99 Howard St
Toronto, Ontario M4X
A 15-storey, 239-unit private rental building built in 1964.
- Property manager
- Medallion Corporation
Reviews
No reviews yet
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.
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City bylaw and health cases
13 bylaw investigations and 1 public health case at this address since Sep 2024; 1 notice or order to comply; 1 still open.
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 11
- Mould 1
- Not enough heat 1
- Zoning 1
- Sep 2026
Repairs and upkeepBylaw· Rescheduled
Case 26 240187 PRS 00 IR
- Jun 2026
Repairs and upkeepBylaw· Closed
Case 26 186304 PRS 00 IR
- Apr 2026
Repairs and upkeepBylawOrder to comply · May 2026· Closed
- Dwelling Unit: Wall(s) not maintained free of holes, cracks, damaged and deteriorated materials.Namely: The walls throughout the entire unit has cracks, mismatched paint, bubbling and peeling. (closed)
- Living Room: Floor(s) and/or floor covering(s) not maintained free from trip or other hazardous condition.Namely: The parquet flooring the living room is damaged, creating a trip hazard. (closed)
- Dwelling Unit: Ceiling not maintained free of holes, cracks, damaged and deteriorated materials.Namely: The ceiling in the unit has cracks and chipped paint throughout the unit. (closed)
- 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.Namely: The kitchen countertop is damaged and deteriorating, the lower kitchen cabinets and cupboar… (closed)
Case 26 154313 PRS 00 IV
- Apr 2026
Repairs and upkeepBylaw· Closed
Case 26 143467 PRS 00 IR
- Mar 2026
Repairs and upkeepBylaw· Closed
Case 26 130441 PRS 00 IR
- Feb 2026
Repairs and upkeepBylaw· Closed
Case 26 116674 PRS 00 IR
Show 8 older cases
- Jan 2026
ZoningBylaw· Closed
Case 26 107819 ZON 00 IR
- Dec 2025
Not enough heatBylaw· Closed
Case 25 266679 HEA 00 IR
- Nov 2025
Repairs and upkeepBylaw· Closed
Case 25 253450 PRS 00 IR
- Oct 2025
Repairs and upkeepBylaw· Closed
Case 25 240182 PRS 00 IR
- Aug 2025
Repairs and upkeepBylaw· Closed
Case 25 207713 PRS 00 IR
- Mar 2025
Repairs and upkeepBylaw· Closed
Case 25 128769 PRS 00 IR
- Dec 2024
Repairs and upkeepBylaw· Closed
Case 24 251887 PRS 00 IR
- Sep 2024
MouldPublic health· Under Investigation
Case 10824493
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
5 permits the City has issued at this address since 2000 - repairs, alterations and system work that needed one. Official records, not resident reports.
- Balcony repair 2
- Plumbing and drains 1
- Alterations 1
- Fire and life safety 1
- May 2016
Plumbing and drains · Backflow Prevention Devices (Water only) · Closed
install backflow prevention device
Permit 16 153858 PSA · est. $3,035
- Apr 2008
Balcony repair · Balcony/Guard Repairs · Closed
Proposal to construct balcony and guard repairs to 84 balconys and 710 lin m of guards.
Permit 08 144002 BLD
- Oct 2006
Balcony repair · Balcony/Guard Repairs · Closed
Proposal to repair 110 balconies and replace railings.
Permit 06 185099 BLD
- Mar 1998
Alterations · Unknown · Cancelled
ALTER BP378285 (99 HOWARD ST) & 378284 (670 PARLIAMENT ST) AND 135 ROSE AVE (CONV.ADDRS) BY MAKING CHANGES TO FIRE ALARM SYSTEM BY MODIFYING DRAWINGS. COST INCLUDED IN BP378285 & 378284 (W25)/SP
Permit 98 014557 BLD · est. $50
- Sep 1995
Fire and life safety · Unknown · Closed
RETROFIT FIRE ALARM SYSTEM UNDER PART 9 OF THE FIRE CODE. /LM
Permit 95 021256 FSU · est. $64,000
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
74/ 100
Each category is ranked against every other Toronto building on this site: 70 means better than 70% of them.
- Transit91
68.3 departures an hour at the morning peak within 500 m, on 4 routes. Nearest subway or LRT: Castle Frank (2 Bloor-Danforth Line), 360 m.
- Parks & trees68
21.5 ha of parkland within 800 m; nearest park 90 m. 231 street trees within 300 m.
- Cycling91
Within 1 km: 4.5 km of protected lanes, 7.35 km of bike lanes and trails, 2.65 km of shared routes. 8 Bike Share stations within 500 m.
- Schools nearby93
9 public or Catholic schools within 1 km (nearest: Rose Avenue Jr Public School, 130 m), plus 7 private. Distance only: being near a school does not mean being in its catchment.
- Daily amenities44
Within 1 km: 1 library, 1 community centre, 9 licensed child care centres.
- Road safety31
5 collisions with serious injury or death within 500 m, 2021–2025. 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
North St.James Town
- AssaultAmong the highest
Higher than 91 of every 100 Toronto neighbourhoods (1.9× the city median).
- Break and enterAbout typical
Lower than 56 of every 100 Toronto neighbourhoods (about the city median).
- RobberyHigher than most
Higher than 78 of every 100 Toronto neighbourhoods (1.5× the city median).
- Auto theftAmong the lowest
Lower than 99 of every 100 Toronto neighbourhoods (26% of the city median).
- Theft from vehiclesAbout typical
Higher than 61 of every 100 Toronto neighbourhoods (about the city median).
- Theft over $5,000About typical
Higher than 63 of every 100 Toronto neighbourhoods (1.2× the city median).
- Bicycle theftHigher than most
Higher than 86 of every 100 Toronto neighbourhoods (3.7× the city median).
- ShootingsLower than most
Lower than 81 of every 100 Toronto neighbourhoods (59% of the city median).
- HomicideLower than most
Lower than 80 of every 100 Toronto neighbourhoods (66% of 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
Don Valley Parkway, 890 m away
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
- Casey House Inpatient Supervised Consumption Services, 590 m
- Sites within 1 km
- 1
Sites currently offering services, from Health Canada, updated 2026-09-15. Sites open and close; check the list for current status.
Zoning
Residential
- Category
- General residential
- Zone label
R (d1.0) (x523)- 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
- 1
- Registered short-term rentals at this address
- 0
77 Howard St · 110 m away
Rezoning · Council Approved · submitted 2025-08-25
Zoning By-law Amednement for a 41-storey infill mixed-use building while maintaining the existing 24-storey rental apartment building on site. The proposed new building will comprised of 460 residential units and 420 square metres of non-re
City record
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 | North St. James Town | Toronto (Central) zone | Toronto region |
|---|---|---|---|
| Studio | $1,448 | $1,606 | $1,491 |
| 1 bed | $1,739 | $2,042 | $1,761 |
| 2 beds | $2,164 | $2,776 | $2,045 |
| 3+ beds | - | $3,580* | $2,294 |
| All units | $1,844 | $2,163 | $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.
The City’s lists for 2014–2025 have no rent-reduction notices for this address.
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.
95 / 100City inspection score, November 2025. How buildings are scored
- Type
- Private rental
- Storeys
- 15
- Units
- 239
- Built
- 1964
- Elevators
- 3
- Managed by
- Medallion Corporation
- Heating
- Hot water
- Air conditioning
- None
- Laundry
- Main floor, 7AM - 11PM
- Pets
- Allowed
- Parking
- Underground garage, garage accessible thru buildg, surface parking
- Visitor parking
- Paid
- Bike parking
- 15 outdoor
- Balconies
- Yes
- Smoke-free building
- No
- Sprinklers
- Yes
- Cooling room
- No
- Ward
- 13
Contains information licensed under the Open Government Licence – Toronto. Source dataset.
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