too close to heating unit
Furnace not accessible
Fire Box defective
Fireplaces
No spark screen across fireplace opening
Inadequate clearance from wall/floor (wood stove)
OTHER COMMENTS:
Appendix "10"
47
PART V: AUTHORIZATION
Inspector`s Name
Inspector`s Signature
Date of Referral
(MM/DD/YY)
OTHER REFRRAL
PART IV: DETAILS OF REFERRAL
PART V: AUTHORIZATION
Inspector's Name
Inspector's Signature
Date of Referral
(MM/DD/YY)
Appendix "11"
48
IN THE MATTER OF
Municipal Address:
Address of Rental Unit
Property Assessment Roll No.
0000-000-000-00000
Landlord:
First Name, Last Name
Address
Date of Inspection:
Date of Inspection
Work Order Issued Against:
House/Farm House/Common Area
Description of Property:
2-storey Brick, 11 Family Residential House
File Number:
00-00000
PARTICULARS OF WORK ORDER TO BE PERFORMED
Inspection of the residential complex located at the above-noted municipal address indicates areas of non-
compliance with the prescribed provincial Maintenance Standards as wet out in the Ontario Regulations 517/06
made under the Residential Tenancies Act, 2006. The following work order is required in order to achieve
compliance with the prescribed maintenance standards:
STRUCTURAL ELEMENTS
Item No.
Required Work
Compliance Period
1.
30 days
UTILITIES AND SERVICES (PLUMBING)
Item No.
Required Work
Compliance Period
2.
30 days
UTILITIES AND SERVICES (ELECTRICAL)
Item No.
Required Work
Compliance Period
3.
30 days
UTILITIES AND SERVICES (HEATING)
Item No.
Required Work
Compliance Period
4.
30 days
UTILITIES AND SERVICES (LIGHTING)
Item No.
Required Work
Compliance Period
5.
30 days
SAFETY AND SECURITY
Item No.
Required Work
Compliance Period
6.
30 days
MOBILE HOME PARK AND LAND LEASE COMMUNITIES
Item No.
Required Work
Compliance Period
7.
30 days
GENERAL MAINTENANCE
Item No.
Required Work
Compliance Period
8.
30 days
Appendix "11"
49
COMPLIANCE PERIOD START DATE
The compliance period(s) noted in the work order begin on: ________________
REVIEW OF WORK ORDER
If you do not agree with the terms set out in the work order, you may apply to the Landlord and Tenant
Board by filing an L6 application (Application to Review a Provincial Work Order). You can contact the
Landlord and Tenant Board at 1-888-332-3234. This application must be made no later than 20 after
the work order was issued.
INSPECTOR
Signature stamp
Date:
___________________________________
_________________________
First Name & Last Name, Inspector
Date Order Issued
REFERRALS
Complete the appropriate referrals on those that follow and delete these instructions.
Fire:
Electrical:
Health:
Building:
Other:
Appendix "12"
50
LETTER TO LANDLORD -ISSUANCE OF WORK ORDER
Month, Day, Year
NAME
Street
City, Province Postal Code
Re: Address of Complaint
File No.:
The Municipality of Wawa received a written complaint about maintenance at the above-noted
property. This property was subsequently inspected and our Inspector {name of Inspector} found that
it did not meet the maintenance standards required by Ontario Regulation 517/06 made under the
Residential Tenancies Act, 2006 (the Act). As a result, a Work Order has been issued, which sets
out the repair work that must be completed at the property and the time frame(s) for completing the
work. A copy of the Work Order is attached.
If you do not agree with the terms of the Work Order, you may appeal the Work Order by filing an L-
6 application "Application for Review of a Provincial Work Order", with the Landlord and Tenant
Board (the Board). The application must be filed by {Date-20 days from date Work Order issued}. To
obtain the proper forms and further information on the process, contact the Board at 1-888-332-3234.
The property will be re-inspected on or shortly after the compliance period noted in the Work Order
to determine if the defects have been corrected.
Please note that it is an offence under the Act not to comply with the terms of a Provincial Work
Order. If a landlord is found guilty of an offence, the penalty upon conviction is a fine of not more
than $25,000 for an individual and not more than $100,000 for a corporation.
When all the items on the Work Order have been completed, please advise us in writing so that we
may arrange for a re-inspection of the property. If the Inspector confirms that the terms of the Work
Order have been satisfied, we will close the Work Order file.
If you have any questions regarding this letter, please contact Kevin Sabourin at 705-856- 2244
ext. 228 and refer to the above-noted file number.
Yours truly,
Kevin Sabourin
Assistant Director Protective Services
Enclosure
cc: Cathy Cyr, Clerk
Maury O'Neill, CAO-Treasurer
{Tenant}
Appendix "13"
51
LETTER TO LANDLORD - COMPLIANCE WITH WORK ORDER
Month, Day, Year
NAME
Street
City, Province Postal Code
Re: Address of
Complaint File No.:
In response to a written complaint about maintenance from the tenant at the above-noted address,
The Municipality of Wawa conducted an inspection and Work Order {File Number} was issued on
{Date Work Order Issued}.
A re-inspection of the property on {Date of re-inspection} was conducted and has confirmed that
you have complied with the terms of the Work Order.
Please be advised that the Work Order {File Number} is now closed.
If you have any questions about this letter, please contact Kevin at 705-856-2244 ext. 228 and
refer to the above-noted file number.
Yours truly,
Kevin Sabourin
Assistant Director Protective Services
cc: Cathy Cyr, Clerk
Maury O'Neill, CAO-Treasurer
{Tenant}
{Any referrals }
Appendix "14"
52
LETTER TO LANDLORD - NON-COMPLIANCE WITH WORK ORDER
Month, Day, Year
NAME
Street
City, Province Postal Code
Re: Address of
Complaint File No.:
The Municipality of Wawa received a written complaint about maintenance at the above-noted
property. The property was subsequently inspected and I found that it did not meet the
maintenance standards required by Ontario Regulation 517/06 under the Residential Tenancies
Act, 2006, (the Act). As a result, the letter "Issuance of Work Order" dated {date} together with
Work Order {File#} were mailed to you on {date}.
After re-inspection of the property on {Date}, the Work Order {File#} has to-date, not been fully
complied with.
The following items on this work order have yet to be completed:
Items: {List of items}
Please note that failure to comply any or all of the items contained in a Work Order issued under
s.225 of the Residential Tenancies Act, 2006, constitutes an offence under clause 234 (t) of
the Act. If a landlord is found guilty of an offence, the penalty upon conviction is a fine of not more
than $25,000 for an individual and not more than $100,000 for a corporation.
If you have any questions about this letter, please contact Kevin at 705-856-2244 ext. 228 and
refer to the above-noted file number.
Yours truly,
Kevin Sabourin
Assistant Director Protective Services
cc:
Cathy Cyr, Clerk
Maury O'Neill, CAO-Treasurer
{Tenant}