Property Management

February 6, 2024 Published by Toronto and Area Chapter

Are We Feeling Pooped Out?

From the Winter 2023 issue of CCI Toronto Condovoice Magazine.

The Average Downtown Condo Can Have Up To 200 Dogs

Have you noticed how many dogs there are in the city now? Not just in the city but I mean in the city…. In the core of the city, the concrete jungle? It seems the current trend quietly developed over the last 20 years or so but exploded during the lockdown.

It’s second nature to resist being “locked in” especially if you already live alone. There we were, isolated, sitting obediently in front of our tv’s where movies and commercials flooded our senses with images of soft, loving, playful and at times mischievous pups. Not surprisingly “I want a dog!” would fly out of our mouths as a full-throated plan.

That being said, the explosion of pups was most noticeable in the core of the city in a world of condos. Clearly the norm of a home and a yard is not a prerequisite to having a happy dog any longer. Condos work just as well.

It’s hard to fathom nowadays but pets were not always allowed in condos. Not so long ago having a pup or even a cat and wanting to or needing to move into a condo was prohibitive.

The Condominium Act of 1988, enforced by condo boards throughout all Toronto, outlines basic rules pertaining to pet ownership and will allow condos to set declarations and rules to restrict pets if they are reasonable. This will also affect condo owners who wish to rent out their units. The Residential Tenancies Act will not allow a landlord to include a “no pet” clause in their leasing agreements unless the condo’s rules stipulate no pets. A landlord however does have the right to refuse a tenant’s rental application if they have a pet.

The concept of a “dog friendly” condo is not something that can happen over night. The building on so many levels must be considered. For example, what is the general culture of the community in the condo? Is there ample common space to accommodate a population of dogs? What rules should be considered? Maintenance duties will be stretched at times. Are there many children living in the condo? And what about noise and the occasional dog fight? How can liabilities be minimized?

A downtown Toronto condo can easily have on the average 200 dogs. That may seem like a lot since we only see a few at a time, however the flow of dogs in and out of the building is constant throughout the day.

One well known condo in the core of the city has a dog turf area on the roof, big enough to accommodate several dogs at a time for the sole purpose of relieving themselves. Turf which looks very much like grass, is artificial and must be installed by a contractor to ensure drainage meets building code requirements. Under the turf a layer of gravel approximately 8” deep provides immediate drainage of the surface after a rain or manual washing then is diverted through plumbing to the sewer system. At the end of the day, it may be quite noticeable that a few dogs had digestive issues, or they just couldn’t hold it long enough to get to the turf. This is what is to be expected when dogs are allowed to live in condos.

The experience of a new puppy is a fine line between the most heart-warming time you may ever know and the most overwhelmingly exhausting time ever. You may find you are asking yourself every day, “what have I gotten myself into”. Residents who aren’t puppy parents must pack their patience too. Puppies are a lot of work. They must be taken out to the turf every hour on the hour and must be carried to avoid accidents. More tolerance will be shown if accidents are relayed by the parents to security for cleanup assistance and not reported by other residents. Responsibility is key to success.

Rules must be in place to work for all residents. The times are changing, and dogs are more and more considered a family member and need to be accommodated.

Rules are important. Rules that are enforced constantly provide the resolution to issues that may arise and may reduce liabilities. Rules that are not enforced but well understood in the condo will only create conflict among dog owners and with non-owners. There are no teeth, even in court, for a rule that has been documented but not enforced.

Some Practical Rules and Suggestions

1. Dogs must be on leash at all times while in common areas.
2. Dogs must be trained to remain calm around other people and dogs.
3. It is the sole responsibility of the owner of the dog to clean up after it.
4. Dogs must be trained regarding separation anxiety to limit barking.
5. Aggressive or nervous dogs may be required to wear a muzzle while in common areas.
6. Dogs are not allowed everywhere in the condo. For example, the pool, flower garden areas, day care areas, BBQ, and sunbathing patios.
7. Pit Bull type dogs or generally aggressive dogs will not be tolerated or even allowed in some cases, but that rule must be clearly outlined, legally defined, and enforced.

More than one turf area may be advisable. At times a nervous dog, a dog in training, or a puppy may need to be separated from other dogs to relieve stress or avoid an issue. Also, a helpful standing rule regarding a sick or contagious dog would be to relieve that dog on the street, if possible, rather than on the turf. This shows consideration although it is not always possible to get to the street. In this case, a separate, less used area would be helpful.

Generally, it’s a good idea not to have a “leash free” area for dogs to run free and play. It may also be an insurance requirement to leash dogs in all common areas. Turf areas are only for dogs to relieve themselves. It is well known that leash free areas are prone to incidents. Dogs get territorial while others get frightened. Either can result in a fight. One dog’s rough play may not suit little Fifi and so to avoid any unforeseen event, keep dogs on leash at all times.

As noted earlier, it is the responsibility of the dog owner to pick up after their dog, however at times it just isn’t possible to leave the area spotless. Waste bags or “poop bags” should be supplied by the condo and easily accessible from more than one location. Accidents will happen anywhere in the building and that’s where everyone’s patience must click in. This is also where the puppy at fault’s parent must come to security and let them know what happened.

Possibly an urban myth but it’s been told that there is a condo in the city that uses DNA to test stool samples. There is no ducking responsibility in that building. I don’t recommend that route but monitoring via security cameras is a tried-and true method to create accountability.

The very best method is that everyone including management, all residents, security staff and maintenance work together to make a dog friendly condo work.

The maintenance cleaning routine will have to include time to freshen the turf regularly. A deep cleaning must also be scheduled to avoid an abundance of flies and a pungent smell during the summer. In the dead of winter, smell isn’t the problem, frozen unsightly stains and icy spots make the area difficult to navigate. Dog friendly salt must be used to avoid paw injury and a path will be appreciated in deep snow. It is work and at times challenging but a functioning dog friendly condo is rewarding.

Owner responsibility, general consideration and a good set of enforceable rules are key for a successful condo community. A sense of community is the thread that binds.

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Toronto Condo Owner