Toronto · Ward 19 · TCHC

444 Lumsden Ave

Toronto, Ontario · postal area M4C · Taylor-Massey

183 units · 42 storeys · built 1969 · managed by DEL MANAGMENT

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RentSafeTO score

evaluated Jun 27, 2025 · proactive score 87 · what scores mean

LTB orders, Jan–June 2026

0.5 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 violation · 111 recorded since 2018 · last inspection Jun 29, 2026

Investment (5 yrs)

building permits since Aug 2021

Property standards

investigations in the last 2 years · 7 still open · 7 open deficiencies

Building facts

Heatinghot water

Laundry roomyes

Parkingunderground garage · garage accessible thru building · surface parking

Visitor parkingpaid

Bike parkingnot available

Elevators4

Sprinklersyes

Fire alarmyes

Barrier-free entranceyes

Pets allowedyes

Non-smokingyes

Hydro metered per unitno

Gas metered per unitno

Intercomyes

Lockers / storageyes

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

Inspection breakdown

Laundry Room2 / 3

Parking Areas2 / 3

Garbage/Compactor Room3 / 3

Building Exterior2 / 3

Windows2 / 3

Balcony Guards3 / 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 · Taylor-Massey

What rents cost here · East York zone

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

Unit	Vacant units rent for	Sitting tenants pay
bachelor	$1,420	$1,331
1-bedroom	$1,968	$1,561
2-bedroom	$2,705	$1,801
3-bedroom+	$3,766	$2,171

The gap is what moving costs: a vacant 2-bedroom rents about 50% above what sitting tenants pay. Only 6.7% of units changed tenants in the year to the survey. Vacancy rate: 3.5%. Average rents in this zone rose 2.7% 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: Lumsden Ave at Barrington Ave · 52 m
Stops within 500 m: 25
Bus routes: 23, 62, 87, 404
Nearest subway: Main Street Station · 731 m
Nearest intersection: Main & Lumsden · 215 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: 66.3%
Renters paying 30%+ of income: 37.4%
Renters in subsidized housing: 12.2%
Median household income: $68,500
Average household: 2.5 people
Median age: 37.2
Homes in 5+ storey buildings: 75.8%
Moved in the past year: 13.5%
Residents: 16,609

2021 census · Taylor-Massey

Area safety

Whole neighbourhood — not this building

2026 so far (to June): 65 assaults, 9 auto thefts, 5 break-and-enters and 4 robberies — about the same as the same months of 2025

Full year 2025: 131 assaults, 32 auto thefts, 24 break-and-enters and 13 robberies — assault and robbery run above the typical Toronto neighbourhood; break-and-enter below.

311 noise complaints in postal area M4C: 155 in 2026 so far (212 in all of 2025).

Police-reported · whole neighbourhood, not this building

What's nearby

Distances from this building

Parks: Secord Park 289 m · Everett Park 653 m · George Webster Park 656 m
Community centres: Secord Community Centre 394 m · East York Sports Centre 915 m
Libraries: Dawes Road 799 m · Main Street 1.4 km

City of Toronto open data · straight-line distances

Schools nearby

Distances from this building

Elementary: Secord Elementary School · 364 m
Middle: D A Morrison Mdl School · 755 m
Secondary (high school): Malvern Collegiate Institute · 1.6 km
Catholic elementary: Canadian Martyrs Catholic Elementary School · 1.4 km
Catholic secondary: Notre Dame Catholic High School · 1.8 km

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 19 (Beaches-East York) — Brad Bradford, councillor_bradford@toronto.ca · 416-338-2755.

Score history

Evaluation	Score
Sep 18, 2023	73
Jun 27, 2025	85

Fire code violations

111 violation records since 2018 in Toronto Fire Services' high-rise inspection data; 1 currently open. Most frequent:

Maintenance of closures (5)
Fire Alarm Maintenance (5)
Maintenance of certain fire emergency systems (3)

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-018187-26	L4 eviction — breached a settlement or order	Mar 3, 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.