Which Hamilton rules touch rental work?
| Rule | What it asks, in brief | Source |
|---|---|---|
| Heat By-law No. 04-091 | At least 20 C where people live, September 15 to May 15 | City of Hamilton |
| Vital Services By-law No. 23-161 | Heat, power or gas the landlord pays for goes off only for a repair, and only as long as it takes | City of Hamilton |
| Safe Apartment Buildings By-law | Buildings of two or more storeys with six or more units register every year | City of Hamilton |
| Renovation Licence and Relocation By-law | A licence when the landlord gives an N13 for extensive repairs or renovations | City of Hamilton |
| Property Standards By-law No. 23-162 | The owner maintains and repairs the inside and outside of the property | City of Hamilton |
| Vacant Unit Tax | 1 per cent of assessed value on a unit vacant more than 183 days in the year | City of Hamilton |
How warm must a Hamilton rental be while work goes on?
Warm enough to live in, for most of the year. The City says: Property owners and landlords of residential rental units are required to supply adequate and suitable heat from September 15 to May 15 of each year. Temperatures must be at least 20 C (68F) in all spaces where people live.
(City of Hamilton, Rental Property By-laws, Heat By-law No. 04-091) So a winter repair in an occupied unit is planned around the heat staying on. When an electrician changes baseboard heaters, we patch and paint the walls after; see income property maintenance. The province's own heat and repair standards are in rental maintenance standards.
Can heat, power or gas be shut off for a repair?
Only for the repair, and only as long as it takes. Where the landlord pays for them, the City says: The landlord cannot end a vital service except when necessary to change or repair the rental unit and they can only end the vital service for the least amount of time necessary to correct the problem.
(City of Hamilton, Vital Services By-law No. 23-161) That is a reason to have the parts and the crew ready before the water or power goes off, not after. The written notice to enter an occupied unit is in entering a rental unit for repairs.
Which Hamilton apartment buildings must register?
The bigger ones. Apartment buildings with two or more storeys and six or more rental units must register annually. Building owners also create plans that show how they keep the building well-maintained.
(City of Hamilton, Safe Apartment Buildings By-law) A building like that has hallways, stairwells, laundry rooms and balconies to keep up as well as units, which is the work on common areas and balconies. For regular work across a building, see property service agreements.
Does an empty unit owe Hamilton's Vacant Unit Tax?
It can. The City will be charging an additional tax of one percent of a property’s current assessed value, on any residential unit that is vacant for more than 183 days in the previous year.
(City of Hamilton, Vacant Unit Tax) A major renovation is exempt only with a building permit issued. Read Hamilton's Vacant Unit Tax during a renovation before a long job, and permits for rental renovations for which jobs Hamilton lists as permit work.
What if tenants have to move out for the work?
Hamilton adds a licence on top of the provincial notice. Landlords must apply for a renovation licence when they issue an N13 notice to request that tenants move out of their unit for extensive repairs or renovations.
(City of Hamilton, Renovation Licence and Relocation By-law) The N13, the tenant's right to come back and the option of working around tenants are in renovating with tenants.
Who fixes a property standards problem?
The owner, unless the lease says otherwise. All property owners must maintain and repair the interior and exterior of their property in accordance with the Property Standards By-law.
The City adds: The rental agreement should say who is responsible to make repairs.
(City of Hamilton, Property Standards By-law No. 23-162) Walls, floors, doors and windows are the everyday part of that list, and they are the work of a property turnover.
Where in Hamilton do you work?
Across the city, Stoney Creek included, from our base in Beamsville. The same work runs here as everywhere we go: turnovers, repairs, common areas, water damage repair and full interiors. Managing several Hamilton buildings? See work for property managers. Call (905) 920-1418, Monday to Saturday, 7 am to 7 pm, or send the details on the request page.
This is a plain summary of the City's pages, not legal advice. The linked by-laws are what count.