2777 Kipling Ave
Toronto, Ontario M9V
A 18-storey, 325-unit private rental building built in 1978.
- Property manager
- Q Residential
Reviews
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If you live here, or used to, you know things a listing never mentions.
Issues & maintenance
Leaks, outages, repairs: dated reports from residents. None filed yet.
Sign in to report a problem or maintenance work here.
City bylaw and health cases
24 bylaw investigations at this address since Dec 2024; 7 notices or orders to comply.
A case starts with a complaint or an officer’s visit, so it is not a finding against the building. In a condo, a complaint about one unit is filed under the building’s address.
- Repairs and upkeep 21
- Not enough heat 3
- Jun 2026
Not enough heatBylaw· Closed
Case 26 173804 000 00 IR
- Jun 2026
Repairs and upkeepBylaw· Closed
Case 26 173803 000 00 IR
- Apr 2026
Repairs and upkeepBylaw· Closed
Case 26 147790 PRS 00 IR
- Apr 2026
Repairs and upkeepBylaw· Closed
Case 26 147775 PRS 00 IR
- Apr 2026
Repairs and upkeepBylawOrder to comply · Apr 2026· Closed
- Throughout Dwelling Unit: The supplied facility in or on the property is not constructed, installed and/or maintained so that it will function safely and effectively. (closed)
- All repairs shall be made in a good workmanlike manner. (closed)
- Floor and/or floor covering not kept free from holes, stains, rubbish and debris. (closed)
- Wall(s) not maintained free of holes, cracks, damaged and deteriorated materials. (closed)
- The cupboard is not maintained in good repair and good working order. (closed)
Case 26 142485 PRS 00 IV
- Apr 2026
Repairs and upkeepBylawOrder to comply · Apr 2026· Closed
- Kitchen: The ventilation system or unit is not regularly cleaned. (closed)
- Kitchen: The cupboard is not maintained in good repair and good working order. (closed)
- Kitchen: Meals are being prepared in the room in which the required counter, backsplash and drain board are not made of a material impervious to water. (closed)
- Kitchen: Wall(s) not maintained free of holes, cracks, damaged and deteriorated materials. (closed)
- Bathroom: Vanity is not maintained in a satisfactory condition. (closed)
Case 26 142439 PRS 00 IV
Show 18 older cases
- Apr 2026
Repairs and upkeepBylaw· Closed
Case 26 138611 PRS 00 IR
- Apr 2026
Repairs and upkeepBylaw· Closed
Case 26 138608 PRS 00 IR
- Apr 2026
Repairs and upkeepBylaw· Closed
Case 26 138605 PRS 00 IR
- Mar 2026
Repairs and upkeepBylaw· Closed
Case 26 137478 PRS 00 IR
- Jan 2026
Not enough heatBylawNotice to comply · Jan 2026· Closed
- Throughout Dwelling Unit: The heat supplied to the dwelling unit is below twenty-one (21) degrees Celsius. (open)
Case 26 108577 HEA 00 IV
- Jan 2026
Not enough heatBylaw· Closed
Case 26 108576 HEA 00 IR
- Jan 2026
Repairs and upkeepBylawNotice to comply · Jan 2026· Closed
Case 26 108569 PRS 00 IV
- Jan 2026
Repairs and upkeepBylaw· Closed
Case 26 106777 PRS 00 IR
- Dec 2025
Repairs and upkeepBylaw· Closed
Case 25 261534 PRS 00 IR
- Nov 2025
Repairs and upkeepBylaw· Closed
Case 25 260058 PRS 00 IR
- Nov 2025
Repairs and upkeepBylaw· Closed
Case 25 250941 PRS 00 IR
- Jun 2025
Repairs and upkeepBylawOrder to comply · Jun 2025· Closed
- Ceiling not maintained free of holes, cracks, damaged and deteriorated materials. (open)
- Dwelling unit window that is capable of being opened has no screen. (open)
- Exterior door has deteriorated/ineffective weather-proofing. (open)
- Exterior door, window, skylight or basement hatchway not maintained in good repair. (open)
Case 25 180286 PRS 00 IV
- Jun 2025
Repairs and upkeepBylaw· Closed
Case 25 175893 PRS 00 IR
- Jun 2025
Repairs and upkeepBylaw· Closed
Case 25 175751 PRS 00 IR
- May 2025
Repairs and upkeepBylawOrder to comply · May 2025· Closed
- Floor and/or floor covering not kept free from holes, stains, rubbish and debris. (closed)
- The floor and every appurtenance, surface cover and finish is not reasonably smooth and level. (closed)
- The floor and every appurtenance, surface cover and finish is not maintained. (closed)
- Wall(s) not maintained free of holes, cracks, damaged and deteriorated materials. (closed)
Case 25 158872 PRS 00 IV
- May 2025
Repairs and upkeepBylaw· Closed
Case 25 156883 PRS 00 IR
- Dec 2024
Repairs and upkeepBylawOrder to comply · Jan 2025· Closed
- Bathroom: Ceiling not maintained free of holes, cracks, damaged and deteriorated materials. Namely, ceilings in both bathrooms. (open)
- Throughout Dwelling Unit: Wall(s) not maintained free of holes, cracks, damaged and deteriorated materials. Namely, walls in both bathrooms and storage room. (open)
- Bathroom: The plumbing system is not kept free from leaks or defects. Namely, bathtub faucet. (open)
Case 25 100766 PRS 00 IV
- Dec 2024
Repairs and upkeepBylaw· Closed
Case 24 249092 PRS 00 IR
Contains information licensed under the Open Government Licence – Toronto. Bylaw investigation activity (open cases, and those closed in the last two years) and residential health hazards.
City building permits
16 permits the City has issued at this address since 2000 - repairs, alterations and system work that needed one. Official records, not resident reports.
- Parking garage repair 6
- Alterations 4
- Plumbing and drains 3
- Heating, cooling and ventilation 3
- Nov 2024
Parking garage repair · Garage Repair/Reconstruction · Examiner's Notice Sent
Proposal for repairs and waterproofing to underground garage.
Permit 24 241070 BLD · est. $350,000
- Feb 2023
Parking garage repair · Garage Repair/Reconstruction · Closed
Parking garage restoration including waterproofing repair, drain replacement, and concrete repair.
Permit 23 112523 BLD · est. $50,000
- Oct 2022
Plumbing and drains · Building Permit Related(PS) · Examiner's Notice Sent
Plumbing - Interior alteration to change existing storage and vacant spaces to new residential suites, including interior finishing and alteration with plumbing, HVAC and interior structural design. Outdoor amenity.
Permit 22 216044 PLB
- Oct 2022
Heating, cooling and ventilation · Building Permit Related(MS) · Examiner's Notice Sent
HVAC - Interior alteration to change existing storage and vacant spaces to new residential suites, including interior finishing and alteration with plumbing, HVAC and interior structural design. Outdoor amenity.
Permit 22 216044 HVA
- Oct 2022
Alterations · Multiple Projects · Examiner's Notice Sent
Interior alteration to change existing storage and vacant spaces to new residential suites (8 additional suites), including interior finishing and alteration with plumbing, HVAC and interior structural design. Outdoor amenity.
Permit 22 216044 BLD · est. $5,500,000
- Apr 2021
Heating, cooling and ventilation · Building Permit Related(MS) · Permit Issued
HVAC - interior alterations to management office at lobby ground floor
Permit 21 138246 HVA
Show 10 older permits
- Apr 2021
Alterations · Interior Alterations · Permit Issued
interior alterations to management office at lobby ground floorSee 21-139953 ALT 00 AS
Permit 21 138246 BLD · est. $15,000
- Aug 2017
Plumbing and drains · Backflow Prevention Devices (Water only) · Closed
Installation of one premise isolation back flow prevention device.
Permit 17 223930 PSA · est. $7,000
- Jul 2011
Parking garage repair · Garage Repair/Reconstruction · Closed
Revision 01: Retrofit to sprinkler work and lighting in underground garage at levels P2 and P3. Garage repairs to levels P1 and P2 of underground garage.
Permit 11 181903 BLD
- Jun 2011
Alterations · MGO Remediation · Closed
MGO REMEDIATION CLEANING ONLY - NO STRUCUTRAL WORK
Permit 11 218173 BLD
- Apr 2011
Parking garage repair · Garage Repair/Reconstruction · Closed
Garage repairs to levels P1 and P2 of underground garage.
Permit 11 181903 BLD · est. $1,000,000
- Jun 2010
Parking garage repair · Garage Repair/Reconstruction · Cancelled
Underground Parkig Garage concrete slab restoration to an existing Appartment Building.
Permit 10 196652 BLD · est. $50,000
- May 2004
Parking garage repair · Garage Repair/Reconstruction · Closed
Underground parking garage conrete restoration.
Permit 04 137574 BLD · est. $100,000
- Aug 2002
Heating, cooling and ventilation · Building Permit Related(MS) · Closed
HVAC - Convert common area to living space (Interior Alterations) HVAC to follow - Interior Alterations
Permit 02 157532 HVA
- Jul 2002
Plumbing and drains · Building Permit Related(PS) · Closed
Plumbing - Convert common area to living space (Interior Alterations) - Interior Alterations
Permit 02 157532 PLB
- Jul 2002
Alterations · Interior Alterations · Closed
Convert common area to living space (Interior Alterations) HVAC to follow
Permit 02 157532 BLD
Contains information licensed under the Open Government Licence – Toronto. Cleared permits and active permits. Contractors are named only on permits filed since 2017.
From City of Toronto open data
Neighbourhood
Living score
47/ 100
Each category is ranked against every other Toronto building on this site: 70 means better than 70% of them.
- Transit25
20 departures an hour at the morning peak within 500 m, on 3 routes. Nearest subway or LRT: Stevenson (6 Finch West Line), 1.4 km.
- Parks & trees99
73.3 ha of parkland within 800 m; nearest park 80 m. 296 street trees within 300 m.
- Cycling55
Within 1 km: 0 km of protected lanes, 5.6 km of bike lanes and trails, 0 km of shared routes. 0 Bike Share stations within 500 m.
- Schools nearby52
5 public or Catholic schools within 1 km (nearest: North Kipling Jr Mdl School, 490 m). Distance only: being near a school does not mean being in its catchment.
- Daily amenities22
Within 1 km: 0 libraries, 3 community centres, 0 licensed child care centres.
- Road safety31
3 collisions with serious injury or death within 500 m, 2021–2025, 2 fatal. Fewer scores higher.
What matters to you?
Change how much each category counts. The score above updates as you go; nothing is saved.
Map
Turn layers on and off to see what is around the building.
About 1.2 km around the building. Select anything on the map for details. Map data © OpenStreetMap contributors.
Also worth knowing
Shown for context. None of this is part of the living score.
Safety
Mount Olive-Silverstone-Jamestown
- AssaultAbout typical
Higher than 70 of every 100 Toronto neighbourhoods (1.4× the city median).
- Break and enterAmong the lowest
Lower than 99 of every 100 Toronto neighbourhoods (37% of the city median).
- RobberyHigher than most
Higher than 82 of every 100 Toronto neighbourhoods (1.6× the city median).
- Auto theftAbout typical
Higher than 65 of every 100 Toronto neighbourhoods (1.2× the city median).
- Theft from vehiclesAbout typical
Higher than 68 of every 100 Toronto neighbourhoods (1.2× the city median).
- Theft over $5,000About typical
Lower than 73 of every 100 Toronto neighbourhoods (71% of the city median).
- Bicycle theftLower than most
Lower than 81 of every 100 Toronto neighbourhoods (51% of the city median).
- ShootingsAmong the highest
Higher than 98 of every 100 Toronto neighbourhoods (3.7× the city median).
- HomicideAbout typical
Higher than 51 of every 100 Toronto neighbourhoods (about the city median).
How often police recorded each crime for every resident of the whole neighbourhood, averaged over 2023–2025. Places many people visit but few live in, like downtown, rank high for that reason alone, so this is not part of the living score.
Air
No expressway within 2 km
None reported
Bands: traffic is high within 150 m of an expressway and moderate within 500 m; industrial is moderate under a tonne a year and high above. The industrial bands are ours, for orientation only: ChemTRAC totals mix substances of very different toxicity. Releases are self-reported to the City’s ChemTRAC program. For today’s readings see Air Quality Ontario.
Supervised consumption services
- Nearest site
- Kensington Market Overdose Prevention Service, 18.5 km
- Sites within 1 km
- 0
Sites currently offering services, from Health Canada, updated 2026-09-15. Sites open and close; check the list for current status.
Zoning
Residential Apartment Commercial
- Category
- Apartment
- Zone label
RAC (f24.0; u325; au61.0) (x91)- Height limit
- Set by the zone
Zoning By-law 569-2013, from City of Toronto open data. Exceptions (“x” numbers) and site-specific amendments can change what is allowed; check the City’s zoning map before relying on it.
Nearby change
- Open planning applications within 300 m
- 0
- Registered short-term rentals at this address
- 0
Rezonings, site plans and subdivisions submitted in the last five years and still open.
Contains information licensed under the Open Government Licence – Toronto. Data as of 2026-10-03. Transit from TTC weekday schedules; parks, trees, cycling, schools, libraries, community centres, child care, collisions, crime, expressways, ChemTRAC releases, planning applications and short-term rental registrations from open.toronto.ca; Bike Share stations from Bike Share Toronto; supervised consumption sites from Health Canada.
From CMHC and the City of Toronto
Rent
Average rents nearby
Monthly rent in purpose-built rental apartments, October 2025.
| Bedrooms | Mount Olive-Silverstone-Jamestown/Thistletown | Etobicoke (North) zone | Toronto region |
|---|---|---|---|
| Studio | - | $1,342* | $1,491 |
| 1 bed | $1,759 | $1,718 | $1,761 |
| 2 beds | $2,108 | $2,015 | $2,045 |
| 3+ beds | $2,596 | $2,321 | $2,294 |
| All units | $2,182 | $2,047 | $1,917 |
Averages over every unit, including long tenancies under rent control, so they run below what a new lease costs today. Condominium units rented out by their owners are not included. “-” means too few units were surveyed to publish; * marks an estimate CMHC rates poor. Source: CMHC Rental Market Survey, under the Open Government Licence – Canada.
Rent reductions after property-tax cuts
When a rental property’s tax falls by more than 2.49%, Ontario law cuts its rents by a matching share, and the City writes to the tenants.
- 2015
- 3.55% lower rent · tenants notified
- 2016
- 1.00% lower rent · tenants notified
Source: City of Toronto, Tenant Notification for Rent Reduction, 2014–2025.
Building facts
From the City of Toronto’s RentSafeTO registry, as reported by the landlord (registered 2017). Not resident reviews.
90 / 100City inspection score, August 2026. How buildings are scored
- Type
- Private rental
- Storeys
- 18
- Units
- 325
- Built
- 1978
- Elevators
- 4
- Managed by
- Q Residential
- Heating
- Hot water
- Air conditioning
- None
- Laundry
- R3 level, 9 AM TO 5 PM
- Pets
- Allowed
- Parking
- Underground garage, ground level garage, garage accessible thru buildg, surface parking
- Visitor parking
- Free
- Balconies
- Yes
- Smoke-free building
- No
- Sprinklers
- Yes
- Cooling room
- No
- Ward
- 1
Contains information licensed under the Open Government Licence – Toronto. Source dataset.
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