Toronto · Ward 19 · TCHC
98 Elmer Ave
Toronto, Ontario · postal area M4L · The Beaches
36 units · 4 storeys · built 1955 · managed by TCH
LTB orders, Jan–June 2026
0Rent control
Likely rent-controlledFire code
0Investment (5 yrs)
1Property 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 · The Beaches
What rents cost here · Toronto East zone
Zone-wide market averages — not this building's rents| Unit | Vacant units rent for | Sitting tenants pay |
|---|---|---|
| bachelor | $1,337 † | $1,209 |
| 1-bedroom | $1,874 | $1,685 |
| 2-bedroom | $2,045 † | $1,866 |
† Small sample: CMHC rates this vacant-unit estimate low-reliability and/or finds the vacant-vs-sitting difference not statistically significant.
The gap is what moving costs: a vacant 1-bedroom rents about 11% above what sitting tenants pay. Only 6.2% of units changed tenants in the year to the survey. Vacancy rate: 2.6%. Average rents in this zone rose 3.8% 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: 10
Bus routes: 92
Streetcars: 501, 503
24-hour night routes: 301, 322
Nearest subway: Woodbine Station · 1.7 km
Nearest intersection: Elmer & Norway (South) · 55 m
Who lives in the area
Whole neighbourhood — not this buildingRenters paying 30%+ of income: 46.4%
Renters in subsidized housing: 5.5%
Median household income: $116,000
Average household: 2.3 people
Median age: 43.6
Homes in 5+ storey buildings: 7.6%
Moved in the past year: 12.3%
Residents: 23,784
Area safety
Whole neighbourhood — not this buildingWhat's nearby
Distances from this buildingCommunity centres: Beaches Recreation Centre 545 m · Fairmount Park Community Centre 923 m
Libraries: Beaches 591 m · Main Street 1.3 km
Schools nearby
Distances from this buildingMiddle: Glen Ames Sr Public School · 576 m
Secondary (high school): Malvern Collegiate Institute · 1.5 km
Catholic elementary: St John Catholic Elementary School · 1.2 km
Catholic secondary: Notre Dame Catholic High School · 1.3 km
Score history
| Evaluation | Score |
|---|---|
| Jun 18, 2024 | 92 |
| Sep 10, 2026 | 82 |
Fire code violations
10 violation records since 2018 in Toronto Fire Services' high-rise inspection data; 0 currently open. Most frequent:
- Accumulation of combustible materials (1)
- Repairs and alterations to fire alarm systems (1)
- Records to be prepared (1)
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 |
|---|---|---|---|---|
| Aug 16, 2021 | Fire/Security Upgrade | Fire Alarm | $50,000 | Permit Issued |
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 →
No final LTB orders were published for this address between January and June 2026. Earlier years will appear as Tribunals Ontario backfills its catalogue to 2021.