Condo Storage Lockers May Not Be Legal

For the last 15 years, Joani Chell has relied on a storage locker next to her condo parking spot as an essential part of her daily life.

As a makeup artist, she frequently gets calls the night before for jobs and starts her mornings by grabbing equipment from her locker.

“[I get] all my stuff out and get it in the car. And a lot of it is very heavy, so I can’t be lugging it up and down, up and down,” she explained.

However, that’s exactly what Chell will have to do – she and her neighbors at Edge Lofts, located at 625 Queen Street E., were informed by the property manager that their wire mesh storage lockers breached Ontario’s Fire Code and needed to be emptied by early August.

“It’s all going to end up in my unit, so it’s going to be a hoarder’s palace, a fire hazard,” said Chell, who mentions she spent $30,000 combined for both her parking space and locker unit prior to moving in.

“We did spend a hell of a lot of money.”

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‘It shouldn’t have been sold to her’: Toronto Fire

To understand how residents ended up paying for storage lockers they can’t legally use, CBC Toronto contacted the building’s property management team as well as the condo’s Board of Directors.

The property manager chose not to comment on the nature of the violation, while one member of the condo’s Board of Directors did not respond despite repeated requests for an interview.

CBC Toronto also reached out to Streetcar Developments, which oversaw construction of the building but received no response.

Toronto Fire provided some general information regarding why storage lockers like Chell’s are in violation of provincial fire regulations.

“If something is designed and constructed as a parking garage, they’re not allowed to sell that space as … storage locker space,” stated Harry Tchalikian, acting division chief in inspections and enforcement at Toronto Fire.

The wire mesh storage lockers at 625 Queen Street E., located at the end of resident’s parking spots. (CBC)

Tchalikian noted that condo storage areas and vehicle garages each have distinct rules concerning sprinkler systems and fire separation requirements.

In situations like 625 Queen Street E., where wire mesh compartments were incorporated directly into the parking garage with domestic items stored alongside cars, “you’ve lost control of the combustible content,” he mentioned.

“It should not have been sold to her as a free-use storage space at all,” Tchalikian added regarding Chell’s situation.

A long-standing issue: fire consultant

So how did these types of storage lockers come about?

Michele Farley, a fire consultant aiding building owners with Ontario Fire Code compliance checks says these lockers have existed for decades and operate within a sort of “grey zone.”

If inspectors mislabel or inadequately identify them on plans while examining them when they’re empty they might give approval; however another inspector could visit right after when they’re filled and say.. ‘you can’t have them; take them out,'” she explained.

The City of Toronto seems to confirm this scenario occurred here.

A city spokesperson Kalinka Madej informed CBC Toronto that original plans for 625 Queen St. E labeled areas next to parking spaces as “bicycle storage.”

Tchalikian stated using those cages for bicycles or scooters is perfectly legal; it’s seen as a “common-sense exception” allowing something other than just cars inside garages.

This condo isn’t alone with this concern

This summer Chell along with neighbors received notice from their property manager indicating that their condo corporation was seeking legal advice about “obligations and potential options moving forward.”

However it turns out 625 Queen E isn’t unique in facing such issues.

Patrick Greco from Shibley Righton LLP noted he’s noticed an increasing number cases similar where condos are ordered during fire inspections requiring removal adjacent storage lockers linked with parking spots.

Some condos become his clients seeking negotiation efforts with authorities , failing which they appeal orders requesting removal or escalate matters toward province ‘s Fire Safety Commission.

The best outcome generally achievable involves creating “lists” specifying non-combustibles permitted within cages like bicycles , golf clubs , standard outdoor recreation items.

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In scenarios where condominiums maintain this kind but haven’t encountered problems yet involving fire department Greco recommends taking proactive steps including ensuring organization while keeping away any combustible materials thus possibly connecting beforehand discussing options available directly through services associated with Toronto Fire.

“An ounce prevention worth pound cure,” Greco advised.

Farley expressed desire seeing standardized responses addressing maintenance practices across different buildings instead continuously negotiating individually stating “there should common ground stipulating if present then required upkeep measures.”

She emphasized issue remains persistent noting “hundreds hundreds buildings cage-lockers exist presently.”

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