Potential loss of basements 'devastating' for tenants in south London complex

If London city council votes to approve a property owner's plan, Courtney Crossen's small apartment will get much smaller, with her living space effectively cut in half.

"I use my basement as a gym. I have storage down there. I have a gaming area," she said. "Because my apartment is so small, that's where I'm able to have dinner with my friends."

Crossen has lived at 145 Baseline Rd. W. for 10 years. The complex, which was sold to a new owner this spring, is a cluster of five run down one-storey brick buildings. Each of the five buildings has three small apartments on the main floor. Each apartment has its own below-grade basement connected to the main floor by an internal staircase. 

The landlord received approval from city council's planning committee on Tuesday to turn all the basements in the complex into rental units, effectively doubling the number of units from 15 to 30. The extensive renovation will require existing tenants to vacate their apartments while the work happens.

Landlord Carlos Afanador told the committee he'll provide an apartment for each of the tenants while the work happens and let them return to their original apartments when it's done without a rent increase. However the move will cost existing tenants their basements, which many use as living space. One tenant wrote to council saying he uses the basement as a workshop for his carpentry business. 

Afanador purchased the complex in June. In July, Crossen received a lawyer's letter informing her she would need to leave the apartment so the extensive renovation work could happen. 

The letter from the Cohen Highley law firm said Crossen would be offered a "discontinuance of tenancy package" if she's willing to move out for good. 

As a long-term tenant in an older building, Crossen is paying $940 plus utilities. That's well below current market rate for a similarly sized apartment. 

She told the landlord she won't leave without an eviction order issued by the province's Landlord and Tenant Board (LTB). An LTB order is the only way a tenant can be legally evicted in Ontario and evictions can only happen after a tribunal hearing. 

Crossen said she hasn't had any communication with the landlord since. 

A city staff report evaluating the landlord's application said the buildings will need new external staircases and new windows in order for the below-grade basements to meet building code requirements.

Stephanie Urquhart, another long-term tenant, said the landlord shouldn't be allowed to take away half her living space. 

"The basement is a central part of my life," she said. "It's a workout area for me and also storage. It will be quite a loss. I'm already thinking of the things I'll have to get rid of." 

Urquhart received an offer of $7,000 to move out and end her tenancy. Crossen said she's not been given a firm offer, or any dollar figure, to leave. 

Mother of 6 could lose her basement

Another tenant, Becky Degroat, said she was offered first and last month's rent to end her tenancy, an amount just under $2,000. She lives in a three-bedroom unit with her six children, who range in age from two years old up to 14. She said losing the basement will put her family in a serious space crunch.

"It would make it more chaotic," she said. "I'm not happy about this." 

Degroat said she's tried to find a new apartment, but is running into barriers. 

"I get minimal responses when I reply to available units," she said. "Once I mention six kids, I stop getting replies." 

The planning committee's approval of the landlord's plan will next go to full council at its Nov. 26 meeting for a final vote.

Urquhart is hoping council will reconsider the planning committee's decision. 

Despite the landlord's assurances, Crossen and Degroat are worried the renovation process will one way or another result in them losing their apartments. About half the complexes 15 units are currently empty. A planner who represented Afanador at the committee meeting told CBC News Afanador was not available for an interview.

"I've lived here for 10 years," said Urquhart. "This is more than a home, it's a community. Losing that sense of community is just devastating."