The property I own with my Brother-in-law Paul Martin is up for discussion at this evenings meeting. I am sending this email to ensure that prior to making any decisions, you have the information needed to do so regarding 161 Neeve Street and the lot severance on Richardson St.
161 Neeve Street
Prior to us taking over this property, you can tell just by driving by that the previous owner neglected this unique property. One of the obvious problems from the outside that you can see is the front corner entrance is rotting away and is missing the door. The windows are in bad need of repair, and this building has three levels of roofs, of which everyone has leaked and required extensive repairs. It was apparent that not a nickel had been spent on this property in 20 years. Internally, the problems were endless. Obviously due to the leaking roofs, several sections of ceilings needed to be removed and repaired. Also, the previous owner had been running an after hours bar in which he had installed a bar that had to be cut into pieces to be removed and a bathroom in the laundry room which included a sink, urinal and toilet that also needed to be removed. In addition, without the city’s knowledge, he had an illegal apartment in the basement which meant this house had a third kitchen and was being used as a triplex.
It was our intention to get this house legalized as a triplex and we brought this to the city’s attention as soon as we purchased the property. Unfortunately a year had gone by and while working with the city staff in the building department, there seemed to be just to many problems to try and legalize this property as a triplex so we decided to maintain it as its recognized use, and that is a 2 unit dwelling. The costs incurred to do so have been substantial! Removing a kitchen, bringing the property up to code for both electrical and fire all the while not being able to rent the property due to the ongoing delays with the triplex conversion almost led to the selling of the property. Over the past year, we have been able rent the house to recoup some of the initial costs but the repairs have continued.
I also feel obligated to mention the removal of a tree that was in the back yard. There was a tree in the back yard that had several dead branches. We had an arborist do a report on the tree in which his conclusion was that the tree was unsafe and needed to be removed. This of course now makes me liable for that tree having that information. Removing the tree was my only option and an expensive one. I contacted the city and brought this to their attention and asked what I needed to do to remove the tree. I was told that because the size of the lot was under a certain sq. ft., I did not need any sort of permit, but they would record it that I had called just in case any one called to complain about the tree being removed. Once the tree was removed, the company that removed it couldn’t believe the tree was still standing given how many sections of the tree were dead and completely hollow.
And of course, last but not least, all 17 windows are scheduled to be replaced over the Christmas holidays and also the repair of the front corner entrance that enhances the uniqueness of this property in this neighbourhood. Once these repairs are done, we can then start focussing on the backyard which is overrun with weeds and rocks and has also not seen any maintenance in the past 20 years.
Severance on Richardson
The lot severance we believe is a great opportunity to help fulfil the City of Guelph objective of making use of residential intensification opportunities. This approximate 50 x 200 foot severed lot offers a rare opportunity to provide for further residential growth so close to downtown. This is consistent with the developing in the Downtown Urban Growth Centre adopted by the city in compliance with the Places to Grow Act. Several options were considered, but building a duplex similar to the duplex that is beside it would be the best option both cosmetically for the neighbourhood and financially to develop.
The reasons that I am sending this email is to clarify that regardless of the stereo types that neighbours will convey about Landlords or property investors, I would hope that telling you the lengths that we have gone through to legalize 161 Neeve street shows my commitment to the city in making sure that my properties are well kept. At least by me sending this email I know that you will be able to make an informed decision and that I have done my part.JS