Welcome to 180 Beatrice.
Not everything here is critical for you to know, but by sharing it we hope to create a good base of information that kicks off a healthy, long-term tenant and landlord relationship.
- Built
- 1904
- Units
- 3
- Renovated
- 2018, 2022, 2025
- Rent controlled
- Yes
- Hydro (metered)
- $50-125/mo
Our process
- 1. We post the listing
Photos, price and details go up on our listing page.
- 2. You reach out
Send us a message with any questions. We're happy to chat.
- 3. You apply
A short application on this site, about 5 minutes. Apply →
- 4. We review
We read every application personally. If it looks like a good fit on both sides, we email you a personal booking link.
- 5. Viewing
Pick a 15 minute time that suits you. One household at a time, and we invite you to bring your pet. We love pets!
- 6. Document review
Bring your documents to the viewing, or send them right after. We're not rigid: share whatever makes your case best. What to share →
- 7. Decision
We aim to offer a lease within 24-72 hours of showings. If selected, have your deposit ready within 48 hours and sign the lease.
How to become the selected tenant
It's pretty simple. These are the steps I've followed myself in the past, so I share them with you! Generally it comes down to making it an easy "yes" for the landlord, so keep that in mind and come prepared.
- 1Consent to a credit check
Provide consent to pull your credit report, or provide a detailed extract of your credit report.
- 2Apply early
Fill out the application in advance of the showing, or the day after viewing the unit.
- 3Be clear about must-haves
Parking, animals, or any special considerations we might be overlooking.
- 4Be honest and upfront
In every possible way. We'll of course do the same in return!
- 5Explain anything odd
In 2019 I forgot to pay a bill because I was living in Victoria for 12 months and wasn't collecting my mail in Toronto. As long as there's a good reason you can explain, it won't hurt your application. We just want to understand your situation and how it might impact ours.
- 6Be reachable the next day
We once couldn't reach someone for a whole day, so we selected someone else rather than lose our second-best option.
- 7Re-confirm your interest
Some people lose interest after a viewing, and that's OK. Just let me know so I know whether to follow up.
- 8Be ready to move quickly
Have your deposit ready within 48 hours and promptly sign the lease agreement.
What to share
Share anything you feel strengthens your application. We're not rigid: make the best case you can, and we'll assess it on its merits. Everyone's situation is different, so use what fits yours.
- Employment letter
- Recent pay stubs
- Last year's T4 or T1 General (ideal), or Notice of Assessment
- Bank or credit card statements (great if you're self-employed)
- Proof of savings, scholarships or other support
- Contact for a current or past landlord (hold off on your current one if you haven't given notice)
- Rent payment records
- Consent for a credit check, or a recent credit report
- A quick note explaining anything unusual
- A guarantor's details, if someone is backing your lease
- Details about your pet (breed, age, temperament)
- A short intro about you and why this place fits
If you can, bring what you have to the showing or send it right after. We aim to offer a lease within 24-72 hours of showings, and moving quickly helps us both.
We'll only use what you share to review your application. You never need to send your SIN.
Utilities & bills
- Heat
- Water (see the large household exception below)
- Hydro. Each unit has its own meter, typically $50-125/month depending on usage.
- Internet. Set up your own plan. The house is wired for both fibre optic and cable internet, so you can pick the provider you like.
Exception: water for large households
We set water terms when you sign your lease, based on the number of occupants 18 and over living in the unit. Water is included for households of up to 2 adults. For larger households, we agree a fixed monthly water charge in the lease. If the number of adults changes during the lease, the lease allows either of us to reassess it.
This is only an estimate to give you a feel for it. It shares the building's water bill evenly per adult, for adults above 2 in your unit. The actual amount is agreed with you before signing.
Our ideal tenant
We want to communicate what's important to us so we can have a constructive long-term relationship where everyone stays happy. We're also interested in what's important to you, so feel free to chat with us about it!
Generally we want someone who will take care of the place and understands the business nature of the relationship: we're required to provide high-quality housing, and your part is to enjoy it, avoid damaging it where possible, and pay your rent on time.
We invested over $400k in 2018-2019 cleaning up the house and landscape, and a further $130k on the basement in 2022-2023. Things will break and accidents will happen. All we ask is that we keep them to a minimum, and that damage is reported so it can be fixed before it becomes a bigger issue.
We've replaced almost everything, but some parts are impossible to replace and lead to old-house quirks from time to time. If something takes longer to fix than you'd like, it's never because we don't care. It's because we're finding a solution that works for you without hurting the long-term maintainability of the house or other tenants.
Without exception.
At all times, and doesn't interrupt their lifestyle.
Please don't carry out repairs or modifications without written consent. We'd rarely say no, but being informed lets us maintain the building and avoid surprises when you move on. For example: internet installs that drill through walls; hanging curtains, blinds or TVs; replacing kitchen or bathroom parts; removing landscaping; painting (fine, but please return it to the original colour before you leave).
So it can be corrected without causing larger issues, and ideally offers to pay for damage caused by abuse or negligence.
We'll likely raise rent by the provincial guideline each year, but we won't try to raise it further, even after large capital investments. Guideline increases (around 1.8-2.5% historically) have barely kept up with inflation, so we do apply them each year.
With legal notice, for preventive maintenance, inspections and repairs.
Rent increase guidelines: ontario.ca/page/residential-rent-increases
FAQ
How many units are in the house?
3.
Who else lives in the house?
We try to curate a household of people who can live comfortably in the same building without interrupting each other. Everyone has their own space, and we look for tenants who'll be considerate neighbours.
Can I use the front porch?
Only Unit 1 uses this area, for bike storage.
Is parking available?
Parking can optionally be added (pending availability) for an additional monthly fee, either with your lease or through our parking booking page. There's bike parking at the back for Units 2 and 3, and on the front porch for Unit 1. Tenants may only use the parking allocated in their lease, and unrecognized plates will be towed.
Are animals allowed?
If it's a legal animal for you to have as a pet, yes. Please be extremely upfront about pets. I love dogs (my Beagle Elvis is my best friend), so I get it! But pets can cause damage, disrupt other tenants and, worst of all, be aggressive during maintenance or inspections. My goal is that you, the other tenants, anyone who works on the property and I are all safe and happy on site.
Is the rent negotiable?
Give us an offer and we'll gladly consider it alongside the rest of your application and the other applicants.
You seem a bit intense, am I reading that right?
I'm just trying to give you all the info you need and be the best landlord I can. I only try to create rentals I'd want to live in myself, and a lot of this comes from the lack of communication I felt from my own past landlords. I'm very easy going and like to joke around, but this part of life is a business and I want a constructive, fair value exchange for both of us.
Have you done this before?
I've rented 3 other buildings, my first in 2016. We've since scoped our landlording down to just this building. In complete honesty we find it kind of stressful, so we may step back at some point, but that's a way off. Meanwhile our goal is to keep this house in the best possible condition and find the best possible tenants.
This was a lot of work, what did it cost?
Approximately $580,000 at this point, and counting. We did everything to code, with permits.
Where do you live?
Near Bellwoods park, so we're only around 5 minutes away most of the time. My full address will be on the lease if you're the successful applicant.
Is this unit rent controlled?
Yes.
About us
My name is Andrew. I have a rescue Beagle named Elvis and a lovely wife, Jess. (The picture was taken during COVID, please excuse our hair.)
I was born in Australia and moved to Canada in 2008. We live in the Bellwoods neighbourhood (Queen and Strachan) and have slowly collected apartments and houses across the city over the last 10 years. It's kind of enjoyable, and we get a sense of accomplishment when a quality unit hits the market.
We bounce between our house on Queen West and our cottage in Haliburton. We live nearby, so we're very available to help if anything goes wrong. I'm very handy and can fix almost anything, and we use that to make sure issues are dealt with promptly and to a standard we'd be happy with in our own home.
Jess has a PhD and works as a freshwater ecologist. I've worked in technology for 20 years, but in April 2018 I stepped away for a while to work with my hands, and the Beatrice renovation was the result. I'm back in my normal field now, but if you ever need help I'm super responsive and keen to lend a hand.
History of the house
The house was built in 1904 by a Scottish immigrant named Hartley Gibson, and until we came along in 2018 it hadn't had a serious renovation since. Our hope is to hold onto it for 10-20 years and keep it in ideal condition throughout, to give a great tenant experience.
The original building permit stub from April 30th, 1904.
The 2018-19 renovation
From August 2018 to May 2019 we carried out what was basically an entire gut job and rebuild.
New high-efficiency gas boiler
Radiant heating plus hot water supply.
New roof and gutters
Complete demolition of interior walls and floors
The basement at the time was only 6 feet deep and very damp.
AC in every room
Electrical split into 4 meters
Common elements (we pay this bill), Unit 1, Unit 2 and Unit 3.
Built to current code, with a lot of insulation
Electrical, plumbing, HVAC, framing, fire suppression and insulation requirements were all strictly followed. We insulated even the interior walls to reduce sound between bedrooms, well beyond code, and added two layers of drywall and resilient channels on the ceilings for sound and fire proofing.
Underpinned the basement
The foundation was shored up by an additional 24 inches, with a 26 inch wide footing across all existing walls.
New windows and doors
All interior and exterior windows and doors replaced, and a lot of decaying brick repaired.
Restored radiators with thermostatic valves
Every radiator was drained, cleaned and repainted, with thermostatic valves so you can set each room's temperature. Each unit also has its own smart thermostat and heating zone, so your neighbour doesn't control your heat!
New kitchens and fresh paint
Units 2 and 3 got completely new kitchens. We re-used parts of Unit 1's kitchen at the time, and fully replaced it in 2025 (see below).
In-floor heating and waterproofing (basement)
New drains, a backflow prevention valve and waterproofing keep the basement dry and comfortable.
New basement walkout
The old one was caving in.
Landscaped front yard
Refinished back of the house
Resurfaced rear parking (July 2020)
With the fancy new mural! Thanks to our buddy @mostlyletters.
Creating the basement unit
In 2022 we finally finished the basement and created the house's third unit. This was always the plan when we bought the house in 2018; we just couldn't afford it at the time. The budget was $90,000 and the final cost was closer to $130k, including the entrance landscaping, heating upgrades and appliances. Thankfully we'd already underpinned in 2018 (another $125,000), so the ceiling height is great and it's completely dry.
Where we started
Underpinned, but otherwise unfinished.
Clearing the way
We removed an old staircase and cast iron heating pipes that would have cost about a foot of ceiling height and blocked two new windows.
Modern heating pipes
Replaced with oxygen-barrier 3/4 inch PEX, which should last 20-30 years and takes up far less space.
Living area and kitchen
Delays getting a Committee of Adjustment hearing (which ultimately wasn't required) turned a 90 day plan into 13 months. It's not easy to build housing in Toronto!
In-suite laundry for Unit 3
Kitchen upgrades in Units 1 and 2
In 2025 we upgraded the kitchens in Units 1 and 2 at the same time. For both we chose a grey stone countertop: it's durable, better for tenants day to day, and easier for us to maintain over the long run.
Unit 1: full kitchen replacement
The last kitchen still carrying parts from before 2018 was fully replaced: new cabinets, appliances, backsplash and grey stone countertops, plus an island.
Unit 2: new countertops
The cabinets from 2018 were still in great shape, but the wooden IKEA countertop didn't hold up well, so we replaced it with the same grey stone.