Toronto · Ward 05 · PRIVATE

38 Lambton Ave

Toronto, Ontario · postal area M6N · Mount Dennis

26 units · 3 storeys · built 1958 · managed by STERLING KARAMAR PROPERTY MANAGEMENT

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RentSafeTO score

evaluated Nov 12, 2025 · proactive score 90 · what scores mean

LTB orders, Jan–June 2026

7.7 per 100 units · most are arrears filings

Rent control

Likely rent-controlled

first occupied before Nov 15, 2018 — the annual guideline (2.1% in 2026) applies · details

Fire code

open violations · 1 recorded since 2018 · last inspection Jan 18, 2023

Investment (5 yrs)

no permits on file since Aug 2021

Property standards

investigations in the last 2 years · none open now · 3 open deficiencies

Building facts

Heatingforced air gas

Laundry roomyes

Parkingsurface parking

Visitor parkingfree

Bike parkingnot available

Elevators0

Sprinklersyes

Fire alarmyes

Barrier-free entranceno

Pets allowedyes

Non-smokingno

Hydro metered per unityes

Gas metered per unitno

Intercomyes

Lockers / storageno

Self-reported by the building owner or manager at RentSafeTO registration; City of Toronto open data.

Inspection breakdown

Laundry Room3 / 3

Parking Areas3 / 3

Building Exterior1 / 3

Windows3 / 3

Common Area Ventilation3 / 3

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 · Mount Dennis

What rents cost here · York zone

Zone-wide market averages — not this building's rents

Unit	Vacant units rent for	Sitting tenants pay
bachelor	$1,636	$1,372
1-bedroom	$2,045	$1,692
2-bedroom	$2,692	$2,052
3-bedroom+	$3,153	$2,533

The gap is what moving costs: a vacant 2-bedroom rents about 31% above what sitting tenants pay. Only 8.2% of units changed tenants in the year to the survey. Vacancy rate: 3.3%. Across the City of Toronto, average rents rose 3% 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 building

Nearest stop: Lambton Ave at Cashman Cres (East) · 34 m
Stops within 500 m: 23
Bus routes: 5, 27, 32, 34, 35, 71, 73, 89, 164, 168, 171
Express (900-series): 989
24-hour night routes: 334
Nearest subway: Runnymede Station · 3.7 km
Nearest intersection: Lambton & Cliff · 77 m

TTC schedule data · routes serving stops within 500 m · straight-line distances · nearest intersection from CornerFacts, our sister site

Who lives in the area

Whole neighbourhood — not this building

Households renting: 52.5%
Renters paying 30%+ of income: 37.8%
Renters in subsidized housing: 22%
Median household income: $70,500
Average household: 2.6 people
Median age: 39.2
Homes in 5+ storey buildings: 47.3%
Moved in the past year: 7.6%
Residents: 14,409

2021 census · Mount Dennis

Area safety

Whole neighbourhood — not this building

2026 so far (to June): 54 assaults, 10 auto thefts, 9 robberies and 8 break-and-enters — 40% more than the same months of 2025

Full year 2025: 81 assaults, 22 auto thefts, 18 break-and-enters and 12 robberies — robbery runs above the typical Toronto neighbourhood; break-and-enter, auto theft and assault below.

311 noise complaints in postal area M6N: 199 in 2026 so far (241 in all of 2025).

Police-reported · whole neighbourhood, not this building

What's nearby

Distances from this building

Parks: Westlake Park 175 m · Gladhurst Park 359 m · Keelesdale Park 574 m
Community centres: Mount Dennis Community Hall 475 m · York Recreation Centre 609 m
Libraries: Mount Dennis 325 m · Evelyn Gregory 1.2 km

City of Toronto open data · straight-line distances

Schools nearby

Distances from this building

Elementary: Dennis Avenue Community School (Closed Location) · 71 m
Middle: Rockcliffe Mdl School · 1.1 km
Secondary (high school): Frank Oke Secondary School · 711 m
Catholic elementary: Our Lady Of Victory Catholic Elementary School · 221 m
Catholic secondary: St Oscar Romero Catholic Secondary School · 623 m

Nearest board-run school by straight-line distance — catchment zones are set by each school board, so confirm with the board's Find Your School tool.

Who to contact about building problems. Put requests to your landlord in writing first. Unresolved property-standards issues go to the City through 311 (RentSafeTO). If 311 doesn't resolve it, your councillor's office can escalate: Ward 05 (York South-Weston) — Frances Nunziata, councillor_nunziata@toronto.ca · 416-392-4091.

Score history

Evaluation	Score
Aug 18, 2023	89
Nov 12, 2025	89

Landlord and Tenant Board orders

How to read these orders and codes →

File	Application	Date	Order
LTB-L-001944-26	L1 eviction application for rent arrears	Apr 7, 2026	PDF
LTB-L-083731-25	L1 eviction application for rent arrears	Jan 12, 2026	PDF

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.

Landlord or manager of this building? You can request a correction or add a response that will appear beside this record. Every fact above links to its official source and date.