Toronto · Ward 15 · PRIVATE
85-95 Thorncliffe Park Dr
Toronto, Ontario · postal area M4H · Thorncliffe Park
496 units · 43 storeys · built 1971 · managed by MORGUARD CORPORATION
LTB orders, Jan–June 2026
15Rent control
Likely rent-controlledFire code
0Investment (5 yrs)
2Property standards
no property-standards investigations recorded in the last 2 yearsBuilding 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 · Thorncliffe Park
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 buildingStops within 500 m: 11
Bus routes: 25, 72, 88, 100, 156, 403
Express (900-series): 925
24-hour night routes: 325
Nearest subway: Greenwood Station · 2.9 km
Nearest intersection: Overlea & William Morgan · 96 m · 22,570 vehicles in the City's latest count
Who lives in the area
Whole neighbourhood — not this buildingRenters paying 30%+ of income: 36%
Renters in subsidized housing: 8.6%
Median household income: $67,000
Average household: 2.9 people
Median age: 34
Homes in 5+ storey buildings: 93.4%
Moved in the past year: 9.5%
Residents: 23,826
Area safety
Whole neighbourhood — not this buildingWhat's nearby
Distances from this buildingCommunity centres: Jenner Jean-Marie Community Recreation Centre 472 m · Angela James Arena 1.3 km
Libraries: Thorncliffe 478 m · Flemingdon Park 1.4 km
Schools nearby
Distances from this buildingMiddle: Valley Park Mdl School · 563 m
Secondary (high school): Marc Garneau Collegiate Institute · 541 m
Catholic elementary: St John Xxiii Catholic Elementary School · 1.1 km
Catholic secondary: St Patrick Catholic Secondary School · 3.4 km
Fire code violations
52 violation records since 2018 in Toronto Fire Services' high-rise inspection data; 0 currently open. Most frequent:
- Maintenance of closures (4)
- Accumulation of combustible materials (4)
- Damaged fire separations (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.
Recent building permits
| Issued | Type | Work | Est. cost | Status |
|---|---|---|---|---|
| Sep 5, 2025 | Building Additions/Alterations | Garage Repair/Reconstruction | $250,000 | Inspection |
| Feb 5, 2025 | Building Additions/Alterations | Garage Repair/Reconstruction | $3,900,000 | Inspection |
Permits filed at this address since August 2021 (City of Toronto building permits, active file). Permit activity is a sign the owner is investing in the building; estimated costs are as declared by the applicant.
Landlord and Tenant Board orders
How to read these orders and codes →
| File | Application | Date | Order |
|---|---|---|---|
| LTB-L-054336-26 | L4 eviction — breached a settlement or order | Jun 30, 2026 | |
| LTB-L-054513-26 | L4 eviction — breached a settlement or order | Jun 30, 2026 | |
| LTB-L-018460-26 | L2 eviction application (other reasons) | Jun 12, 2026 | |
| LTB-L-063565-25 | L1 eviction application for rent arrears | May 27, 2026 | |
| LTB-L-095826-25 | L1 eviction application for rent arrears | May 26, 2026 | |
| LTB-L-095708-25 | L1 eviction application for rent arrears | May 21, 2026 | |
| LTB-L-017457-26 | L4 eviction — breached a settlement or order | Apr 16, 2026 | |
| LTB-L-004897-26 | L1 eviction application for rent arrears | Apr 8, 2026 | |
| LTB-L-004899-26 | L1 eviction application for rent arrears | Apr 8, 2026 | |
| LTB-L-017457-26 | L4 eviction — breached a settlement or order | Mar 2, 2026 | |
| LTB-L-109388-25 | L2 eviction application (other reasons) | Feb 24, 2026 | |
| LTB-L-106437-25 | L1 eviction application for rent arrears | Feb 19, 2026 | |
| LTB-L-095624-25 | L1 eviction application for rent arrears | Jan 29, 2026 | |
| LTB-L-097089-25 | L1 eviction application for rent arrears | Jan 16, 2026 | |
| LTB-L-091203-25 | L2 eviction application (other reasons) | Jan 13, 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.