Inspectors uncover 'pretty horrible' conditions in Windsor rental units under pilot study
Council will need to decide to extend, widen or end the program next year
Inspections of rental housing in Windsor have uncovered what city staff describe as "pretty horrible" conditions and a number of units built without proper permits or approvals.
In some cases, city staff say, units are in such bad shape that tenants needed to be removed for their safety.
These units are owned by landlords taking part in the two-year Residential Rental Licensing Pilot Study, which is expected to wrap up in February.
"This program has not changed our position: that we do have numerous substandard housing conditions in our community," said the city's deputy building official Rob Vani.
About 35 per cent of units are failing initial inspections, he said, requiring follow up inspections, which has driven up costs associated with the program.
Inspectors visit units to make sure that they meet building codes. They are finding "really, really poor conditions, really poor sanitary conditions," said Vani.
Leaky roofs, washrooms in need of repair
He said some defects are minor, like a unit missing a handrail on stairs, but others are more concerning and appear to have needed repairs for years.
"It's leaky roofs with damage plastered ceilings that continue to leak, it's washrooms that are just, you know, you wouldn't want to use," he said.
"These would be issues that most people would not want to live in. They're not sanitary conditions or safe conditions."
In cases where units are found unsafe, the landlord is responsible for accommodating the tenants while repairs are made. If they do not, the tenant would have to pursue the matter through the Landlord and Tenant Board.
The pilot study is limited to rental units in wards 1 and 2 — the west end and parts of South Windsor — which city staff estimate could be up to 5,000 units.
But only a fraction of those units have been inspected, with about 740 in 2023 and 47 in 2024.
That's because a group of landlords are fighting the city's program in court.
A judge ruled against the group's initial challenge.
Those landlords have appealed that ruling and the court is expected to issue a decision in the coming months.
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Councillor not surprised by findings
The program was initially mandatory. It required any residential rental units in a property with four units or fewer to be licensed by the city.
Council decided to make it voluntary while the legal battle plays out.
Coun. Fabio Costante said he wasn't surprised to hear what these inspections have revealed.
"This is something that we've seen for for decades here on the west side in and around the university where we have a high density of student rentals," said Costante.
"I can only imagine what's out there with those who have chosen willfully not to be part of this program."
Council will need to decide what to do with the program when it ends in February, which Costante said could include expanding that area where landlords need a licence to operate beyond wards 1 and 2.
"The primary goal, by far and large, is resident safety, making sure that our units are up to building code and fire code and and that residents are living in units that frankly are safe and adhere to legislation that pre-existed the residential rental licence," he said.
Costs expected to rise
One issue landlords have expressed concern about is the cost associated with the program.
The initial licensing fee from the city is $466 for the first year, and it needs to be renewed each year for $275.
In a recent budget meeting the city's chief building official John Revell suggested that fee will need to go up to recover costs.
That's because of low compliance rates, repeat inspections and scheduling challenges between city staff, landlords, tenants and other departments.
It could cause the licence fee to increase by about $350.
City council will likely get a full report on the pilot program next year and be tasked with deciding to move forward with the program, expand it, or cancel the licence.
The pilot study also comes as Windsor renters face some of the largest increase in rent costs that area has ever seen, alongside one of the lowest vacancy rates.
"At this point where the rents have gone up to, we expect more from our landlords," said Vani.