Toronto · Ward 24 · PRIVATE
280 Morningside Ave
Toronto, Ontario · postal area M1E · West Hill
165 units · 14 storeys · built 1972 · managed by Q RESIDENTIAL
LTB orders, Jan–June 2026
2Rent control
Likely rent-controlledFire code
0Investment (5 yrs)
0Property standards
21Building facts
Self-reported by the building owner or manager at RentSafeTO registration; City of Toronto open data.
Inspection breakdown
Common areas scored 0–3 by the City inspector at the latest RentSafeTO evaluation (3 = no issues found). Only areas assessed at this building are shown.
Neighbourhood & getting around · West Hill
What rents cost here · Scarborough East zone
Zone-wide market averages — not this building's rents| Unit | Vacant units rent for | Sitting tenants pay |
|---|---|---|
| bachelor | — | $1,442 |
| 1-bedroom | $1,900 | $1,626 |
| 2-bedroom | $2,368 | $1,843 |
| 3-bedroom+ | $2,746 | $2,062 |
The gap is what moving costs: a vacant 2-bedroom rents about 28% above what sitting tenants pay. Only 6% of units changed tenants in the year to the survey. Vacancy rate: 1.9%. Average rents in this zone rose 5.6% over the year (same-structure sample) †. CMHC Rental Market Survey, October 2025.
Region-wide asking rents (Toronto area (CMA), Q1 2026, Statistics Canada, Quarterly Rent Statistics): bachelor $1,760 · 1-bed $2,110 · 2-bed $2,660 · 3-bed $3,250. Rentals.ca & Urbanation National Rent Report, July 2026: City of Toronto average $2,577 across all unit types.
Getting around
Distances from this buildingStops within 500 m: 13
Bus routes: 12, 54, 86, 116
Express (900-series): 905, 954, 986
24-hour night routes: 334, 354, 386
Nearest subway: Kennedy Station · 7.4 km
Nearest intersection: Morningside & Kingston · 80 m · 44,703 vehicles in the City's latest count · red-light camera
Who lives in the area
Whole neighbourhood — not this buildingRenters paying 30%+ of income: 29%
Renters in subsidized housing: 48.7%
Median household income: $76,000
Average household: 2.8 people
Median age: 40
Homes in 5+ storey buildings: 34.4%
Moved in the past year: 9.3%
Residents: 31,546
Area safety
Whole neighbourhood — not this buildingWhat's nearby
Distances from this buildingCommunity centres: Heron Park Community Recreation Centre 877 m · Curran Hall Community Centre 2.0 km
Libraries: Morningside 765 m · Highland Creek 2.4 km
Schools nearby
Distances from this buildingMiddle: Joseph Brant Sr Public School · 1.1 km
Secondary (high school): West Hill Collegiate Institute · 591 m
Catholic elementary: St Martin De Porres Catholic Elementary School · 436 m
Catholic secondary: St John Paul Ii Catholic Secondary School · 2.3 km
Score history
| Evaluation | Score |
|---|---|
| Aug 3, 2023 | 92 |
| Oct 22, 2025 | 97 |
Fire code violations
43 violation records since 2018 in Toronto Fire Services' high-rise inspection data; 0 currently open. Most frequent:
- Damaged closures (2)
- /6.6.5.6. Records of Test (Hydrant Water Flow) (2)
- Maintenance of closures (2)
Source: Toronto Fire Services residential inspection results, refreshed daily. A violation record is a finding at inspection time; open items are those without a recorded close date.
Landlord and Tenant Board orders
How to read these orders and codes →
| File | Application | Date | Order |
|---|---|---|---|
| LTB-L-085489-25 | L1 eviction application for rent arrears | Jan 23, 2026 | |
| LTB-L-085471-25 | L1 eviction application for rent arrears | Jan 12, 2026 |
Final orders published by Tribunals Ontario (Jan–June 2026 release). An order records the outcome of an application; a high count of L1 (arrears) filings reflects filing activity, not the state of the building. Orders with confidentiality directives are excluded at source.