ëhæ æwffi wffi ffiwwffiWffimgAlîernatives to student housing in Winnipeg

THE UNIVERSITY OF I'4AN]TOBA

TI,IE ACT OF DI,JELLING: ALTTRNATIVES TO STUDENT HOUSiNG IN I,JINNIPE6

By

ALLAN DUDDRIDGT

A THIS]S

SUBMITTED TO THE FACULTY OF GRADUATE STUDIIS

IN PARTIAL FULFILLMENT OF THI REQUIRIMTNTS FOR THE DEGREE

OF MASTERS OF ARCHITECTURE

DTPARTMENT OF ARCHITECTURE

I^JIi\NIPEG, MANITOBA

MAY, 1975

THE ACT 0F DIJELLIt{G: ALTERNATiVES T0 STUDENT HOUSIilIG IN 1^IINNIPEG

by

ALLAN LEI,IIS DUDDRTDGE

A rlissertation subrltitted to t[e Faculty of Grarluatc Stutlics of'

the Uttiversity of Manitoba in partial fulfillment ol' thc roquircments

of the de'glee of

MASTERS OF ARCHITECTURE

o 1975

Pernrission has þectr gratttcd to tltc Lt¡IRAIìY OF''t'llti LII{tVljll'

SITY OÌ. NIANITOIJA to lcrld or sell copies of tfiis dissertrttiotr, ttr

the NATIONAL LIBRAIìY OF (lANAl)A to lnicrol'ilnr this

dissertation and to lend or scll copics of the l'ilnt, and UNIVURSI'tY

MIcRoFtLMS to publish iln abstract of' this dissert¿ttion.

The arrtþol. feserves other publicatitl¡r rights, aticl lieithr:r tltc

dissertatiorì tìor extonsive cxtr¿rcts fronr it Dtay be printccl or tltller-

rvise reproilucecl witltout t Ilc ilLlt l)ol''s wl'ittcll ¡rertlt issi()ll.

.Æß\i¿r"! Ëfr.ÇDt\: !:\* ¿

^ ..'c1.j-i"?fi'i i;\:'':-

TABLE OF CONTEi.]TS

LIST OF ILLUSTRAT]ONS

I TCT aìr r^Dr rcLfJI \JI I/1IJLLJ VlI

PREFACE \/ I 'ì 1

I NTRODUCT ] ON

Con cernConceptual fran¡elorkPrrrnñcôProbl em

þiethod

Type of TenancyRent and Security f),"nnc i iP,en ta I smanLandl ord's Rul esl'lunìcipa1 By-laws

and Reç¡ul at'ions

a^ ^ ^'1 ,, --i ^- ^UUII(-IUJIUIIJ

l8l820

Ij

l5

B38592

a/1

cl

cl'lAPTER i rHt Acr 0F DliELLIt,lG: SUPP0RTS AND DETACT.iABLt UNITSHi stori cal i nfl uences . . .

SAR 65 IntroductionRu'ìes seri es 0: General termì nol ogyRules series l: Size and posjt'ion of materjalRul es seri es 2 : Si ze and oos i t-i on of qnacêllollllJUt I r UCr I'lOílyPrnip¿-t ÞqqHAk

Fl exi bl e and Adaptabl e drvel I 'inqsConcl usions

CHAPTTR Ii THE ACT 0F Di,'ltLLIllG: LIFE STYLTlife ctv]pStage jn theQual i tatj ve

| 1tô -\/^ l^LI¡\- UJUIL

characteri s Li csfìnnr¡n¡tìnnvuuuyqurur¡Conclusìons

CHAPTER I I I THt ACT 0F D|JELLIIIG: LiGAL AGREEi'iENTSThe Siandard Form of Tenancy Agreerirent as prescrì bed llyPart IV of The Landlord and Tenant Act.

Parti es t0 ihe agreerilent and parti es af f -.cted l-ry tireÂñv"êêmênf ì ,.ìn

| ,J\l

P.es j dentì al Prenri ses lí.)t:

21

293?3234.?oJO

54566573

76117A

l"j| /:i

lrJl/2ù?5

lff

CIIAPTTR IV TI]I ACT CF DI.IELL];'JO: PRÛPERTY i4Ai'UT.OTi4TNT ...Pol i cy op lì onsf.hniro nf lrnl.:^,, ^-+.:^-^v¡rv¡vs v¡ yvr lLy UPLlUl15lvlerchandi si no soace and eou'i omentOperations and majntenanceRecord keeping ancl rent collectionLfnahafhñ¡ tttut¡ut¡tq

Adaptatiõn of the physìca1 environmentConcl us j ons and assunipt'ions

CHAPTER V STUDENT H0USIi'lG IN !,lIlif'liPEG: THE C0IITEXTLìvìng at home (sìngie detached house) """Renting an apartment (privately owned, newmulti-dwelling structure) ".. 171Rent'ing a rooil (publìc1y owned, new resìdence) ...." 177Renting an apartntent (co-operat'ively owned, newmul ti -dwel I ìng structure) . . "

Renti ng an apartment ( prì vateiy ovrned, ol d nlul ti -dv;el'ling structure) . ".Rent.'ing a room (publicly or,vned, old res'idence) ...."RentinE a roorn (old fraternìty house) ...0wnìng and occupyìnç1 a neur, sìng1e,.t^+-^t ^.1 ¡^^,,^^ 212UCLdLIIC(I rlUU)C LtL

a1r¿tu

129I <<

143147

535555565B

16?165Si tuati on I

Si tuati on 2

S'ituati on 3

Si tuati on 4

Si tuat'ion 5

tB5

t9l198206

Si tuati on 6:Si tuat'ion 7 :

Situation 8:

Concl us i ons

CHAPTER VI DESIGN l'lODtL: A SUPPORT STRUCTURE . 221n.^:!^.^: ^ t)1uI. lLgf ld . LL|

aa1Model support structure ¿Ll

CONCLUS ICii 248

APPil'IDIX A . 252The Landlord and Tenant Act: Part IV 253Standard form of Tenancy Agreement 276Standard Condìtion Report form 280

APPENDIX B "' 282"Table C" and "Table Cl" of the Repov't of the Rentalsman andthe Director Consumers'Bureau for the vear 1972." .283

GLOSSARY 285

BIBLIOGRAPHY 287

iv

LISÏ OF ILLUSTRATIONS

Fi gure

0.1. Furnished dnellìng0.2. Unfurni shed dwel I j ng .

0.3. Refinjshahjp dr.rollìnnJvrL urYv¡ | rrry

n ú. Qon:riifinn:h'lo dr,io'llinn¡L UyYst I rtt:J

0.5. Interchangeable plumbìng fixtures0.6. Internal ly expandable dr¡¡eliìng .

C.7. Externallv expanciable dwellinn nrInterchangeable facade elernentsl¡Jei ssenhof s i edl unq Apartment l-lousePpcc¡r- flnrcinn Þrn'i¡¡nf¡¡Y ¡ ¡ v!, lvU

Schroder House andHouse for l,lcrki ng Cl assDomino House andn^^^-^ tt^..^:.^^re55dL nuu5 iltL{(ÂD (rrnnnrf e+nrrçlg¡g5I I J Ut U

Li nschol en housi nq andl-la'i f+ hnrcinnHamhr¡ro-Stpi'l chnnnll:mhrrrn Qrrnnnrf StfUCtUfeS ...Þrn'i a¡f Þq qHA k| ¡ v!,uv

fuinn l-ono¡r Qrrnnnrl Stf UCtUfeJarnbrott Experimenta'l Bl ock| êmâ\/ naìt¡qêlom¡rr hnrrco

Southv'ieìd Pl azaSouthv'iew Pl azallnivpv'c'iir¡ lnl'lena rocidon¡ol!nivercitv l^nl lana rocìrlan¿-olìol lpr-'e Hnrcino lln-nnoraf iva I imilgflCo1 I ege Housj ng Co-cperati ve Ljrni tedAtholl Apartnents .l93

Athol 1 Apartments 194Tache Hall residence 200Tache Hall resiCence ?A1

7

I9

't 't¡. t.

1 .2.1.3.

1 "4.

1.5.1.6.

l0il1?

l32225

28

5053

1.7"l.B.1.9.1.10.1.il.Ã'lt1 ?

5. 5.5.6.5.7 .

6Ê5.9"5.10.5.1t.5 .12.5.1s.5.14.5.15.5.16.5.17 .

555758606770

1076B7?

[)pl J-a llnci]nn F'r¡fernitr¡ Hnncoflol f a llnci I nn Fr¡f orni trr Hnr¡<o

7479

lB01?,7

188

2C82 il9

l^Jalls l-louse 214Compari sonCompari sonCompari son

0fofOf

zone, nrarg jn and sector dinlens jonsTone - rnaroin ancl Sector dimenSjonsÈvt

'v )

Tonl maroin ancl Sector d'i nlensjons4v||U,

218?_19

22Cl5.18.

6.1.6.2.6.3"6"4.6"5.6. 6.6.7 "

6.8.6.9.6..l0"6.il.6.1?"5.13.6. 14.6.15"

Rul esSeri es

Tonpc, m,rrfiins andTone arranclpmerrtsDimensi ons of zones , margjns and sectorsSector analysi s 234Plan of model suÐDort structure 235l4odel support structure sectjons 237Sìng1e aspect rooms 239('innla :cnanf ir^rgl I j¡95- *,,e.ì ì'ings 240n^,,r,'r n renn¡* .l,.,pl'l inncUUUUIC ClSpeLL UWsr r r¡rVJTr^rn cfnnov ¡1r.rollìnnc 2n2IVVU JUUICJ ulYÇll lllyJ L-ta

o /13Raser;lcnt. level nlanr lcul Lal4ai n I evel pl an 244

295Thiv^d lpv,. I nl¡n 24€);" ¡u¡l

Rnnf nl an ?47

Sizp anrl noçition of nttÈrjal

SCCTOTS 22t,231¿JJ

241

rul e

rul e

rulerul erule

3535J3353737

Ç'i zo ¡nri nncifinn nf cn¡roJ ¡ ¿U qr¡u PvJ J}/L(vu

rul e 2..l393941

4l¿i?

4tr,

AA

47

rule 2.2.rule 2"3"rule 2.4.rul e 2.5

"

rule 2"6"Yule 2"7 .

Photographì c Pl ates5.1" Leiitay house, exterjor and ìnterjors .l66

5.2 " Southvi evr Pl aza, exteri or and i nteri ors 1725.3. University College residence,exterjcr and interjors l785"4" Co1ìege Housing Co-operat'ive L'ìmjted, exterior and jnterjors l865. 5 " Athol 1 Apartnrents , exterj ors and j nterj or 19?5 " 6. Tache Ha'l I resi dence, exteri or and i nteri ors I 99

5.7. Delta Upsilon Fraternity house, exterior and jnteriors 2C7

5"f. i,lalIs house. exterior and interior

Vì

LIST OF TABLES

n

2"5.

Conceptual Franev¡ork of ThesjsTìme Cycì es and tile Act of Dwel f .ing

it'lodern Student i-lousjng Tvpes (postwar)0lder Student Housing Types (prewar)

t5B9.l03

r64

vi i

PRE FAC T

l4y first realìzatjon of Habraken's concept of supports as an alternatìve to

mass housing was in 1970 vrhjle f was des'ignìng a housìnc project at the

Faculty of Archjtecture, Un'iversity of i{anitoba. The concept of separat'ìnç1

housing 'into two production processes and decìsìon-mal<ìng orocesses, one for

support structures and the other for detachable units, y/as aÞpeal jng to lre.

The communìty was able to make decjsions aÌ:out the nature of a suoÐort

structure and occupants r¡Jere able to make decjsions about the layout and

equjpment of thejr dl'relììng w'ìthjn a sunport structure. lndustrialjzatjon

v'ras utìljzed to g'ive people once nore the opportunìt.y to house themselves"

lly contìnued interest jn the prìnciples and desiqn methodo'logjes for

supports and detachable unjts as developed by SAR (FoLrndation for Arch'itect*

ural Research) eventuaìly ìed to four months of research at SAR jn tindhoven,

Holland from January to Aprìi, 1972. l'/hile there i carrjed out varjous

desìgn exercjses includjnq a des'ign model for a support structure in order

familìarize myseìf u,rjth the potent jal jtjes and I imjtat jons of SAR niethod-

oìogìes " I real jzed that the arciritect's role of designìng supports (instead

of designìng dr¡rellìng unìts) was only one example of a necessary chan.qe of

attjtude amongst ai'l professionals jnvolved jn the housjng orocess. In ordei"

to reintroduce the natural relationship betvreen people and their dr,;eì ling

environment, a prereauisite iras that all professìonals needecl to follor¡l the

exampìe set by SAR and to consc'iously reassess their roles; user partìcì-patìon was to be consjdered a starting poìnt for any housìnq project"

vi l't

i'lhen I returned to l'Jjnnìpeg'in ilay 1972, I began gatherìng ìnformatjon

for my thesis. The first decision that I nlade u¡as to utilize student

co-operatjve rental housìng as a model for determjninq the major forces

that act on the renta'l housinq process. [las there a need for tenantpartìcìpatìon in the housing process? ln]hat were the forces that tencl toel jmjnate the natural relationshìp betlueen people and thejr dwel I jnq

envjronment at the seale of the clr,relì.ing?

The need for participat'ion stems from the past. liorth American

universities experienced a social upheaval during the sjxties" There was

a demand for more student representatjon on governing bod'ies. There was

an increased sense of ind'ividualìsm and a corresponclìng desjre to experiment

with d'ifferent life styìes. Student residences ancl rJormitories urere critic-izedfor being paternalistic and restrictjve with the'ir rules and regulatjons.Resjdence and dormjtory desìgn and constructjon were critjc.ized for bejnq

too rigìd and jnhuman"

Students at the Univers j ty of l'lanitoba, though consìdered conservat jrre

when compared to other raCjcal student bodies, were also demand.ing cnanges"

Students secured representatjon on the Senate. "Students r¡lere ,turned au,,ay

or turnec off ' by the unjversity's hous.ìng sìtuatjon.,,l The probìem

r,'ias one of fjnding suffjcjent marrjed student housjnq of a satjsfactoryquality and price" Sonle students addressed themselves to this problem and

decjded to form a Student Co-operatjve Housìng Assocjatjon for pLrrposes ofprovid'ing ìarge scale co-operatjve type housìng.

The College l-lousing Co-operatjve Ljmjted in l,/'innìoeg, u/as the result of

I"'Co-op Student Hous'inç;,', l,li nnj npn Froo Þr^. ^,¡¡r¡¡¡r¡JuY ¡f çç tIc>59

t^

Apriì 5, 1967.

student part'ic'ipatìon jn a housing process. The fìrst experience that

student co-op members had vlith hous'ìnq'¡ras ihe nrocess of purchas'ing,

occup.yìng, manag'ing and majntaìn'ing an exìstìng buììd.ing. Fronr th'is

exnpripnce^ the cirdant cô-nn rnonbers contìilu:d on to the orocesS ofu¡¡vu 9

injtjatìng and part'icjoating jn the plannins, fìnanc'inq and Cesìgn of

largen residential stuclent co-op. Students'tound a wjllinq deveìoper,

secured financing airC r,lere consulted durinq the desìgn process. Students

provìded jnformatjon on the l<'ìnds of comprunal facilitìes needed, on hov¡

aparttnents should i:e desjgned for students, and thejr rent lim'itations.

As it stands today, tire Student Co-op contjnues to hre a good example

of sturjent-tenant participation in the on..qojng housìng process. Students

partìcioate ejther 0eì sona11.y or vìa an elected renresentatìve jn the

Boar,-l cf Directors of the Co-op. Students part'icioate ìn the soc'ial

proqrans initjated b.y tire tnanagement. Studevrts are hireC by the rnanaqement

l'oì^ r¡aìntenance tasks and all student-teliai'rts are encouraged to njnjmize

';he necessary maintenance to pub'lic and oriv"lle spaces " Students al so

particìpate in personal jzino thejr Cllel ì incr space throurgh actìons such a-s

jnstalììng and arrancìnç¡ personal furnishìnqs or to a l'imited extent by

paìntinq or ivall paoerìnçr"

The need for personalizing Cr,reì'ling space ìs a naLural resLrlt of the

act of dlveì i ì ng . 0ne oi' the probl erns that I encountered '¡la.s an atteinpt to

p'rcve the need for persona'ljzatìon by ciuantitaijve ana.iysìs, It r"vas

concluded that any such effort t^Jould onlv prcduce oeneral ìzed st.ati st jcs

for desjgning dr'rell Ìng units and not suppo'rt structures" But the fo'llor,r,jng

questì ons sti I I rema j ned unansi.vered . l^Jhat types cf nersona I j zati 0n are

required to satìsfy the needs and I jnjtations of varjous student lìfe st¡rles

l^Jhat types of personal jzatjon are Ðossible jn studeni co-operatìve rental

hous ì ng?

I am grateful to the Faculty of Architecture, Unjversity of Manjtoba

for perm'ittìng me to receive academic creclit for my research at SAR. iam equaììy gratefuì to sAR for prov'id'ing space and resounces for my

research and to the members of SAR for their co-operatìon. John Habraken

provided perceptìve cr'ìticisms of my support structure desìgn model and

Haren vakil guided nre through sAR methodology in a v/ay that gave it a

broader scope than I had orìginaìry perce.ived. Joop and Eìse Kapteyns

he]ped to make r''ry stay 'in Ejndhoven as enjoyabie as it v¡as educatjonal "

I was pìeased that Jos l'Jeber afforded some time to expìajn hi's r,vork whjle

I was in Hamburg and agaìn u¡hen he vjsited the Unjversity of llanjtoba.

tric Lye' my main advìsor, gave patient support and gu'idance throughout

two years of work" Peter Djamant, my externaì advjsor, gave critjcalviewpo'ints and encouragement to compìete my thesìs. Val Alers acted as

my th'ird examiner. There are several other people that provìded valuable

advjce and information. Garry Charles assjsted me jn understandìng

property management policies at the student co-op, Bryan Klein helped to

organize m.y thoughts on lega'l agreements, and Terry l4aunu ljstened to and

aided me in clarifying many of my'ideas. I am very grateful to two

people who have made this thesjs presentable. Susan peterson typed and

retyped for many long hours and Jìm r¡lelle'in prjnted the fjnal draft. I

am forever jndebted to Rene l4cHugh for her constructìve crjtjcjsms, ner

typ'ing, drafting proofreadìng, and above all, for her moral support" To

my parents, Lew and Hilda Duddridge goes many thanks for thejr moraj and

financjal support" Fjnaììy, I would Iike to thank all those lvho permjttecl

photographs , measurements and j nterv i ews .

x't

I NTP.ODUCTI ON

Conce rn

This thesis concerns tenant participation in the rental hous'ing process.

To be more specifjc, jt concerns tlvo spheres of tenant partic'ipation jn

a part of the rental housing process that begins when any resjdentjal

buildíng is jnhabited by tenants. 'uJjthjn the sphere of the jndìvjdual,

tenant participation occurs urhen people move'into a building, occupy and

use space for resident'ial purposes and becone tenants or occupants. Thjs

process is the pflimary concern and js referrecl to as the act of dwelljng.

l¡lithjn the sphere of the communìt.y, tenant particjpation occurs when

people become jnvolved in issues which determjne the rìght of say of the

commun'ity and the right of say of the jndividual. Thjs jnvolves partjci-patìon in community govcrnnlent, either personally or v'ia elected repre-

sentatives for purposes of making decisions that settle issues. This

process is of equai concern because it djrect'ly affects the act ofdwelì'ing. Therefore, dwelììng exists in two spheres: the sphere of the

he sphere of the commun.it

that is the publìc sphere.

For an indjvjdual tenant, a group of occupants or a fam.i1y, the act

of dwel i i ng deternl'ines what a dlvel I .i nq 'is :

"A dwelììng is only a dwelljng, not when it has a certain form,not r¡rhen 'it fulfils certain condìTîons which have been writtenãown after long stuc.y, rlot when certain djmensjons and provìsjonshave been made to comply wìth munìcìpa1 by*laws, but onìy andexcl us ì ve'ly when peopl e come to I 'ive -in .it.

" l

rN. J. Habraken, Supports: An Alternative to l4ass Housinq" iransB " Val kenburg ( Londo

-2-

Dwellìng ìs a relat'ionshìp between peonle and env'ironment that arjses

from the nrost common acti ons of dai ly I l'fe. Durel'l i ng ì s the sum of

human acti ons wi thi n a certai n f ramer¡rork or protectì ve env j ronment

created by man. Some of these human actions affect ihe envjronrnent'it-

sel f" For exampl e, tenants rearrange furn.i shings, refi nj sh wal I s or

floors and 'install aCcjl'tioiral appf iances such as a clothes washer.

Tenants may partìtjon a large space r¡lith curtajns or wardrobes creating

two rooms. Some tenants may even break through a party wal 1 anc take

over vacant ne'ighborjng space, or transform a balcony ìnto a green house

as an extension of interior sÐace.

"Dwelìing is therefore 'insoluabìy connected r¡rìth building, w'ithfornling the protecti ve envi ronnrent. These two not'ions can notbe separated, but together comprise the notjon of man housìngnimse'lf; dr¡relling ìs building. lue are constantly faced with theresults of the same relation between man and nratterl'2

Habraken calls thjs relationship betlveen man and dr,veliìng the natural

relatjonship because it 'is the outcome of hunan nature. But recently,

as a resul t of mass housi ng, modern man has 'ìost thi s rel at'ionshì p

compared to hi s more prìnri ti ve ancestors urho bu'il t the j r oyJn protect'ive

environment. frljth the absence of the natural relationshjp, all of the

jnventiveness and spontaneìty that jt generates is replaced frorn the

outsjde by professjonal builders. In addjtjon to the enerq'ies spent on

an artjficjal expression of the act of dlelì'ing, efforts are made to

prevent people from express'ing their own values, needs and aspìratjons"

Restri ct'ions are imposed by the conrmuni ty that el ìmi nates the rj ght of

say of the 'indìvjdual. The entjv^ê e\/qrom ic :rrsmplìng to '¡reak the

2lbid., P lB.

-J-

source of energy and irnpulses created by a natural relationshjp Detween

man and dweì 1 i ng.

Habraken's desi re to rei ntroduce the natural rel ati onshì p j s real j zecl

l'n his idea of supports and detachable units. Thjs jdea recognìzes thata dwelìing exìsts jn the sphere of the community and the sphere of thejndiv'idual. Each sphere gives the possibilities for a clecjsìon makinç1

process, for a production process and for action. Supports are.in the

publìc sphere and they are the riglit of say of the communìty; supports

are designed and constructed jn one production process. Detachable units

are jn the private sphere and they are the right of say of the jndivjcjual;

they are designed and manufactured in another productìon process. Thisjdea allows for jndustrjalizat'ion of support structures and for mass pro-

duction of detachable units. A dv,reller becomes an irlportant participant

ìn th'is process because he 'is able to select dr¡rell ìng space ìn a support

structure and to choose the requrired detachable unjts to complete a

dwel ì ing. Industrjal'izat'ion and mass production gives man the opportunity

to house himse'1 f. supports pl us detachabl e unj ts equal s a dwel 1 ì ng "

This thesis adopts the concept of supports and cletachable units as a

means tc re'introduce the naiural relatjonshjp into student housing in

t{ìnnìpeg. The distjnction betureen support structure and detachable units

is a distinctjon betlveen the rìght of say of the community ancl the jncljvì-

dual tenant. The concept of supports and cletachable units allows for a

translation of the right of say of the community ancl the indìv.idual

tenant in material terms.

"The support structure contains alr that does not fall wjthjn thecompetence of the ìndjvidual drleller and about whjch he has nofesp0ns'ibility. The detachable un'its contain all at,out \^lhjch theind'ividual dweller does have competence and about vrhjch he there-

_Lt _

fore hol ds responsi bi I i tY"3

This thesis seeks to jdentify spec'ific aspects of the physìca'ì environ-

ment rel at j ve to student housi ng .in I'Ji nni peg , some or a'l I of wh'ich may

be either a part of the support structure, the right of say and under the

control of the communjty, or a part of a set of detachable un'its, the

rìght of say and under the contro'l of the indivjdual "

"The question what belongs to the support structure and what belongsto the detachable unjts can therefore not only be answered in a

technical sense. The div'is'ion is based on the opìnion society has

of the role of the indivìdual, i.e. on the amount of freedom theoccupanr exercises. " In each design, thìs d'ivjsjon must be

expl i cì tly stated. "+

The djvisjon between supports and detachable unjts js not expììcìtly

stated at thi s po'int, but rema'ins the subject for further j nvesti gat'ion.

þJhen a certain aspect of the physìca1 environment js a part of the

support structure and the rìght of say of the communìty, then the act of

adaptìng that aspect of the physical envìronment is saìd to be communal-

ization. Sjmilarly, when a certa'in aspect of the physical environment is

a part of the set of detachable units and the night of say of the individ-

ual , then the act of adapt'ing that aspect of the physi ca'l envi ronment 'is

said to be personalìzation. Personalization of dwelling space is the

result of the act of clwellinq; it'is the expression of ìndiv'idual person-

a'lity, values, needs, asp'irat'ions. Communalizatjon of dwell'ing space or

of communal space is the result of the act of admjnisterjng or managing

the support structure. l-lowever, the term conlmunal j zat'ion al so takes on

another sense in this thes'is. Communalizat'ion can also be the result of

the act of dwelling; ìt may be the resu'ìt of group aciion and expresses

35tichting Architecten Research, "SAR 65", Eindhoven, llederland, 1965.

4i b'id.

-5-

the values, needs or asp.iratjons of a group ol

the term communaljzat'ion takes on depends upon

the act of dwelìing from jnsjde the dwellíng or

and managi ng the dwel I .i ng from the outs j de.

famì1y" The sense that

whether one is d'iscuss.ing

the act of adminiqterinn

Seven types of act.ions are ljsted below, each of which affects a

certain aspect of the phys'icaì envjronment. These act'ions are referredto as either types of personal jzatjon or cornmunaljzation depending upon

whether they are within the rìçlht of say of the jndjvjdual or the com*

mun'ity. The t j tl e g'iven to each type of personal i zati on , or communal -ization impì jes the types of act.ion involved, and that part of thephysical envjronment which is affected. These actjons do not necessar.ììyencompass every possible action inherent to the act of dr,velìing. Theo-

retically, the types of actions identjfied are categories of actionsthat are possible in student housing in i.Jinnipeg. In reaìity, the typesof action'identified below are categorìes of actions that are the resultof the act of dwell'ing as represented by various student housjng s-ituatjonsin t{innìpeg' The seven types of personalization are descrjbed and jllus-trated as fol I ou¡s:

Type 1 - "furnished dwe'lì'ing" - tenant rearranges furnjsnjngs included wjtha dwelling and adds persona'r possessions. see figure 0.r.

Type 2 - "unfurnìshed crwelring" - tenant adds ano rearranges personal

furnish'ings lv'ithi'n a dwer l ing space" see figure 0.2.Type 3 - "ref jn jshable dr¡rel ì ingi, - tenant changes the character of a

dlellìng by altering the materjal, color or texture of wa'11s, floorsor ce j i'ings. See f ì gure 0 .3.

Type 4 - "repartitionable dwelìing" - tenant alters the sìze, location,or configurati'on of spaces wjth jn a dwel l ìng and their relatjonsh.ip

-6-

to one another by reìocating partìtions, appliances or storage

components . See fi gure 0.4.

Type 5 - "dweliìng with interchangeabie plumb'ing fìxtures" - tenant

jnterchanges pìumbìng fixtures, or tenant separates and combines

p'lumbìng fixtures by relocating part'itions. See fìgure 0.5"

Type 6 - "internally expandable dweliing" - tenant increases the size of

dwelling space by expanCing ìnto adiacent vacant interjor Space.

See fi gure 0.6.

Type 7 - "externally expandable dwell'ìng ivìth interchangeable facade

elements: - tenant increases the s'ize of dwel l'ing space by re'locating

the facade separating interior from exterior; or, tenant changes the

character of the facade by ìnterchang'ìng opaque, translucent of

transparent el ements. See fì gure 0 " 7

"

-7^

Q

Fig.O.l. Type I -'Furr¡ished dwellinCI'

i\-'l-*---

il\i ii\tll>v-- l, .'\J/

*z'./,

'/<I\

\ \ \ \

Å

X

''17

| ---

l

j./l.'k<

M

\

I\I

I

I

rl\|

1Í__

r?I

X>.5>./

*.r,i

)/t

,'t''

l',V'

,//

Type 2 -'Unfurnished drvellinqoFiE.O.2.

il

/

,Ður¡¡anp ô¡quqsru!$êN, - g adÁ1 .Ê.O.blj

\,,,1'

//<.

/l\

I\

./l

-P-.-

).'' ''/-T-

/$./¡\

-.]0-

:>/' I

r+17-'-, ll --tt - -.--'.-[---- '\\* .'1

I

I*/l\-/1 |\

- i,/

II

I

)

l\ |tL \ |ti \| \lll z-z

J{.-'J'

{Fig. O.4. Type 4 - ' Reportitionable dwelling'

.t7üsêrm$x¡$ Surqwn gd a¡qnoñurmqsr@&u!,

- ç adÁ1 'C.O-br¡

- t t-

-_l'/'<t\

\l >./

-t 2-

'-*" ll I\ ll .,)-| )-l--

-- | -- | --VI

\l\l)r.

,1,z(

F!g.0.6. Type 6 -uNnternolly Hxpendoble' dwelling

-13-

\r \^./ì\

-). -..,'//ñt\\l --r,-

z

/

-14-

Conceptual framework

The preceeding drawings illustrate seven types of personalizalìon or

communalizatjon of dwelling space. There is a need to reintroduce the

natural relationship 'into student housjng where these types of actions

can occur. Th'is need is verjfied by observing the types of personalizat'ion

or communalization that are presently the result of the act of dwelìÍng.

As js demonstrated in Chapter V, each of the Seven types of actions are

man.ifested in various student hous'ing sìt.uatjons, but not al I seven types

of acti ons are ev j dent 'in s tudent co-operat'i ve rental hous'ing " A1 though

the act of dwelling naturally results jn some form of personal'ization or

conlmuna'lizatjon of dlvellìng space, it is hypothesìzed that there are at

Ieast four factors that tend to Iìnlit the t-vpes of actions that occur

in student co-operatjve rental housjng in I,linnÌpeg: i) the needs and

I jmitatjons of indìvidual , group or fanrily 'life style, iì) the legal

agreements between a.landlord and a tenant govern'ing the use and occupancy

of dwelling space, jii) the property nanagement po1ìcies concern'ing

renti ng , ma'intai ni ng ancl adaptì ng clwel ì ì ng space and equi pnrent, and i v )

the spatial and technical ljmitations of a support structure and

detachabl e uni ts "

The concepts ìncluded in the above hypothesjs form the conceptual

framework of this paper and Table 0..1 jllustrates these concepts. Table

0.1 consìsts of four columns of ideas. The columns are tit'led'Person-

al'ization - Communal jzat'ion', 'L'ife style', 'Legal Agreements' and

'Property lvlanagement'. The ideas under each heading are located wjthin

the range ' i ndi v'idual - comniuni ty' accord j ng to whether they fa1 I wi th'in

the ri ght of say of the 'i ndivi dual or the commuttì ty. The I i nes whì ch

contain the concepts symbof izes a support structure.

TA

BLE

O.I

CO

NC

EP

TU

AL

FR

AM

EW

OR

I(

Per

sona

l'iza

ti on

Com

mun

al i

zat

i on

= ¿ c

Typ

e 1

Fur

nish

eddw

el 1

ì ng

Typ

e 2

Unf

urnj

sheo

Dw

el ì

i ng

ïype

3 R

efj n

i sha

bl e

Dw

elll'

nq

Typ

e 4

Rep

artì

*ti

onab

l e

Dw

el I

í n

g

Typ

e 5

Inte

rcha

nge-

abi e

pl u

mbi

ng

fi xt

ures

Typ

e 6

Inte

rnal

iyex

pand

abì

edw

e'lf

ing

Typ

e 7

Ext

erna

ì1y

expa

n da

b I

edw

el l

ing

wi t

h i n

ter*

chan

geab

ì e

faca

dee

I em

en ts

Life

Sty

ìe

i ndi

vi d

ual

o = = c 3 !¡ cf (<

Mar

ried

or'la

w co

upl e

Lega

ìA

gree

men

ts

f"la

rrie

d or

1 aw

cou

pì e

chjld

(ren

)

Ten

ancy

agr

eem

ent

(1ea

se)

com

m0n

com

mon

wi t

h

Com

mun

al g

roup

Gen

eral

by-

1 aw

s,ru

l es

and

regu

l at

j ons

Pro

pert

yM

anag

emen

t

Man

agí ng

the

act of

dw

e'l 1

i ng

Mun

i ci

pal

by*

l aw

sLa

ndl or

d an

dT

enan

t A

ct"

= o- o_

l4an

agì

ngde

tach

abl

eun

i ts

-5 OJ = (a rD

l\4an

agin

gsu

ppor

tst

ruct

ure

! x

o = = c = 4

-16-

l,Ji th j n the col umn ti t'led ' Persona'i i zati on - Communal i zati on' seven types

of actions are listeri. A 'furnished dr,vellìng' (type I ) is considered to

be wjthin the rìght of say of an'indiviciual. Rearrangìng furnìture does

not requìre the right of say of the community. At the other end of this

range, an 'external ìy expanclabl e dwel ì ì ng' wi th ' i ntercirangeabl e facade

elenlents' (type 7) is considered to be within the right of say of the

com¡nun'ity because this type of acijon requires the community's appiovaì.

Al I of the other types of act'ions f al I r¡ri thi n th j s range accordi ng to

v¡hether they are maì n'ly w'ithi n the rì ght of say of the j ndi v'idual or

community. Presently, an inciìvidual has the right of say concerning re-

arranging furn'iture in a furnishecl or unfurnished dlvelling (types I and

2) and refinishing a dwe11ì¡g (type 3). A repart'it'ìonable dwel I ìng

(type 4) could also become the rjqht of say of an 'ìndjv'idual " Inter-

changing pl umbìng f ixture within a ciwe'ìi'ing (type 5) , 'internal expansion

of dwelling space (type 6) and external expansion of dr,rellìnc space (type

7) are presently vrìth'in the rìght of say of the comllunìty and 'it is

hypothesìzed that even tirough an jndjvjdual rlay be gjven the r'ìght of say

regardìnq these types of act'ions, tire comnunity r',ray also require a right

of say.

Under the title 'Ljfe Style', the four general categories of student

life styìes jdentjfied in Chapter lI are ljsted. An 'indjvidual' tenant

nlakes dec.ìsìons about types of personalization that are withjn the sphene

of the jncjiv'idual. A 'communal group' of tenants make cìecisions about

communal jzat'ion of dlvell.ing space that are r^rjthin the sphere of the

communìty (meaning conmunaì group), but each member makes decjsions about

personalization of private space. 'l4arried or coamon 'ìaw couples' wìth

or r¡rithout ch'ildren are perhaps moì'e closely knìt than communal groups"

-17 -

Therefore 'individual decisions about types of personal jzatjon are more

cl ose'ly rel ated to fami 1y decì s'ions to conimunal j ze spðce, and fa1 I w.lth-jn the sphere of the'individual and ihe communjty (meanìng famìly).

under the title 'Lega'l Agreements', a tenancy agreement between a

tenant and a landlord permits decisjons and actjons that are wjthjn the

sphere of the indivjdual. The community by-laurs, rules ancl regulations

are made by a board of directors elected by tenants" Therefore, these

decisions are made withjn the sphere of the'indjvidual ancl the community,

The munjcipaì by-1ai,rs and the Landlord and Tenant Act, outsjde of the

actual student coninruni ty are created wi thr'n the sphere of a ì a.rgen

community and limjt the decisjons of both landlord ancl tenant. A

standard form of tenancy agreement nust conform to the requjrements as

set out in the Landlord and Tenant Act. A support structure rnust conform

to the standards as set out in mun'icipal by-ìaws. These concepts ane

developed ìn Chapter III"Under the ti -ul e ' Property rnanagement' , the act of clwel I ì ng .is managed

withín the sphere of the indivjdual. The management of a support structune

that gives the possibil jtjes for dwell'ings 'is within the sphere of the

community via a property manager. The management of detachable units js

with'in the sphere of the indivjdual and the community. Even though by

definition a detachable unit'is anything about wh'ich a tenant has the

right of say, jt js assumed that detachable unjts remajn the property of,

the community" Therefore, detachable unìts are managed by ihe community

via a property manager but used by individuals to complete a dwelling.

These concepts are developed ìn Chapten IV.

A desìgn modei for a support structune is presented jn Chapten VI thatattempts to djstinguìsh between supports and detachable unjts accordjnq to

-.l8-

t.he tvne of oersona.l'ization or communal'izat'ion that is oossible withinur¡v uJl"/u v

the ljm'itatjons of student life styles, iegal agreements and property

management poìjcjes. It represents many of the ideas that have been

developed by many architects as presented in Chapter I. It also reflects

some of -uhe quantita.tive and qualìtative characteristjcs of existìng

student housjng ìn f,linnipeg as presented'in Clrapter V.

Purpose

This thesis fulfils partìaliy the requìrenrents for an acadenljc degree.

As a result, 'it js perhaps fundarnentally conceptuaì" I',lithjn the concept-

ual framework however, there are sonre ìdeas and thoughts that can be use*

ful for tenant associations 0r groups who are concerned about the need

for ntore partìcipatìon in the housing process" Trre term participatìon

refers riaìn1y to personalization of dv¡ellìng spa.ce tnat is rryithin the

sphere of the indivjdual and secondly to decis'ion nrakjnE vrìthjn the

sphere of the community where the right of say of tenants needs to be

established before it can be translated into nraterial terms. in order to

establjsh the rjqht of say of tenants, lega'l agreements and property

managentent poi'icì es neeci to be revi ewed. Thi s thesi s can Serve as a

conceptual basjs for draft'ing addìtiona'l terms for a res'identjal tenancy

agreement that give tenants a rjght of say and for deterniining management

polìcìes that g'ive tenants nore possibiljties'f,or act'ion" The des'ìgn

model for a support structure js also r¡rorth considering when exist'ing

bui I dr'ngs are renovated or when programs are deve'loped for new bui 1dì ngs.

Probl em

The problem is

able units for

whi ch separates

to determine tne distinctìon between supports and detach-

student housing ìn ilinnìpeg. There 'is no definite I ine

supports or detachable units at this time. Whether a

-19-

definite line between these two'is desirable is the subject of a deepen

invest'igat'ion. It seems that there js a margin lvhich separaies these

two production process, decìsion-making processes ancl possìbjlitjes foraction" l4ass produced components can become a part of the support

structure as well as a part of a set of detachable unjts. Hand cnafted

objects can become detachable units as well as a part of the suppont

structure" Something vrhìch is wjthin the sphere of inr"luence of the

commun'ity may become the right of say of an jndividual and vjce versa.

Actjons whjch are not^maìly taken by an jndivjdual in personaljzing space

may be taken by the community jn communalizing the support siructure tosatisfy changing requiremenis withjn ihe communìty. Therefore, the

problem ìs to determine those thìngs whjch aÌe normai1y cletachable r¡nìis,

the rjght of say and under the control of an jndjvjclual, ancl those things

which are normalìy supports, the right of say and uncer the control of

the community. The mangiir contajns those things whjch are ejther supporrs

or detachable un'its depending upon who has the right of say"

The dìstjnction between detachable units and supports as separated by

a margin has an effect on the funct'ion of Iegal agneements, pìoperry

management policies and a desr'gn model for a support stnuctune. Legaì

agreements need to consjder a margin for negot'iatìng the right of say of

the 'individual versus the right of say of the conrmunjty. Pl^operty manâge-

ment poiicies need to be developed that assume a rnargin betleen those

act'ions normalìy taken by a tena.nt and those actions normally taken by a

landlord" The mangin concerns those actjons that may be taken by e"ither

a tenant on a landlord ìndependently or jn conjunctjon r,vith one anorneT"

for punposes of either personal ìz.ing or communal jzing the physicaì envjron*

ment accordìng to changìng requìrements. The desìgn for a support stnuc-

ture must also consjder a margin iretlveen jt and detachabje units"

-?0-

Dependìng upon the rjght of say of an indivjdual reflected by those

act'ions permìtted by property nanagement pol'icies, certajn thìngs that

are now considered to be a part of the support structure may become

detachable units or vice versa. Therefore, a support structure should

be able to include detachable unjts as a part of the supports, or to

exclude certain elements that then become a part of the set of detach-

abl e uni ts.

l4ethod

This thesis depends upon tilree sources of jnformatjon. The first and

most ut'il'ized Source i s a I i terature search. The second source 'ìs

observatjon of student housjng sìtuations in !^Jinnipeg, and the third source

js interv'iervs with various professionals and tenants involved jn the

housjng process. The biblìography i'ists nearly a1ì of the pub'lic

documents, books , arti cl es anci perì odì cal s , reports , unpubl j shed materj al s

and other sources of information that comprise a ljterature search of the

subject matter. Many of the 'intervì ews wi th professi ona'i peopl e and

tenants are also listed in the bibliography. A maiority of the observations

of stuclent housing 'in!¡linnjpeg presented in thjs thesjs are taken from

several visjts to the Coìlege llous'ing Co-operatjve Ljmìted, better l<notvn

as the "student Co-0p". 0ther observations of sturdent housing sìtuatjons

are taken from seven other examples presented'in Chapter VT. In al1 eìght

case studies, the observations are made as the result of intervjelvs wìth

occupants and property nranagers, from personal experìences and from photo-

graphs and measurements of dwellìngs'

Statjstical surveys are not utilized. Insteaci, thjs thesìs may act as

a conceptua'l framework rvi thi n lvhi ch stati sti cal i nformat j on can be organ'ized '

CHAPTTR I

THE ACT 0F DIrIELLiiriG: SUPPORTS AND DETACHABLE UNITS

Chapter I discusses the idea of supports and cietachable units jn more

detail, from historical influences to a revieur of l,l. J. ilabraken s

phi I osoph'ies and tlle v¡ork cf SAR (Foundatì on for Archi tectural Research ) .

There are also sotre recent projects that have been inspireC by the work

of sAR or that have res¡ronced t.o the same desi re to j nvol ve peopl e ìnthe housìng process. These projects 'inciicate that a natural relatjon-shìp ex'ists betr,veen rnan anci dl,rellÌng ancl tllat the act of dlvelling resultsjn varjous types of personaljzation cr colnlnunaljzation of dwelling space"

Hi stori cal i nfl uences

There are many archi bects wilo have influenced the nlodern archjtectural

movernent or the ' heroi c perì od' ì n turope and liorth Ameri ca. Tirree

architects that nave made sìgnìfìcant theoretica'l and practjcal contri_

butjons to modern housing are l'1jes Van tler Rohe, Le Corbusier ana

Gerrit Rjetveld. txampies of tirejr work and'its sìgn'îfigance jn terms

of supports and detachai:'le un j ts i s presented here.

l.1ies Van der P.ohe: Tire lireissenhofsiedìung Exposition

Le Corbus jer, along r,vith Gropius and 0ud, r¡¡ito was a fel low nlember wjth

Rjetveld in the De Stijl-group from llolland, vrere invìted by l,1ies Van

der Rohe to participate 'irr an expositjon of a ç;roup of houses cal led

"ì¡lejssenhofsjedlung". Thìs exposjtjon held jn stuttgard, Germany (1972)

under the direction of liies:

"proved to be the nrost ìmportant aroup of buiidings in the hìstory

^21

d -t

sx€.

-.'

ffi@

Â'

Ín-

m æ.

'Tn

(.-ñ ffi [_ c Æ u/

rt@ -m @ ru o

FO f\) I

E () C (fþ

n"n

tii þ4 r?--

--H

iåfi M üji

å,1

iß @.Å

I

6) rB

@

g***

ry¡ I b*

4'il

Þen

ffifr

rfu

,

ã @

Ê

"\#

wE

*ffi

y&t'i

ur w

ì

.4.-

e ¡

l@

3øof

i I ri

. ti

4 Õ

1

{lb'

4

; ll

*.ó

o Ø

'æ

@'

I;b

q ¡ I

m w

****

**tr

-"Ø

l '-

s<

; il

<q

, r.

-ñr

yit

Rm

(e

@

Ê

dql

I

3n'.

cr

ffifr

| \

(&^\

S##

#{

1f@

?'v

çp

d-*L

*u'q

¡, t1

I

ffe

I

#€G

oègI

3 L

Ëg

tîr

\ (

o t

Y.É

("t

> i

c*F

I

#d €C C

Þ

' w

t¿

Éel -L*B

ó

O

S*-

.@

- h

6)*

iiß

1 :

äþc9

3 Õ

Wflf

fi4fr

fr

ë i1

'dri lH ui

(#t

I

N,

ll*{

J

ì $ot

: i'# )"! ç*Ï,t

fi n

i

I e6

¡iþ+

Ai!j

)Ì'

-'i

;

r1 r*1¡

ll I 'l7%

¿st

*ww

/taX

"23-

of rnodern arch'itecture. They demonstrated concl us'ìvel-v that 'bhe

various archjtectural elements of the eari¡r post war years hadmerged_into a sìngìe stream. A new 'international order had beenborn". I

This new internat'ional order, or '.internatjonal style' as it came to be

recognjzed, rvas based on "a neu/ apprecjatjon of the technjcal and

structural inventjons of previous centuyy."2 Its aesthetic character-

i sti cs were:

"l ) the regularìty of skeleton structure as an ordering forceì n pl ace of axi a'l synretry; 2 ) the trea-ument of exteriors aswei ghtl ess , non-supporti ng s kì ns rather than as heavy sol i ds ,

obedient to gravi-r,y;3) the use of color and structural deta'ilin nlacp of anolied ornamen[."3*ril

Mies Van der Rohe's olvn contribution to the iJeissenhofsiedlunq

exposition may be termed a support structure, aìthough Habraken may

differ (see fiq. l.l).

"The f I ex'it¡'il i ty of skel eton constructi on uras demonstrated byM j es i n hi s a".artment house. ty the use cf movab'le partì ti onshe created ir'rel ve apartnrents , al I di fferently arranged, for eachof trvo bas'ic units. Despìte the complex jnterior, the exterjordesign'is so qu'iet tirat one ìs apt, at first glance) to mjss thesubtle proportions of tlle vlindow bands and stairlvell."4

The qujet facade that Johnson refers to does not presuppose a fixed

internal layout. But the horizontal band of lvjndcr^rs separated only by

structural columns, and the locat'ion of French doors with tiny balconies,

begins to ljmit the internal layout possìbiljt'ies. Internal partit'ions

that connect urith the facade must do so at structural columns. Livinq

rooms are aìv;ays adjacent to the French doors.

It'is not knovin jf there lr.rs b¿en any recent evaluatjon of i4ìes Van

der Rohe's apartment house. It would be jnteresting to know the frequency

t^, .-.' Hnl t-tp

Art, 1974)

ôY' . ,¿tD'l o"

C. Johnson, P. 42"

^ A1

, iii'i es Van der Rohe (l'lelv York : The þ'luseum of l4odern

vru I u" 'rIbt d

-24-

and type of jnternal alterat'ions that have been made by ìts occupants"

I/Jould the occupants a'lways cOnrlect partìtions at the structural column

and would tlrey a'lways locate ì iving rooms adjacent to the French doors

and bal cony?

Le Corbusier: Pessac Housing Project

Le Corbus.ier's contrjbution at tire lJeissenhofsiedlung Expos jtion is

considered by some archjtects to be'superìor to that produced by other

members of thj s i nternatj onal group' .5 Thì s project ì s not di scussed

here. Instead, there is another housìng project at Pessac, France by

Le Corbusìer that'is jnteresting as an example of a structure that has been

altered by ìts occupants (see figs. 1.2" and 1"4.). A promoter named

Henry Fruges 'in'iti atecl the project at Pessac r¡¡h j ch was cal I ed "Quarti er

l4odernes Fruges." It vras offic'ial1y opened in .l925 but not totally

compl eted unt'ì I after the 'iliei ssenlrofsi ¿dl ung compet'it'ìon ' As a matter of

fact, it is a goocl example of a housjng process that r,v'ill never be complete'

Phill'ipe Boudon has recently surveyed the 5l homes at Pessac'6 His

original point of departure \¡JaS to cons'ider the alterations carried out

by its occupants. Through jnterv'iews with the occupants and by comparìng

present day photographs v;ith those baken at'its opening, he has disccvered

several types of personalization of the original desígn' lle refers to

these transformat j ons as ' suburban rn'imeSi s I " In other l'¡ords , the trans*

format'i ons nefl ect the personal i ty, psychol ogy, and aspì rati ons of the

occupants. Figure ì.2. 'ìlIustrates II variations on the origìna1 plan for

Li ved i n Archi tec [ure transÃ^. , - -)Ph'illipe Boudon,l4ass: The MIT Press,

6tui ¿.

Te7?) p. ll.Gerarci 0nn ( Cambri dge '

25-

Fig. 1.2

PËSSAC F{OUSING PRO.JECT

Uppcn lcvel, house type $

Ane &¡itee t : te Conbusicn u

Lower levclu housc type {

Fessee, Fncnee, lg26

Fessse *vor!CItions by oeeuponts Le eorbu¡siens oniginel p$ena (uppea" [eft]

-26-

one of f our types 0.f, dr¡rel ì i ngs f ound at Pessac " The transformati ons

include the creatìon of a hallway from the outsjde to the'inside (top

row,3rd from Ieft), the transformation of exterior space to'interìor

space, (top rolv, 2nd fronl right) , the creation of garage (top row far

rjght) and alterations of various internal partìtions betl.reen spaces.

Boudon discusses some of the alterations made by the occupants in

response to theìr background and'to the architect's conception of the

scheme:

"r¡/here a corridor has been introduced, there is a strong possibìltythat the occupant t^ras i nf I uenced by recol'lecti ons of .lhe I ean-tohouse. But how n¡uch nlore jnportant to know that, ljke the tradj*t j onal l ean*to house, Le Corbus j er's vi l l as r,vere capabl e of bei ng

al tered and l'vere i n faci al tered. ' 7

"tlre jntervjews and our own observatjons conrbine io produce a clearp'icture of the nlany opportun'ities provìded by Le Corbusjer's arch-itectural conception for subsequent conversions and alteratjons.lndeed) one of the essential features of this concept'Íon is the factthat it facjljtated and, to a certain extent, even encouraged suchal terati ons. "B

There is one question that may arise in many peoples m'inds upon discovering

the effect that the transfornlations have on the original des'ign as presented

in Boudon's book: is Le Corbus'ier's Pessac project a success or a fajlure?

in ternls of aesthetì cs only, solle may thì nk 'it a fa j I ure because the

orìg'ina1 arch'itectural express'ion has been transformed'ìnto a variety of

indivjdual expressions. 0thers nray think'it is a success for the same

reason. Accord'inq to Boudon's interviews, the occutpants consider the possi^

bj I i ti es to make al teratj ons as a posj ti ve feature.

Le Corbus j er al so had an opi ni on of the aci j ons by the 'inhai¡i tants at

Pessac. Charles Jencks sums up the archjtect's original concept'ion of the

7tuict., Þ. ll4. Brui ¿"

-¿/-.

proiect and his reaction to the occupants aesthetic asp'irations:

"!'ihile such collectjve elements as vrjnclolvs, staircases, heatiirgequi pment and ki tci-ren u/ere standardi zed, and thus ach'ievecleconomics, they vrere assenrbled in rather non-repetitive ways anoleft with flexible 0pen space. Hence the inhabjtants have usedthese 'standards' in all sorts-of ways, wa'll'ing up rjbbon windol,rs,fj I I i ng out terraces, di vj ci ng up open-pr an rooms , etc. Thj s hasof course destroyed the visual cons'istency of the architecture -a point which Le Corbusjer en'igmaticaì1y ansurered - "You know it'sl'ife that's alvlays r j qht and the arch'itect who's wrong I " Startì ngwith the 'idea of resolvinq two ìncompatÌbjljtjes like the ind'ìvjãualand the group, it r,vas not surprìsing that Le Corbusier could end up,as at Pessac, by admìring the way personalìzatìon was destroyìnghi s own archi tecture. "9

Gerri t Ri etvel d : The De Stj j I -group

Gerrit Rietveld belonged to the De stijl-group, a group of artjsts and

architects, sculptures and poets, founcied by Theo van Doesburg. One ofjts nembers, J. J. P. 0ud, also particìpated jn the l^Jejssenhofsiecllung

Expos j ti on aì ong lvi th Le Corbus j er, t4'ies Van der Rohe ancl l.Jal ier Gropì us.

Artists jn the De Stijl group such as l4ondrian concentrated on abstractjnc

realjty in that:

"they restricted -uhemselves io the straight l jne and right angle,'i .e. to the horizontal and the vertica'l , ìn a composition in -

which they used exclusìve1y the three prìmary colours"recl, yellowand blue a'ìongsìde the nonäolours blaci<, grei, whjie;.l0--'

The Schroder-House by Gerrit Rietveld built jn Utrecht, Holland (1g24)

"translated l'londrjan's Ðartitjoning of the pìane ìn

and further developed "a kind of right angied systenr

(see fjg. 1.3.):

terms of space"i'l

of co-ordinates."l2

"In this house, the De St'ijl-group sees v'irtual ìy all its theoriesformulated jn terms of architecture, and more meanìngfurl still,executed. i'lone of the rnodels by van Doesburg and van Esteren, noother plans worked out by Oud and Rietveld have ever reflected so

9Charles Jencks, Le Corbusjer and the Traçic Vìew of Architecture,( Cambri dge : Harvard

l0Istvan L. Szenassy, "G.Rietveld Architect,' Stedelijk l,,luseum,Anrsterdam and The Arts Councjl of Great Britain, llayward Galìery, 1971-72"

I I rui a" l2roio"

-28-

Fig. 1.3.

SCF{RODIR

HTI"JSE FÛR WTRK|I\G CLASS

Seeomd flloor' $3åm¡"¡

Ârehltect: G" ñåetveld, L-.ltreeh'T, i4ollnlld, lÐ?4

AnehlteeT: G. Rietveld, Rotterdne-r'lu þ"{CIllçnd, ì9ä4

-2q-

convìncingìy the principles of ba'Ìance, lucìd organization andspatiaì continuìty. Significantly, start'ing fronr ab.stract'ionsregardìng space and the interrelations of the component parts toeach other and to the building as a whole, Rietveld has achievedhere a concrete sjtuatjon in which bujlcììng,'interior and furnitureare integrated. This has resulted jn a spatìa'l effect of joinedparts and intersect'ing planes that seem to neutraljze the gravìta-tional forces. 0ther such aspects of a spat'ia'l and functjonalprocedure such as the appljcation of colour and s1ìdìng partìt'ionsmade the house into an arch'itectural manifesto that has a te'11ingimpact on conternporaries and the younger generat'ions aljke. Toall, th'is happy merger of theory and.Bractice wjll remain exemplaryof the creativity of the architect. "lJ

Rjetveld also developed plans for cheap nrorkjng-cìass housing ìn Rotterdam

(1923). He saved space by using a stajrcase as a corrjdor" Extra space

was added to the i 'iv'ìng room by mak j nq bedrooms very sma.l I , of ten wi -uh

sl j di ng partì tj ons .

" I f we want to make a house cheaper lv'i tilout aff ect j ng ihe qura'l ì ty,we' 'l I have to buri I d smal I er and s'impl er houses . 0ne can take thevìel¡l, a oiçt fanrily has a riqht to a large house. sure, but'it doesnot take the archi tect to sol ve tire probl em f rom thi s ang'le. Themost the architect can do is to ìntegrate all lost or exclus'ivelyused bits of space jnto one s'ing1e serviceable room"l4

Supports and Detachable Linits

There are many other architectural developments between the twentjes and

the sjxties that may have influenced the development of the concept of

supports and detachabl e unì ts . ilowever, 'it 'is necessary to re j ntroduce

the man who has caused many architects, planners ancl profess'ionals

'involved in ihe housjng process to reassess the nature and goa'ls of housing

for the masses. i,ljkolass John Ìlabraken, published a book'in Amsterdanr,

Holland in l96l titled De Dragers en de i4ensen which was not translated

into an Engl'ish editìon, Supports: An Alternative to Mass Ho¡¿sj¡9, untjl l97l

l3ruio,

j 4Gerr j t R'ietvei d, " De B en Cpbour,v" , quoted f rom ,'G. R.ietvel dArchi tect".

-JU-

The maìn thesjs of hìs book'is that the hous'ing shortagel or ratherits

apparent jnsolubi'l'ity, is caused by the antithesjs betr,rreen man and the

r¡ethod chosen to combat the problem v¡hjch i's called nrass housìng" This

methocl arouses resjstance from -r-he users because mass housìng denies

involvement and initiative frorn the inhabitant. The alternative is to

accept consultat'ion and involvement on the part of the users jn the most

. 'lÃ| 'i tera I sense. I J

Habraken feels that accepLing ihe 'involve¡irent and jnjtjatjve of the

user should be the startjng point for contempary housìng" l-lis concep-u is

r-a ¡¡nr-.+n *hn housin!t process jnto iwo spheres of responsibìl ìty. TheLU >CPO f O Lc Lllc

publ i c sphere i s the area v¡here'in deci si ons are macle regard'ing Ihe nature

of supports. People can partìcipate jn this process at the level cf the

communìty" The private sphere is the area r,^lherejn decjsjons are made

about the nature of the detachab'le unjts. Users can partìcipate by

selecting and jnstal 1 ing detachable units into a support structure.

Supports plus detachable unjts results 'in a dwel'1ing" Dr,vellìng ìs an

act. The act of durelling more closely reflects the natural rela.tionshìp

that used to exjst betleen man and his dwelling before the advent of mass

housìng.

By separatìng the housìng process into tr^to spheres of decis'ion making,

jt is also possible to separate the desìgn and constructicn o'f, supports

fronl the desÌgn and manufacturing of detachable unjts. Thìs may give

certain advantages such as 'inclustrial i zat.ion of both suoports and detach*

abl e un'its. l-lovrever, to ensure that a support structure accommodates

al I types of detachat¡le units and that a detachable un'it f its ìnto al I

I 5Habraken, Supports, P.3

. 3l _

types of support structures, jt is necessary to have a systenr of agree-

ments. The aevel opment of a system of agreements concern'ing the s'ize and

position of material and space is one of the ob,jecijvss of sAlì.

(Foundation for Archi tectural Research).

SAR was establ'ished in '1965 by a nunrber of large archjtectural fjrms

in Hollanci and the Federation of Dutch Architects quaranteed its11fìnancing.'o Cne of the documents that rvas developed at SAR ìs presented

belor^,r. Thjs document describes a nlethod for desìqnjng support stnuctures

and detachable units. It also distinguishes betr¡reen the production of

supports and detachable unjts" In this lvay, varjous professjonals

involveci in the housjng process can conmunicate r,vith one another in a

nlanner that ensures the jnteqrat'ion of supports and detachable units.

The folìowÌng pages present a summary of SAF. princìples and nethodol-

ogies" This summary is borrovred directly from a SAR document (originally

publ ì shed 'in the form of a nev/sl etter) t j tl ed "SAR 65" . l7 lt i ntnocluces

the purposes of the methodolo-cy and def'ìnes general term'inology; rules

concerning the size and position of materjal and space are proposed.

Th'is document is jnserted at this poìnt in order to clar'îfy sonle of the

terminoìogy, methods and concepts that are applìed throughout thjs thesis"

Followjng thìs brjef excursìon, there'is a discussion of applications of

this des'ign methodology by SAR and other groups.

l 6"Housi ng t'1970, p. 38.

I TsRR, "sAR

The Fl ex'i b I e Env'ironment, "

65, " tj ndhoven, .l 965.

Canadi an Archi tect. December

1C-JL-

SAR 65: I NTRODUCT I OI,I

"The SAR desìgn methodology has been dratvn up aS a meaìrs to effectuaie

jn the housing process a dìstjnction between two spheres of product'ion"

These tu¡o spheres of prociuction have been nanled "suppcrt structure" and

"detachable units". Thr's distinct'ion 'is a prerequisite if the occupant

is to play a part ìn the housjng process. The occupant can only play

hìs part when he'is trusted with a number of decjsions concerning the

iayout and the equìpment of his dwelìing. The detachable unjts are the

materjalisat.ion Isicl of this idea. They constitute a tangible field about

whjch the occupant has right of say. Industry wìll provìde a large

range of detachal¡le un'its, satisfy'ing all individual requirements. The

bujlding trade wì.l1 provide support structures, offerìng a larqe range 0f

possibjlities for arrangement of cletachable uirits" In this concept the

dwelling is the result of an action of the occupant arrangìng the

detachabl e uni ts of hi s choi ce accord'ing to hi s spati a1 requi renlen.[s '

The sAR design methodology deals rvith the desìgn of support structures

and detachable un'its. The first part of sAR b5 contains all rules for

posit-ioning and djmens'ìoninq of maierjal i.e. of modular co*orcination

which must ensure that the separate productjon of support stnuctures and

detachable units remains co-ordinate" The second part of SAR 65 contains

all rules for positioning and d'inension'ing of spaces vrhjch are necessary

for the desìgn of the support strLtcture"

Rul es seri es 0: General termi nol cgy

Rul es 0. 'l

The support structure be'longs iegally speakìng to the imor¡ablesIs jc-]" is for

inhabitatìon and js desìgned in such a vJay that lv'ith'jn'it ihe occupant

can decide ìndependently about the layout ancl the equipnrent of hìs

dure11-ing. The cietachable units aÌ e a set of elements belongìng 1ega11y

speaki ng to the movabl es , clesì gnecl 'in such a vJay that by means of Lhose

elements the occupant can decide'independently about the 1ay-cut and ihe

equi pr,rent of hi s dwel1 i ng r,li thi n the support. structure '

Motjvatjon: The concept of support structure and detachable units has

been'introduced into the housing process in order to translate the rìght

_fJ_

of say of the occupant 'in mater.ial terms. The support structure contaìnsal I that does not fal I wi thi n the competence of the 'indì vi dual clr¡rel i erand about which he has no responsìbilìty. The detachable units contaìnal I about wh'ich the 'indi vi dual dlvel I er does have competence and aboutwhich he therefore holds responsìbi1ìty"

Observat'ions: The dr'st'inction betl'reen support structure and detachableunits js a djstinctjon'in right of say. The questìon lvhat belongs rothe support structure and r,rhat belonEs to the cietachable units can rnere-fore not onìy be answered jn a technical senceIsic]. The d'ivisjon js based

on the opìnìon society has of the ro.le of the incjjvjdual 'i .e. on theamount of freedom the occupant can exercise. 1n each desjcln this djvisjonmust be expl ìcity Isjc] stated.

The distinction betrleen course building and finishing bulilding ismade entirì'ly Isjc] on technical grounds. Those ternrs refer to rwo pnases

of the production process. A support structure js a certa.in kjnd ofstructure. A support structure can be a finished proCuct r,.ljthjn i-r-sejf.In the productìon of a support structure distjnction can be nrade betlveena course bujldìng phase and a finjsh.ing bujldjnq phase"

Recommendation: llake the boundary betrveen suDport structure and detach-abl e unì ts qui te cl ear ì n the desi gn process.

Rule 0.2

support structure material js all materjal belongìng to the supportstructure. Detachable units material is al I nlaterial belonqinq to theset of detachabl e uni ts "

l4ot'ivation: Thjs terminology follows d'irect1.y from rule 0".l"

Observations: The consequence of rule c"l " js that in princ'ip1e everymaterial and every element can belong either to the support structureor to tire detachable units depending on the djvision of competences"

Therefore the detachable units do not necessari'ly frave to be jndustrjalproductions. Even a masonry lvalì can belong to the detachable unjtsif the occupant has right of say. (E"g.to remove jt).

Recommendation: Use tl'le terms support structure and detachab'le unìts onlyi n the sence lsi c] as put forr¡larcl i n 0.2 " and 0..l . htnerever a di st'inct'ion

34

in a techn'ical sence Isiç] js,¡ranted use the r,'rcrCs course Isjc] buì1ding

and finishjng building

Rules serìes l: Sizp ancl nosition of nlaterial

Rule l.l "

Floor pians must be desìgned on the basis of a l0-2C cnr tartan grìd.

l"lotivation: The l0-2C cnr qrid enables to formulate rules about the

position of materjal. The l0-20 tartan grìd js based on the conventions

for internat'ional modular co-ordinat'ìon. I.e. the basic module of l0 cnr

and a preferentìal module of 30.cm"

Observatjons: The l0-20 grid'is derjved from the basic qrjd of l0 to

l0 cm. The l0 cm bands are 30 cn on centre. Therefore 30 cm is the

module of the l0-20 qrid" Thjs is 'iir accordance wjth the preferentiaìagreement of the international modular coordinatìon. The d'istance l¡eiween

tolv grìd lines can be n.30+10, fl.3C and n"30--lC.

Recommendatjons: Use ihe l0-20 tartan grid for aìi your housing projec.ls.

Also when you are noi in a positjon to make a desìgn for a true support

structure. At any rate, conrmunication durinq the design process v,rill be

facilitated and the developnent of detachab'le unjts will be st'imulatecl.ldhenever in a later stage of inhabitation the occupant'is perm'itted

to exercise right of say about the lay-out and the equipment of hisdwell'ìng the dimens'íons of the support structure lvill permìt the intro-ducti on of a set of detachab'l e un i ts .

Rule 1.2.

Vertical cross sections must be drawn on a gridvertjca1ìy and 20 cnr bands horizontaì1y.

l'4otivatjon: The internationally accepted rr:lehejghts will be a multìple of 20 cm.

Rule -l.3"

ln the horizontal cross section material ends il0-20 tartan grìd"

of l0-20 cn bands

Ìs that floor to floor

n the l0 cm band o'f' the

[']otivation: This rule appljes to the support structure nraterjal as wellas the detachable unit material " The resultina d'imensions of material

"q @ w

@ ry

ß\)

@

ffiË

-ffi

(Þ 5*

ffi23

ffiw

0!(#

¿

&å

Wre

.eU

/(*}

.Vv\

/:

-'.**

_L--

_._.

___'

-_4'

__=

'æ @

cD

3ô"

prove to be qu'ite useful in housìng" Thjs rule determines the l0 citr

band to accommodate alI connee'rions between suppori structure nateria"l

and detachabl e uni t materi al .

Observation: In appendix 2 the series of dimensions are gìven from

wh'ich can be chosen i n accordance vl'i th the above rul e "

Recontmenclat j ons ; Observe th'i s rul e whenever you consi der commun j cat'ion

r,rithin, and coordinatjon of , the des'ign process and the production

process of importance. Disregard this rule only for sound reasons and

after ascertainìng that communicatjon and coordination u;ill not need'lessly

be 'impaìred. Do not dìsregard thjs rule vrherever support stl ucture

material and detachable unit riiaterial may be expected to meet.

Rule '].4.

Tn the vertjcal cross section fjnished floors cojncjcie r,,rjth a ho'rizontaj

grìd 1ìne"

t'iotivation: This rule confornrs to the preferential aEreenient of the

international modular coord'ination.

Observat'ion: The djstance betr¡teen fjnìshed floors'js theref,ore always

'' ' cm.d. lllulL¡plC Ul L\J

Rule I "5.

The fitting dimension js the distance betv,ieen material and the next grid

l.ine" The tolerance field of the rnaterial is kept outsjde the fittìnç1

dimension"

Motivation: The concept "fìtiìng dinensjon" has been introduced to lay

down the pos'itìon of materjal in a modular grìd. The fitting djmension

enables the follor,ving:

a. The use of non*nlodul ar mater.i al j n a niodu'l ar gri d;

b " i\on-modul ar posi ti on'ing of materi al j n a nlorju.ìar grì d;

c. The use of sub-moCu'lar nieasurenrents in cijmensioníng of nrateriai.

The fjtiing djmension enables the exact pos'it"iorring o.f materjal "

0bservations: As folloyrs fronl the rule, the fittìnq diniension always

indjcates free space. As follows frorn rule '1.3. ihe fitting djmension jä

the horizontal cross section wjll alrrrays be betueen 0 and l0 cm: 0 p ì0.

As follows from rule .l.4. the fjttìng dìnrensjon in the vertical cross

section vri I I a'1ways be betr,veen 0 and 20 cm'

1a

ruåe t.b.

.33-

Recomnrendati on: A seri es of f i iti ng dìmens'ions of 0 , ?-1 12, 5, 7 -1/2

and l0 cm proves useful fcr many of the traclitional construction methods

for the support structure. If possìb'le use one fìttìncl djnrensìon througlt-

out a proiect. Especì a1 1y vrere tg!q] connecti ons bet¡een supports si:ruciure

mater j al and detachabl e uni t r,raterì a'1 may be expected.

The guaranteed free space is n.30-.l0 cm (ie' for p=0 cm)'

Rul es Ser'ìes 2: Si ze and posi ti on of space

Rule 2".l.

An a [A]-zone is an area that 'ìs insjde, that is for prìvate use and

has the possibility of direct relation r¡¡ith the outsjcìe. A p IB]*zone

js an area that is jnsjde, that is for private use ancl has no possibjlity

of di rect rel at'ion wi th the outs i ¿e " A y [C] -zone 'i s an area that can be

eitherinsjde or ouis'Íde ancl ihat js for pubìic use' A'b [n]-zone'is an

area that i s outs'icle and that 'is for prì vate use '

Motjvation: Zotres qive situatìoirs ' (1'e' ins'ide or outs'ìc1e' relation

or no rel at'ion vri th the exter j or, oub'ì 'ic or prì vate ) . Al so the fact that

an area can De e'ither for pirblic or prìvate use is a sjtuat'ional charac-

ter.istic" Thenefcre zones are a tcol to laydor^rn s'ítuat.ions. îhe ciesìgner

'is free to establ i sh wh'ich f unc Lì ons nray or rxay not be desi red or expected

'in a gìven situation. tìy means of zones situatjonal aspects can be

I'inked to functjonal aspects and vice versa'

0bservations: Each clrvell'ìng type is characterized by ìts specìfic

arrangetnent, of the four ZolreS r,virich have l-.reen clefined' See appendìx 5'

Two zones vri'll always be separated by a trargìn (see ruìe 2"3. )' þ' zone

has on'ly one d jmens'ion " The second dirnension i s introdusscÌ iry tiie

concept: "Sector". (See rurle 2.6. ). A zone does not necessan'ily have

to be straì ght.

Recommendat'ion: lnd'icate jn your design what functìons you

a ct.iven zone. This rnay be done by givìng a zone-analysis.

des i gnate to

tne stzes 0i

s representsA zone-ana1'¡sìs is'uhe nrotjva"ticn cf

ch have been chosen. Therefore a zone-anaìysì

wh'ich have been set for the design'tf,a ron., tt',ithe standards

Rul e 2 " 2.

A nrargì n i s atr area betlveen t\^Jo zones I*" has the ProPerties o'f the tv¡o

rule A.l.

.+t-

adiacent zones and therefore it derives'its name from these zones

Motivation: itlargins enable to nrake dec'isions at a later staqe about the

posìtion of material and the dimensìons of the spaces" (See also rule2.4")

"

0bservat'ìons: Ancnó [ad]-margin, an c*X Iac]-margìn and a 6l lbcl-margìnaìways contaìn jn facade. A marg'in betureen a t Ic]-zone and any otirer

zone al\,vays represents the boundary bett^teen pubìic and prìvate terriro'ies"

Recommendation: In a zone-anaì,vsìs the adjacent margìns are aìways taken'into consideratjon. lf necessary however, a separate margin*analysìs can

be made jn order to motivate the size of the margin by demonstrating what

specìfic e'lements are re.lated to the nrargjn in ihe given desìgn'

Rule 2.3.

Specìfic I'ivinq spaces are spaces designateC to accommodate one main

function of ',vhich the d'imensions can be deterrnined beforehand on the basis

of an anaìysi s of thj s functi on "

General iÍvìng spaces are spaces des'ignated to accomntodate more than

one ma'ín function. Threrfore the .iinrensjons of general liv'ing space cair-

not be determi ned Lrefcrehand but must fol I ov,r from the I ay-out variants.

Utility spaces are spaces desìgnated not for 1ìv'ing puÌ poses but have

a util'itarian character. The dimensions can be deternined beforehand on

the basis of an analysis o"i the urtil'ity functions.

f4otivation: The djstjnctjon beilveen the three categorìes ol" spaces makes

ava'ilable to the desiqn pr'ocess grouÐs of elenents each havìnç1 certain

characteristics" The djstinction betr'reen the space categories has been

made in such a r,vay that it ìs pcss'jble to determine beforehand the

specif ic livíng spaces and the ut'il rty spaces on the basis o-l= certa'in

standards. Thjs enables one to evaluate a suppont stl^uciure by gìvìng

as many as possible lay-out variants lrh'ich are all based on the same

sDace elenents and therefore are a'll based on the same set of standards.

0bservatjons: in principle one can esiablish for each desigit process

separateiy the set of specì f i c I'ivì ng spaces r,vi t.h lvhi ch the 1ay*out

varjants in the suppori structure can be desiçned. Reference js also

made to rule 2.4. where a I'ink is niacìe be.tr,veen specif ic lìvìng spaces and

zones .

ffi re@ ftÞ f\)

@ FW &4

..Ã2-

Reconimendati on: ilherr dec'icli ng upon the specì f i c I ì v'ing spaces dralv up

a "Summary-sheei specì fi c I i vì ng spaces " .

ì,{hen deciding upon the util.ity spaces use the Idraw up a] sunrmary-sheei

"PaDer detachable units""" .'-r-'

Rule 2"4"

A specì f i c l'ivì ng space ends i n tlvo success j ve n¡argì ns.

l,iotìvation: This rule links ihe dimensions of zones to'{:he dimens'ions

of specìfic livìng spaces. Because the dinrensions of specific livìngspaces fol lor,v from functional anaìysis and the stanciards vlitìch can be

derjved thereof, this relates the ciimensions of zones to the possìbil'itiesfor lay-out of the support structure.

Cbservations: ûn the basis of the zones and nargjns the designer is free

to formulate furiher rules designat'ing certaìn types of specìfjc I ìvìngspaces to certain zones. The r,vidih of ana, [A]-zone or p IB]-zonerepresents the nrin.imun depth of specific lÌving spaces which can be

pos'itìoned in th'is zone" The adjaceirt narg'ins represent ihe extra depth

avaj I abl e to speci fi c I j vi nc; spaces , accordì ng [o rule 2.4. The si ze

of a c< [A]-zone of É [B]-zone together wjth the adjacent margins represenl-

the nraximum depth rryhich the specifjc'l.ivìng spaces ca¡r have that are

pos i tì oned j n these zones .

If the total s.jze of a zone plus margin js kept constant the desìgner

is still free to choose between a small nargìn plus a ìarge zone or a

l arge margi n pì us a smal l zone. The fi rst exanpl e denonstrates l j ttl e

varjabjìit¡r but hiqh minimun standard" The second example denonsirates

much variabjljty but a mjnjmum standard vrhich is relatjvely low. There*

fore starrdards regardìng the dimensjons of specifjc lìving spaces are

laid dorvn by the djmens'ions of zones and margins.

Recommendati on : Rel ate the chosen speci fi c I ì vi ng spaces and zones to

one another in the "Sumnary-sheet specific living spaces""

Th'is mal<es ihe clesjred relation between zones and specifìcliving spaces clear to oiirer people.

Rul e 2.5 "

The dìmension of zones ìs al\,/ays n"30-lû.¡ I r^r: rrc n ?f^t+l Ou ¡ rrqJ

The dimension of marqìns is

ìr

rule 2,4.

-4Ã-

Moti vati on: Because tite r,ri dth of an a [A]-zone or a Ê [B]-zone represents

the nljnìnum depth of the specìfìc lìvìng spaces r{hjch can be posìtioned

jn those zones (see 2.4") ihe zone ìs a ç¡uaranteed free space. A

guaranteed free space always measures n.30*10 (see I '5. )" Therefore

separation walls of specìfjc lìving spaces which run paralle'l to the zones

will always be posjt'ioned in t,he nrargins"

Because nlaterjal aìways ends in the l0 cm l¡and of the l0-20 tartan grid

(see rule .l.3.) the nrarqìns alwa;'s have the cjimcirsion n.30+.]0.

0bservations: The mininrum margìn therefore is l0 cln' There ìs always

a nrargin betr¡reen two zones. Separatjon vra'lls of specìfic livìng spaces

which run perpend'icular to a zone can lje in the zone" Separat'ion walls

of specific livÍng spaces r,vh'ich run paralìel to the zotre vrill alurays 1ìe

j n the margi n .

Rule 2.6"

A secto¡is a part of a zone r,vhìch the adiacetrt rnarg'ins ulith'in l'¡hich

the arrangement of spaces can be freely chosen '

i4otivatjon: A zone has only one d'imensjon" The concept of sectorjntroduces the second d'imensìon. Therefore a sector represents a

specìfic area which has the propert'ies of the zone"

0bservations: There arect, ø,8,6 [l\,8,C, and D]-sectors. Sectors are

defined by the positioning of support structure materials in the zones

and/or tire rrrargìns. Therefore the support structure can be considered to

be an aryangement of sectors . A dlvel 1 i ng wì'thi n a support st¡"ucture can

be consi dered to l¡e a sector group.

A sector can be anaìysecl on jts lay*cut possib.ilitjes. This anaìysìs

takes into account all v,rh.icil has aìready prevìously been estab'lìshecl in

the zone-analysi s "

Recommendatjon: l,lake a sector*analys'is of every support structure' l-hìs

r,^rill g'ive'informatjon about the lay-out possìb'ilìties of the support

structure" ßefore ntost it viill mot'ivate the chosen positions and ciimensjons

of the I oad*beari ng e1 ements. . .

Rule 2.7.

A basic variant gìves tire posiiion of the 1'ìvìng functìons vrh'ich togetiter

ru¡c ä.5.

r¡¡!e 4.6.

-4e-

const'itute a d'¡iellìng proçramni Isic-] r^r'ithin a given sector group" A sub-

vari arrt of a basi c va.ri an'u i s a ',rorked out I av*out pl an of v'rh'ich the

ì iving funct'ions and their posìtions conform to ihose of the bas'ic variant'

l4otivat'ion: In a given floor space lvhich can be arrangetl into a dvrelììng

most often than not the nunrber of possible la3r-6u¿ variants rena'ins quìte

obscure. E.g. by altering the position of a door one can already create a

nevl variarrt. Tl-re concept ''bas'ic variant" enables to note dov¡n specifìc

functional organizations of a dr,,relììng. By notìng dor,^rn ali possìble basic

variants of a given sector -qr0up one gains jnsjqht'into the spatìa1 and

functional possibr'litjes of part of a support sti'ucture.

0bservations: The basic variant is a code and titerefore does not give the

djmensions of spaces but only the posìtion of the I ivìr-ig funct'ions. (tne

specifìc livìng spaces as r,¡e'll as the general ìiving spaces). ßecause the

relatjon betr^reen tite sjzes of specific-livìnq sÐaces and tile sjzes ol'zones,

nargìns anci sectors is knor,vn by prer,ìous ana-l,ys'is the notation of a bas'ic

variant g.ives qu'ick 'insìqht into the lay-out i-.ossibilities of a cjven sector

group "

A neul i¡as'i c vari ant occurs wfìener,'e',^:

a. A f uncii on i s exchançled for another .Îunctì on ;

b. A f unct'ion cllanges Posi ti on '

Therefore each bas'ic variant realìy ìs the notation of a ccllectjon cf sub-

variants. Therefore each fIoor pìan nay be seen as a sub-variairt of a

casì c variant"

Recommenclatìons: i'iote dor¡ln the bas'ic variants schenlatical ìy. ' . Under

each lay-out pìan note clown the basjc variant of vritjch it'is a sub*variani.

Alvrays check j f a basì c variant i s poSSi b1e by drar,v'ing at 'least one

matching sub-variant. In designìng a suppori structure note dolvn only

those basic r,variants vrhich have been checl<eci" "

space f unct'ions:

= space ìn general

= Spec.ific lìving si_raCe

= gcneral l'iving spa.ce

= uti ì ì ty space

Codi

hI\

R{

R2

IA/

ng of

[nllr \ I

fio ¡i-'lu\ i-.i

lH ¿/ åL:' *Jr^ *-lU1 SJ

4t ìLL-J = l'iv'ingrooÌtt

wl [t-r]w a [t-z]w3 Lr-sl

K [N]Ki [xt]Kz [xz]s [B]sl [mtJ

sã [ne]s3 LssJ

B [slr [r]F f-rlL*J

- 43-

= livingroon vritilout dining area

= l i vi nqrocm ',vi ti, Ci n ì ng area

= second I i vi ngroonl

= ki tchen

= ki tchen wj thout oininq area

= ki tchen r'vi th ci tti ttg area

= beCroont

= si ngì e bedrooni

= doubl e bedroonl

= master bedrootrl

= Storerootn

= Sanitary cell, batnroorn, roilei

= entraflce

The f oreqoi nq presentati on of SAiì pri nci pl es at'ici nle'[hodol cgi es makes

possìble the clesìgn ancl production of supports and detachable units in

two separate processes. The procìucts of these llrocesses, nalileìv support

structures ancl cietacirabl e uni ts, are the space and rnateri al t¡lhì ch the

occupant conrbi nes together i n a vari ety of r';a-vs to compl ete a dr're1 ì i ng .

3ut urhat are the characteristics of a support structure that suqgest the

possìbiljties for various kjnCs of chvellìngs to a variety'of occupants?

In the f irst part of th'is cirapter, exaniples of ihe lvori< bJ' three well

knor.vn archi tects are presented that rnay be cal'lecl support s Iructures.

The cji fference is that t.hese structures lvere nol necessarily conceivecl

of as 'supports 'in the Sâtrìe SCrlse as llabraker't's ccrncepiion. Tirere is a

cl-istinct'ion betlreen supoort struciure and detachable uniis in terms of

technjcal ancl industrial possìbiliijes for nrass product'ion of cerlain

conlponenis . But i t ì s appai^ent tirat i.here tdas no attenlpt to cl eai^1y

iiefine the 'rigirL of sa.y,' of the occupants" lls is denonstrateci by

Le Corbus'ier'S proiect at Pessac, France,'tlte,'ìght of say of occupants

_ 49_

to personalìze dwelling space developed over tjnie antl the results perhaps

even contradict the aes+"hetic intentions of Le Corbusier. Shou'ìci there

be a clear defjnitjon of the rìght of say of an occupanr, or siroulcj there

be a 'margìn' of contradiction created by a complex desìgn?

Habraken has negated Le Corbusìer's Domino House as an exanrple of a

support structure , ( see fì g. I "4. ) "

"A support is nct a skeleton,,lS

ilart'in Pawley states that part of i-jabraken's agruement rejectìnq Le

corbusier's theory of structure as sl<eleton is due to the fact that:

"di fferent I i f e-silans envi sagecl 'For detaclrabl e uni is and supportstructure makes it necç5sary to regard tite 'iatter as encl0surerather than f ranlevlork,'l 9

Habraken feels that nratty architects conceive of supports as "large areas

of floor with a ferv obstruci'ions in the way (e.o. columns and ducts) as

possìble... skeletons to be filled in.,,2o But this kinc of approach ìs

from a 'techn jcal poìnt' of v jet"v cf a des'iqner, "not houlever the desìgner

of supports, but the ciesì¡1ner of dr^relììngs (those th.ings whìch are notc1

thìngs)."''

A designer of supports, flabraken ìs occupiecj ivith another prcbìeni.

"He does not r,vant to design cii.reì1in.cs. He trjes to concejve ofa buildìng in v¡hich other pecole, r¡,'ho are not designers, wjll beable to recortnize the possitjjlitjes to live by, thiough the nleansof detachable unjts. A support Lilerefore slrould not óe neutral.iieutra'l thìngs are hard to jdentify with. t,nd to durell -js

aprocess ìfridentjfication evetl if it is no'L consciously recognìzedas such. "¿-

18,,t. J. ilabraken, "Three R' s( December, I 96b ) , p. 32.

l9Martin Par¡.,ley, "i.1ass Housincr:

for Hous j ng , " Forum vol

The Desparate Effortof iiachine Production",

?'J, no. I

of Pre-IndustrìalArchi tectura IThought to Achi eve the [quì vaì eni

Desjgn, January 1970, ì1. 35.

2Oi,i. J. fiabraken, "supports: ResponsibiliArch j tqctural As¡gçì ati on Ouarterly, !,jj nter

tì es andI 969, p"

ê q II

¿LI ^i

¿IU¡U

Possitriliti?9" 2l iui¿.

Fig. 1.4.

DOMINO HOUSE

PESSAC $.{OUSING

- 50-

Anehifeci' l-e Corbusler

Architeel; Le Corbusier, Pessne , FrGnee, ¡S26

-51-

Habraken continues by giving exaniples

structure that provoke an occupant to

drvel I ì ngs.

of arch i tectural syrnboì s .in

recogn jze the possibl I jt.ies

a support

for

"It should give rea'i forn, real silaces; spaces that are not rooms(vet) but névertheress tempt th9 ìffagìñatìon, s;sð;riìig'ro.upossì bl'l i ti es . for ì ì vì ng than the ocðupant coul d-ñave tñoughtof before seeing them. A support shouid, by ìts u..Àiiäð.rr. provoKeuse. It shoul d- offer pì aces , dark ol" srnny, smal l or roonly, thatcould iust be places to sit, to eat, to ilóép praães'iñu, suggesrpossibjlities for kitchen, bedroorrr, and l'iv'iirg ur.ui in-unenoingvari ati ons and combi nati ons . ',23

He concludes this oescrjption cf the nature of supports by statjng that:"des]gnìng of supports cal'ls for real architecture and realarch j tects ¡rho can compose sltapes and spaces titat eventual ly mayhave nore character than can be foun{,in any other-¿ðïitrn rorhous j ng than \,ve can th j nk of tocay .,,24

The work of iiabraken ancl SAR has univei^sa1 aopìication as an alternatjveto nrass housing. However, at least one author suggests that SAR,s

research has very partìcular Dutch characteristics as indicated bv thejnfluence of the De Stjil nrovement on äabraken,s approacn:

"0ne percei ves a nunber of strong af f i ni t j es r,ri th prev j ous nove-ments in architecture, such u: Di, _stj.jl, v,rhereìn on. alsõ-sougnrto enunc'iate obiectjve concepiual oasis for archjtectural proouct-ion and, at tfi-ã sãffiìme, to clemcnstrate .its roots in irumansocial existence. "zr

Even Habraken's noticn of process as cpposed to the comp.leted project,h'is concern for qual.ities of space, ìts positionìng, dìmensìoning anc use

as opposed to the particularjties of materiaì, h.is search for universaìì¡rvaljd relatjonshjp patterns, all of these are a contjnuatjon of the

research by members of the De Stjjl-clroup such as li{ondrìan, van Doesburq"

Ri etvel d ani Cud "

I nl al?4

1Dl0)l-

, -"Tay1or, Brian Brace, "i'l'ikoìaas Habraken,,, Arc¡itectrrre r|A¡rinrd,hui(,lu'lv-August, l9z3), p. 64. ¡¡eLUUu¡s u ñuJUr

_52_

There are tv;o basic types of support structure designs developed at

or i n con j uncti on w'i th sAR. They are charactei^i zed by I oad bear'ìng

wal'ls that are ei ther perpendi cul ar to the facade or paral l el tr'i th the

facade (see fig. l.S.)" The load bear'ìng wal'ls have openìngs at appro-

priate piaces to achieve varì0us s'izes of dwe'llìngs and various posìt'ions

of dlvel l i ng functi ons . Servi cr:s ducts are cl early def i ned. [-retachabl e

unjts cons'ist of partìtion panels, storage units, appl'iatrces, plumb'ìng

fi xtures and doors.

The support structure design siuo¡'cleveloped for the Arnstercìanr project

in Hollancl js an exanìpìe of loaC bearìirg vLalls ancl colut¡rns organized'in

roÌ,^is perpendicular tc the faca.ie.26 The position of tne structural

nlaterial and the openìnr¡s iretrveen tl-re ntaierial def ines the zones, tnargìns

and sectors. The proposaì for a pilot housing project for tile Philìps

pension fund iil Rotterclant, I'iollanc ìs an exalìiple c'í'loau bearinq r,'la'l'ls

organ'ized i n ro!^/s paral ì e1 to the I oad beari nç; facade ' The posi ti on of

the structural material ancl tile openinqs betr'veen the naterjal defiires the

zones , margì ns ancl ,a.torr.27

Tlvo stud'ies r,,rhich rccognize the pltenontenoni of adci'itions by the occupants

are basecl on the'ideas of support and detacha'o'le units, (see fig' j"6')'

The desìgn proposal by the arch'itects De Jonq, Van'-llphen and Bax for

Linschoten, llollancl urban redevelopnient'is also a systern of load bearìng

wa'¡ s perpendi cul ar to ihe f u.u,l..2B The zoni ng f or the dwel l ì ngs j s

t',,. J. Habraken , " Inr/ol vi ng peopl e 'in the Housi ng Process ' " RIBA

,lq!¡rnsl, (lìovember 1972) p . 4'o9-79 "

" ,bid., p. q73-7õ.

"¡.,. J. Hairraken, "The pursuit of an Idea," Plan 'l 1970, p. 211-218"

Fis. 1"5.

SAR SUPPORT STRUCTURES

Fnojcet for Anrstendsrn(beoring wslüs perpendíaulsn fo thc foesde)

Â

m¡3

A

Fro3'eat for Ro?terdwm( beenNmg we lls pcncileå fs the f ee ude)

sd

A

sh

mu

sb

fr

rd

çñIT

'¡:l:l

FZFd

ffi

r-+-t

grs€$$ r dì

I

veiline{

. . .'. .'. . .'.t. .

:. :. :. :. -. -..

:.'.. :t:. :

díMlgrdm -c {¡ mg4

-54-

extended to a cont'inuous zoning proposal for the ent'ire site. Thjs ìs

rel ated to a study of urban 'issues, airother area that SAfì has researched

extensi vely. A housi ng oroject i n Del ft, Hol I and by the Dutch archi tec'u

S.J.H"fl. llaaksma ìs a good exanrpìe of the iciea of supports and cletachable

units appììed to rovt housìng:

"The shell housing project by flaaksma approaches nost.nearlyof al I Dutch housjng projects the conceptìon of S/iP'. "¿r

Th'is project almost rer¡'inds one of Pessac by Le Corbus'ier lvhere the

nccunantq i1¿yp ¿11rl od ni f rhprl rnnf 5 ancl I ean-tO oorches to tvhat wasuuvuPqrl uJ r¡q

orì gi na1 ìy a 'sugar cube' .

The only unfortunare thjnq about the vrork cy SAR ìs that none of thejn

stud j es or projects have been ìnrpl emettted 'in cntì ret,v. Therefore, i t

i s not poss'ìbl e to gì ve ari eva'luat j on of dlvel I ers reacti on to supports

ancl detachabl e uni ts i rr iiol I anci. Holueve r, ria.braken ' s atlcl SAR' s 1.,'ork has

influenced other anch'itects ancl planners. Tt,ro groups ìn particulan ihat

have fol I oured thi s I eaci are .los !ieber i n lìaircurg, Germany, and The PSSäAl(

group i n London, tngl anC.

Hanrburg, Gerntan.y

Professor Jos l,Jeber of l-ianrburg tJriì versi ty has been i nvol ved w j ti'l appl vi nq SAR

principles and i:lethodologies tc projecis'in flaniburg, Gerrnany. The tor¡¡n

pìan study for l-lamburg-llumlrelnansberg l96E is an appf icat'ion of continuoLls

.30zotlrng" ros yieber has aitackeC the housìng problem in ilanbur,c and other

turopean citìes fronl a soc'ial*pc1it'ical point of vier,l" iijs vroi"k nas

influencecl the city state of lìanrburg 'in oecidìng ic adopt SAP' p¡jnciples

29Pl an I 2, I 973, ')').JJ

?n'uHabraken, "The Pursu'it of an lciea" , pp" 172-173 '

L!Fiq. 1,6 |

LIÑSCHOLEN

I

rr{Gl

Secti

r-

' +--

=-+-a_¡îhind' Fiocn

Arehiteet; De Jong, Vsr¡

DELFTHOtisING

Lisrse$ruNen fr4oilund, [965

Ane hitee t: F{Güksms, Dcüft, þ.{e l$e nd, åS?3

56-

and methodoìocfies for future purblìc housing projects.

There are tvro exampì es of support structures f rom flanburg vrorth irent j on*

ing. The fr'rst i s an experimental communal housing project where I 5C

potenti al future j nhabi tants parti ci patecl i n p1 anni ng for conlmunal I ì vi ng

(see f ig. 1.7). It is part of the l'.iamburg-Steilshcop housing project by

Candal i s and Vloods.32 The beari ng r,ral I s are perpendì cul ar to the facade

rvì th openi n.qs punc¡ed through ì n appropriate pl aces to achi eve soci al

jnteracti on. Al I of the inembers share coÌlnon ki tchen, d'ini ng and ì i vì ng

areas , but each fan'i ly or sub-croup ha.s thei r own pr j'rate area ' I t j s

assumed that the i nternal partì t'i ons are fl exj bl e '

The second exampìe is a study r^nacie by Jos v¡eber ancl [ìoloh Sp.ille for

¡ qr¡nnôrt struct-ure that can acconnlcdate internal exDansion and contraction

of dr,vel I i ng uni ts. The beari nq \Ä1a I I s anc expanded col umns are perpen-

di cul ar to t.he facade. The sta'irvrel I servi nr.l tlo or three clr'vel-l ì ngs at

each level is reminiscent of þlies Van der Rohe,'s,'r,leissenhofs'iecilung

anartmpnt houce - l,Jet cel l s whi ch mar/ be eì ther ki tchen or r,'lashrooms are

centrally located, back to back, to prov'ide for a variety of conrbinations

?20t use.

Pro j ect PSSilAl(

l',labìl Hamdi, ll'ic ",Jilkinson

anci John Evans init'ìa-ueci a progran in London,

England (.l967) calle.i PSSHAK (l'r'irrary Suìrport Structure and lìousìng

Assenrbly Kjt). It was inspireiì by ihe r,^rorl< of John i'labraken and -Siìiì"

ßetween 1967 ancl l97l tne PSSìì/ìK group carrieci out a nunber of experìnletrta'l

3l Rol t

Sontpnrhpr

32Iui¿

Snille aird .los lJeber,1973) p. 16.

n&2I H.

"iiunaner'riohnunq*und StaC-r-ebau", (llanburg:

0¿60 Áumul*agirlqwÞH uspoog puns8[gpriÐ3 :sgCIêg lqsJv

s$8urì

lsurluJuoo Õr*luun¡d

uu a¿mdaol4rnd

s+uÐ$!qÐqu!arm$ng lÐtåua¿0d

um¡d r00[ $ ¡ms$rÐd

€g

@

8r

L'-4,

d00Hsìt3Is- ÐHNSWVH

'L't '61¡

''Í-

-T"n

Þ,6

'b U

IJ Ä

^(-

\,.e

t

æ 6) cf, L¡ U Å) *{ (r) *{ m Ç c) J Ç rq t!3

/\h @

q âH-*

*ffi UH 4

wø

Èw

æø

Es

$w**

-# sß qW W

ffiñ:

Ê-u

æw

@d tff

i ul{ q

wtw

!ffi

lt !:'

ijilij

,

::k:::

::::#

::iiÈ

*tdf

r*:::

:::iÍK

::::;:

:::

n

Þ*4

"3

s46Þ

Ë*.

f!

Ça #Õ cÞ T &ub

(Þ{f

} a

"iÌ-t

r_

t

(þ Õ&

ã\4

ffi tr aÕ U/

(þ 5 ffi q< s0 *.j

l'il

(

jrt ryr & w

m(

ÞW

w

- 59-

proiects ìn Engìanc anrl abroad that lvere relateci to'the jdea of supports

as an alternative io trass housìng. In .l970, iiamclì ar¡d ì,Jilkjnson niet wjth

the English i'linister of i-loLrsing ancl off'ic'ials fron the r]LC (Greater London

Councìì) to expìore the f)oss'ibiljties of ìmplementìng thìs idea. Followìng

this nreetÍng they began studyìng the effects that the constra'inis and

standards set by the I'ijnìst,ry and GLC '¡ioul,-l have on PSSHAK methodoloqy

and the cievel opnen b of a protc type sul)ì)or.r ,trr.turu " 33

The r,rork of llanrdi , l,li I ki nson anci [:vans i s an appì ì cati on of John

Habraken's iheories anci tite princìples anC nieilroriojoqies developecl by SAR"

Some of the i deas and terin'inci og¡z have be en acìa¡:teci tc the partì cul ar

English sjtuatjon. For exanrple, tire FSSÌ-iAK !jì'ouri states that thejr idea

js not technjcal'in the sense tiral anotiter house bujlcing system ìs being

proposed. Their jdca is organjzat'ional in the sense tlrat it Cjvjcles the

housìng process into ttvo areas of ciecision naking: one for the archj [ect,

bujlder, and local authorìty, the other for the jndustricrl engineer,

manufacturing industry ancl occupant.34

The PSSHAK group poìnts out, as dìd fiabraken, that clividing the housinq

process into tr,vo areas of responsjbìlity creates otiler possibiljties. The

divisjon makes possìble a system of r¡rcrk'ing vrnjch efficiently co-ordinates

all bur'lding systerns, technìques ancl mater-ials. Support structures can bc

des'igned r^rìth options for a rrariety of life styles. l"jousìng authorjties

can have an in'itjal chojce of a clefined range of cir,;elì'ing sizes ancl types

in a given structure, ancl the abiiity tc cirange these ratjos as housìng

needs change.

33"Habraken in flackney,,'

34¡tlubì I iiamdi , ilì chol as(0ctober l97l):434.

Tire Ê',rchi tect's journaì ( 15 Se¡rtember .l971):

573

"PSSI-iAi(", RIBA Journal'rjì I k j nson and Jotn Evans ,

êL{*@qo€ $ffi=Bl$ 'um6d üêÂæT pumors

um6d Ë [æÂa=T

aqff@{"{ss [Ð!$iuË u umgd r00 [j

),rvt"{ssd å33nÕud6'[ '6ti

-61-

The fjrst step towards puttìng these'icieas ìnto practjce involved a

proposal for the support structure arrC assembly kjt and tile costs forboth on a s'ite at Stamfcrci lijì1, llackney. D'iscussjons began jn .1970

wjtha group of peopìe itrterested in the idea. As a result, the pSSl]AK group

becanle responsible for the surport structure design, Samson Feather l,lorgan

and T[ilvall for the Asseni:ly kit desjqn. Concrete Ljmjtec þ/as respons-ible

for l¡anufacturjrrg the support structurc, Dupont Grcup and Trjr^ral I formanufacturing tire assenbly [<it. The GLC þ/as res¡.,.ons'ible for using the

support structure, and the occurpants for usinc ilre assenrbly kìt. The

process of jmpl e¡¡en ting tie 'ídea o f supports and assenrbìy k j ts demon-

stratec that a o'ivisjon of tire dec'isjcn makinc process rvas feasjble:" i n terlrs of orqan j zat j crn anci rel aii ons beir,,,,e en the r^lorkì ng carti es ,the f ranlelork f or deci s'ion nrai<i ng and contnruinì cat.i on has fa I I enclearly ìnto âì^ecls dividec betr,reõn_the projectjon of supports"cructures and of assenbìy ki ts.',35

In order to establish criteria for the clesiqn of the assemblv kit, tfie

des'ig¡ners submjtted a questìonna'ire to l-he GLC l-o ire ansu¡ered in terms ttfthe policy of tlle authority ancl ninjstr^y stanclards. Sonre questions

concernecl user partjcipation such as fanijliarj zaL",on, plannìng, orcier-ing"jnstallation, movenjent, [)ersonalization, ailc! rental s;rstem. Other quest.ions

concerneci user rer0u j i^eilents such as use c,f sDace , ci ì r,,ì s jon of space,

acoustjcs' servìces, sioraqe, vlork surfaces and applìances. Tlre folloivjncl

is the reasotrincj Lrehincl a ;icl icy iec'isirrn reüardìni1 aclnrìnistering an

assembìy ki t:

Handi, ;Jt lktrrSO[ áucl i:vans, ',pSSìiÁj(,'. p 43ir

-6?^

"the convertional cj'iillensional solut'ion of provìdìng a range ofcornponents of varyì ng s i zes lo ach'i eve , by d'ì f ferent comb j tiati ons

a r¿¡i de range oi overãl l cl'jrlens'ions t,rou'la create di ff i cul ti es i nthe envisagecl domestic sjtLiation. This soluLion imp'lr'ed that t'^'hen

the occupant 'r¡'ished to modì fy the pì an of hi s home, he woul d need

suf f i cient utrcierstan,iì ng of the systen Lo cal cul ate the patrel s

requi red and a'lso access to a store whi ch v,roul d contai n paneì s oftne necessary dinlensi ons ancl vloul cl al so accotnnrodate d'iscardedpanels. They tnerefore decided that there should be one standardwidth for ali conponenis q¡cl an extendable ccmponent to accommodate

varyìng space ditlensjons"Jo

This type of policy clecìsiotr rnay Ìrave been beit.er supported by researcir

into the actual reactions of occupants tc a variety of panels Versus the

chosen sol u'bi on. A techn j cal gaCgct sucir a.s an extenCatol e pane'l älay

more nla j nteirance probl enrs than vroul d panel s of vari Ous S i zes ' Th'i s

also underestjmaies the abjlìt;v of occupants to comarehend such

a s'ìnlple thing aS conbinìiig varìOus Sizes of panels'uo achieve a layout"

In the.ir irroposal to the GLC, the PSSIiAK 1;roup staied tlrat the need'f,or

adaptable irousing is tirreefold:

"a) to meet the requirenents of different fanlilies' i'Jhen ure

experimented rvi th a llode'l that al I olveel tenants to arrange the'irdr,vel I i ng space, i¡e founi tha't 6Û per cent of them wotll d have

l.i ked to cirangé the'ir f I ats i n the vari ous vtays frotil the GLC

standard planl e"q. to jncnease the sjze of the kitchen, or toprovide a hobbìes sPace.b ) to neet d j fferent space needs of iire fam'ily as i t changes

pro du ce

dec i s'i on

intermal .llex.i'oìlity ancj also 'incernal expansion or contraction of dr,vellings'

over the Years.c) to provì de more sDece as I ì v i ng

The ini tjal desì gn proposal subni tted to

for adaptability. Tile suppor*- struciure

t7standarcis ri se " ""'

the GLC acconlnrcdated rhese needs

',vas cle s j qned to accomniodate

anci ,lohn Ivatrs, "Proiect PSSI'iAK a

i'iay l?71 , p" l.

?Â-"Ibid.

a1"'l,lab'il Hamdi ,

report subni ttediiecnol as i'ji I k'i nson

to tf¡e GLC, London,

"Just as the clecjsions about the cies'ign and nanufacture of theassenrbly kit are ìndependent of ihose about. the srrucrure sodecisions about the use of the struc-uure (sìze and type of clyrelling)qre ìndependeni of

"titose about tile arrancjeilent of thä' assembl,v ki t-jn tlle structure""JU

The jnitial support structure lvas clesìgned on the basjs of zones and

zone conponents. Insteaci of usinq Greek letters of the aìphabet to

des i gnate the four types of zones , llamcli and lJi I l<i nson ass i gned I ettersf rom the Roman a I piraL.et. 39 l'ire a I pha zone îor f unct'ions lvh j clr have a

dì rect rel ati cn to the outs i de l^¡as ca'l I e ci the lt zone. The beia zone l.or

f uncti ons t^¡hi ch have no rii rect rel ati cn to tl'¡e outsi cle was nanred the B

zone" The gamma zone for purblìc space and circulatjon yras desìgnated the

C zone an<j the clelta zoire for prìvate cutcioor space u/as called the D zone.

Their support structure desìgn l,las nla.ie up r.rf ;\ and B zones. iìo inargì¡s

were i nd'icated betv¡eeri zones . l"rhen functi ons of a A zone overl apped ì nto

a B zone, or vice versa, â tiiârq jn was e stabl'ished. The cl'imensions they

gave to the zones appears to 'incl ude the nrargi ns. l-he A and ll zones lvere

divjded into 'zone compotrents' by structural nlaterial, by servjce ciucrs

or cjrculation sta'irs. (A zone component is the sarne as a sector.) There

were various possibi I itjes for dvrel I ings functions r^ijthin 'zone componenrs,

The analysis of these possìbilities then relatecj the d'jmension of a 'zone

component' to human neeci airci to the tecirnical I iriri iatioi'ls of the structure.

i'Jjth tlvo zone r,ljdths and trvo zone coilpcnent rviciths, the in.ítial schene

had four'zone conipoilenls' rrrjth four cìjfferent areas. Continuous zontìtE

was draurn over the entjre site plan ana tire L-shapeci basic element tvas

I a'id out -in vari ous patierns . The overa r I des i gn proposal lvas 'l i ke a

?R--Ibjd", p" 440

39The desi gnatì onrepresentation of SAR

of zones by flarnC

me f hodol cg'ies ,

i anci l{i l ki nson j s adapted i n aSupra, p. ll.

-64--

growth systeilt ',vi th the t¡as'ic L-shapeci element crossing over the cont'inous

zoni ng, creati ng publ.j c and prì vate outdoor spaces.

The proposed assembly kit consisted of full rvidth partìtion panels, half

wi dth part'itì on panel s and expanciabl e doors ' Toç¡ether, these components

could be combined jn a variety of ways and stìll take up tolerances between

structural walls" Tile criterja for desìgning the assernbly kìt were:

a) components must be easì1y 'roved

bj, one person, maxjnun, we'ight - 100 lbs"

hl rnrnnnnpnf c f n reduce a j rbcrne soulnd oy dlL "v I uvr¡ryv¡ rur I uJ

c) fire resistance rat'inq to be at least one irour.

.l) comûonents to i:e secureC betlveen the f loor anci tire cei lìng and butt*

jointed to the rva'lls.

e) components to carry cl ectrì cal r¡r j ri irg 'ín a polyester f oan ski.¿ j ¡r; so

that lights and appliances cou-ld i:e locatecì attytrrhere"

f ) ccnponents io f orm par tì t'i on ',val I s "

g) Components to form tire body cf cupboards'

h) cupLroarcl doors and 'interior fittincs suspended front a front frun,."40

The'in'itial desìgn scheme i,ras not implemented and a second scheme r¡ias

developecì that v¡as stìll based on the jdea cf supports and an assenbly

kit.4l ,4?' Four blocks, three stories h'jgh r,,tere planned to enclose a

publìc courtyard. 0ne of the b'locks vlas desìgned as ali exoerimental

structure. It differs from the oiher Lnrec conventjonal blocl< ìn t',io uravs.

40Hamdì, i,JiIkinson and Evans, "Project PSSIIAK , p. ?.

4lAnd..',, Rabenecll David Shepparc anc Peter Tov/n, "Housing Flexibil'ity?",Archi tectural Desi g.!, l'lovenlber

.l973, p " 727

42¡r1u"ie-Christine Gangeux, 'PSSilAÌ(: Les Recherches Theoriques de SAR a

L'epreuve en Angl eterre, ñ Architecture cl'Auioult c' hu'i , i'1ai -Ju'in .i975, pp 7 4-76 '

-65 -

The sizes of the apartlrents can be incrcased cr cecreased to accommodale

2 to B persons and each apartment contains an assenlbly kit of flexibjlepartitions. The desìgn is remjnjscent of l'ljes Van der Rohe's !,lejssenhof*

siedlung Apartntent llouse, ancl sinilar to T arrd A liJillianr-clssons experimental

block in cothenburg, to be discussed later. A stairwell serves eìther one

or tl^¡o (cepending on the sjze) double aspect apartnrents on each floor. îr¡ro

lvasnrooms are back to i.rack, acljacent to the sta'iry¡ell. The kitchen fjxturesare located aqajnst the jn'lertral bearjrrg rvaiis. The bearjng uraì l construct*ion js pìercec in approprjate places to allow for various sizes of du¡elììngs"

The'ril¡r¡on wjnclctls' Itave large nullìors, carefull;, spaced jn order totake the jnternal partitioirs at several locatjons. The structure-isdesigned on a l0-2rl cri, tarian grìC r.vìth strucbu'ral n:ater.ial ending jn the

l0 cnl band. Thjs allovrs for a fjttjnq cìjnlens.jorr betr,¡een the assenlbly kìtand the struciure"

This project is ccmpleted or nearjnc cor;rpìetjon jn Ënciland. i,jo

evaluatjon of its success or fajlure has been discorlered to clate. Hor,verrer"

Rubeneck et al have comnented on project pSSllAK:

"Apart fronl the obv.ious difficLrltjes of lvork'íng in a bureaucracy,jt seems to us that the assernbly l<jts or cetachable units are a rec{herrin-q. They are ìmporiant.oliy as a purt of the supports conceptas a whoìe, as meâns of provfding occupants wjth a bool for exercis-ìng ìndjvjdual choice r¡rjthjn the"com"unliy_provìded suppo.t =.rr.*ture. . . the search f9r i perf ect. ki t of paits r^¡i th i n uÀ äàuptabl eshelI seems paracloxìcal ...the ob;ects theri,selr¡es have Ittile to cor,v.ith the 'act of_drveil jng'.",t1çq are sìnpi-v not important, beyondsimpìe functjonal requì ròments',43

Fl exi bl e and Adaptabl e dr^,,e1 I j ngs

Andrev¡ Rabeneck, Feter Tov;n ancl ilavi ci Sheppard nave

number of flexible and adaptabìe civ¡e1 1 ings in France

evaluated recentlJr a

, Swec{en, German¡,, the

43Rubene.k Sheppard and Toivn, "l-iousìng Fì exjbi I "i ty?,', 727 .

56-

i,ietherlands, Switzerlanc arid Britain. 44'45 Their evaluations of two

projects in France and Swetjen are sumnarizeci, together vrith their

proposa'ìs for an approach to adaptable housìng'

In Rheims, France, Lac and Xavier Arsène-Henri fìrst experimented

with movable partitjons fjxed over a continuous floor finish for an other-

w.ìse conventìonal industrìalìzed publ'ìc housing project of 720 unjts"

This taught them that t,o progress ìn the study of flexii:ìlity of layout'

they nust consicler also the shelI of the buiIding. Their efforts are

basecl on the soc j al concerlr that a standard'ízeC d'¡lel 1 ì ng type negateS

orig'ina1ìty by the occupant,.lnd may alienate nian l'"jth his naterìa'l environ-

ment. Their three PrincìP1es are:

,,-l. everyone should be able to layout h'ìs ironre as he l¡ìshes,incl ud'ing the r'ìght t,o nake m'istakes as a part of that

"f reedont

provì ded"tirãi doãs not i nhi tri t f reedom of others (f or exanrpl e ,

the need f o-' acous ti c separati on ) 'Z. .u.ñ pðito¡ ought t,o be abl e to express hìmsel f as a f unct"ion

of hj s cho'i ces. l.li s ñonle shoul d be persona'l'i zabl e.

3. uuáf1-pér=on should be aL¡le jn his home to nrake a creatir¡eact by orqãniii ng hi s space, based on trre context rvi ihi n r',ihi ch he

fjnds nimieit. Éven neìng a co-author l:rings a n'leasure of saiis-facti on. "46

A recent example of Arsène-rlenrj Erothers tlork is a ìrrcieci fon 37

apartments at l4ontèreau near Pa¡is (see fìg" I '10")' The desìgn character*

i sti cs are:

I . Four apartments per f l oor gr0upecl around a central c'ircu'lati on coì e "

2" Long span concrete floors prcvide unobstructed f.loor areas excepì- for

a central prefabr'ìcated servi ce coì^e '

44Rabeneck, Sheppard, and Town , "ilOUSi ncl: Fl exi bi i i ty? , pp' 698-727 '

4bAndrerv Rabeneck, Davi c Sheppard and Peter Tot'Jn, "l-1ousi ng: Fl exi b'ìl i tylAdaptaUilityt," Arðhítectural Däs¡,1n, February 1974. pp" 76-90.

46Anr¡otes de I'institut Technique du Batjment et des Travaux Publ'ics,

ito. z äîTË¡ sins

Flexibi'litY?," PP. 703-04.

F¡9. ¡.to.

MONTHREAU SUPFÕRT

í-!:.í -

STF{I-'üTUffiË

Typieo$ F0osn Fls¡l

DAV | ruseN'¡=

hitGHTDAY

e\Zoning pòssibiiity

Zoning possibiiiÌy

sn$L/df4 ^u L

^l ffi,?[B1) u-$ ¡ | <__\ ru c¡ )R

Zoning possii;ilityr

NOISY8UIËT

i\tiGFt|]QutäTDAV .ÐISY

Anchitects; Arsene - l"'ienri Bnos. u Rheirns, l:rcmee, | $ 7ü.

68-

3. A 90 cm plannìn,-,. ¡¡,.¿r'ì.

4" i'lechanical vent'ilat'ion to permit any internal ìayout.

5. Cast-in-place structural party r,val'ls eliniinate sound transfer between

apartnrents "

6. A balcony aì I aroutrd the p'erìmeter"

7. FacaCe cons'îsts of solid, fully or partìa'ì1y glazed panels betvreen

structural nlullions on Iire 9C cnr nlodule. Panels are fixed or slide

on a track and rnay be interchanged.

8. Interjor partitions are ?.5 r'r high by 90 cn uride by 3.5 thick hollo'¡r

core ch j pboard ) veneer f aced r,vi th ccver s trì ps .

g. Perimeter heating and electrica'l out.lets cn each structural mLrllion.

0ccupants determi ne 'tire pos i tì on of tire vari ous f acade paneì s j n rel at"i on

to the chosen 'internal l ayout. LX the ten irypothe-ui cal ì ayouts by the

arch.itect that'illustrate possìbl'ljties for dvrelling, none l'rere chosen by

occupants. As a result, no two plans are the sane:

"people got the hang of des'igning layouts on squareci pxger veryeasì1y, partìcularly if Coing it in the actual space'"='

0ther poi¡ts vrorth rroting are a) the pìans niade by'the occupants Lvould

never have been nracie by an arch'itect, b) the apartrnents became a very

private donain, c) tite balconies lvere too narrotv to use fully (.l60 cni or

approximately 5 f t) , d) occurpants r,^rere Cel i qirted vlith the opporiunì ty to

desì gn the'ir ov,tn apartntent.

In Sureden, an experimental housi ng bì ock l^,'as bui I t by ti're úothenilurg

flous'ing Company in 1953. It'¡ras basecl on a proposaì for a irousinq des'ign

contest in l95l b,v Tage and Anders iiilljanl-Û'lsson l¡here the apartnrents

n'Rab.neck, Shepltarcl ancl Tgw¡, "llousìng: Flexibility," p. 704"

- 6q-

had movab'l e par L'i ti ons .ou (see 'f,i g. r . il ). Tne des'i gn cì oseiy resembl es

þljes Van der Rohe's apartment house at i'/ejssenhofsiedlung" Each staìrserves ttvo apartnrents on each fIoor" Every apartment has double aspect

and the floor area of each apartment is'interrupted oniy by internledjate_4qc0lumns.'- The bathro.rnis are located adjacent to the stajrwe'lls" Kìtchen

fixtures such as a stove lv'ith a ventjlatjon hood, v;ork surface, sínk and

dra'ining boarci are fjxed aqainst the party r,vall. Th,o nrovable fjxrures

consist of a counter separating kitchen from dining area, cupboard units

and partitjon uralls:

"Partjtion r,valls and cupboard un'its have been bu'ilt with fourcijfferent types of speciaììy constructed r¡rooc.len elements of roonlhei glrt; v¡al I elements of 2c and 60 cm, hatch el ements of 60 cmand door elements of 8c cm" A reserve supply of such elements,together r'vith battens for assernbr inç, r,vas pui in read.iness assoon as the bui I di nq was coriipì etecl"50

A study was irade by the liational S'¡recl'ish Instjiute for BuilcÌìng Research

l0 years after the experimental bl ock at Gothenb,Lrq r,vas occupì ecl to deter*

mjne hol residents used the apartments ancj what thejr opìn'ions were. The

followjng is a suntmary of their findìngs. The first fanril jes to move .into

the bl ock as tenants v/ere al I owed to deternti ne the l ayout of the'ir apart-

ment in consultation with the architect.

"Out of 3E families investiç;ated, ZZ took advantage of ihepossìbiljty of changìnQ the iayout by movìng the r^ralls inorder to ot¡tain a d',¡rellìng adapted to the'ir particular needs.Just unCer hal f of ihem had chanqed the i ayout tr,v j ce, andmost chanEes had been made jn the larç1e and jn the sniallflats'5.l

A9lUrr ra'FtextDte

Aprì1 '1969, p.

LA'- Rabeneck ,

Ânvv rr rlrtexlDteçlV I t, . ItDlo"

Dwel'linqs/-\

ilave ltlany Advantages " , Buì I d Internat.ional .

Sheppard. and Tourn, "Housìng Flexjbjl

Dv¡el I i nqs Have Many Acivantages , " p.

i+,, ll ^ ?^a)rLye P. tvo"

Fis. i.ll..JARNBRCITT

i';-

IXPERIMA\jTAt Bå*ÜCK

fià ¿spÄ

Fo rnily I eyouf s

flÅ çoÅs

Fornily $ayouts

flÁ cpÂÅ

Architects' suçEested lcyouts

Stnucf ursl sptem

Arehíteets: T qnd

vsennt vnçcnf

FA e$sq

Âî¡px

(suppont stnL!eture )

A Wiilisrn-ülssonu Goihenbungu Suqeden, ¡953

- / t-

Some fami'l j es fei t that the I a.vout of thei r apartnent when they moved

i n was good. Cne fanri 1y fel t that movì ng the r¡ral I s r,^ras a nui sance.

Several fam'ilies adapted the layout of the apartnient lvjthou-r, any help

from the housing compan¡,or experts. A'lthough the areas of the apart-

ments corresponcJed to 2,3, and 4 room apartments vrith conventional plans,

the occupants often creaieci nrore roonìs than would be found jn a corresponcl-

ìng conventional ìayout. Bedroonrs in solre cases r^lere nlade very small,

even as smal I as five square meters (54 sq. ft.) . In most cases, 'l.ivìng

r0oilìs were illade as ìarge as ilossible and became a.ll_pLlrpose rooms.

RegardÍ ng peopl e's atti tudes towarcs fl exi b1 e apartments :

"over|helnrìng1y pos'itìve anroung tire fanijlies, ancl all cuI one fam.iìysaid that they tr'ere satisfjecl òr very satìsfjecì wiil.l the flat" ltcan also be sajC that people moveci out of the expe¡imental blockless often than out of dwe'lì ings jn the rest of the .rrea. Thosefam'il'ies r¡rh jch moved oLrt d jcl ji nrost of ten because they needecj rnorespace. tj'9st of thenl have noved jnto their own cletacheã or terracecl. .. - al'louses " " 3¿

Regardìng adminjstratjon or property nranacenent of flexible apartments, no

serious problenls were encouniered. The store s¡r5tenl worked vlell:"The reserve supply of partìtjon walI elements and batterrs rvashoused jn an open store in the cel'lar froni whjch the tenants couldhel p themsel ves to r.r,hat they needed. Af ter some )/ears an a<lcl.itionalstock cf elements r,';as orderecj...more extensjve próduct'ion of thjstype of housì.ng lvoul cj probably demancl nìore orqan j zecl admin jstrat.ionof stores and more space for them',53

A reserve suppìy of elenlents managed by an exchange facjlity ìs the sortof an idea that Hanldi , l'ijl i(jnson anC tvans have proposed for project pSSfjAK"

Perhaps the Gctilenburg project has worked well because of a m.inimum ofadmjnjstrative controls. The probìenr that nrust be overcon¡e by an exchange

\2lDlcl . 1D10.

1a'I L'

facilìty is how to manage an assenrbly kit or set of detachable un'its

r,vithout restricting tenants usage of such a facility' In order to

encourage the use of such a facility,'it seems that one of the important

functions of an adm'in'istrative cf managenent body is tc'inform new tenants

about the flexjb'le sYstenr:

"l,lritten ìnstructions for the partìtion vrall system would have

been desjrable, especìally for families which nloved into theblock later and haci not been a.ble to survey the systeni as thefirst tenantp, through contact with the architect, had been

ab-le to do."f,+

As a final note, niaintenance and repaìr costs did not'increase as a

resul t of flex'ib'i1itY:

"There has been a suspicion that the system of flexible dwelf ings

may demand more r¡aintena.nce and more expensive repairs. The

exþeriences with the experìnrantal block, l.iowever, sholv that ihis'is not the case. Possìbly the lolver frequency of movìng out has

contrì buted to thi s f avoi-lrabl e resul t. " 5)

tr,4

tDlo"Ãq

lDto.

)L.

-7)- / J-

Concl usions:

ivijes Van der Rohe's apartnent house at the |,ie'issenhof siedl ung txposì t jon

ìn stuttgart, cernrany (1927) 'is one of the first exampìes of modern

adaptable housing. Tiie plan form wr'th jts system of flexjble interjorpartjticns is copied in other rnore recent projects.

Le Corbusier's housinq project at pessac, France (1926) aìso knor^¡n as

Quarti er l'iociernes Fruçes i s a good exampì e of a hous r'ng process that

w j I I never be compl ete. The riqht of say of the occupants to persona.l .ize

space devel opes over titrle and the resuì tìng act'íons contradict jn some

lvays the orjginal aestitetic intentjons of the archjtect. i-lou;ever,

Le Corbus'ier's architectura'l conception prov'icles many opportunities for

conversjons and al terations aird perhaps the essentja'l feaiure of thjsconceptìon is that it even encourages such alterations.

Gerri t Ri etvel d's schrocjer House (1924) ì n utrecht, lìof iancj i s the

formulat.ion and executjon of vjrtua'l1y aì1 of the De stjjl-group'stheorics'in terms of architecture. His proirosal for cheap r,rorkìng

class hous'inq is an attep¡pt to solve the hous'inq oroblem r¡rjthjn the frane.of reference of an arch'itect, that is to integrate a1'ì lost or singu.lar

functjon space jnto one single servjceable roonl.

The work of ì.l. J. I'iabraken and SAP. is no doubt influenced by 14ies Van

der Rohe, Le Corbusier and Cerrit P.ietrrelcl (the De Stijl-group) in terr.ns

of hìs notion of pr0cess versus the conrpìetec project, his concern forqualìtjes of space, its posìtìoning, djmensìonìrrg and use versus the

part'icularitjes of materiaìs, and his search for unjversally vaììd

relationsh'ip patterns. l-iabraken's alternatìve to mass hcusìng, namely

supports, requires a ì"eassessment of the role of tile profess'ionals and

?

Ã

-7 4-

the user in the lrousing process. The user must beconle a particìpant

if we are to regaìn a natural relat'ionsh'ip betr,teen dr,reller and dv;eì1ìng"

The materi al j zat'i on of thi s goal i s supports and detachabl e uni ts. In

order that they can be prociuced, a system of agreenents'is needed as

dor¡ol nnod hv ÇAR

SAR' s methodol ogì es have not been appì i ed to any success 'în l-lol ì and, but

thei r vrork has i nf I uenced other .inrji vi dual 's and qroups such as Pnofessor

Jos fleber in Hanrburg, Gertiiany ancj the PSSI-iAK çlroup'in London, England"

Professor lieber of the Unjversity of Hanrburq is attacking the housing

problenl from the sociai-¡roì'itjcal viev:pojnt and lre js instruntental 'in

,inf I uenci ng the cì ty state o f iianburg to adopt SAIì nlethodcl ogi es for

future publ ì c hous i ng projects .

The PSSHAK group in London, Englancl are also attackincl the housìng

probìem fronl a s0cial-pof iijcal po'int of view bu-u vja a pilot project

that separates nousing into tiro spheres of decìs'ion-making, product'ion

and act j ons . 0ne splrere 'is the priirar.v support structure and the other

sphere 'is the home asser¡bly kit. The pì1oi project at Stamford l'i'ill,

l-lackney js ejther in the pr0cess of fina'l completjon cr ìnitial occupancy

and there is no evaluat'ion of its success or faiIure to date.

Tlvo examples of aclaptable housinç1 ìn Rhejnrs, France (1970) ancl

Gothenburg , Sweden ( I 953) i ncii cate that 'uhere are paral I el concerns for

rei ntroducì ng the natural rel ati onshi p. Tire materi al i zatj on of thj s

concern does not necessar'ìly requi re a meihodol0gy aS t^/orked out by

SAR, but there rema'ìns a ci'ist j ncti on betlveen supports and detachabl e

un jts. Peopìe are able tc plan their oþrn dr,veli'ings (R¡ejms). Peopie

take advantage of f I ex'ibl e part'iti ons. The sat j sfact'ion r,vi th a sel f -

cleternlined lar¡out reduces turnover rates which in turn contributes to

a reducti on i n ihe est'iniated tra'intenance cosis " A reserve suppìy of

7"

6"

_7 5_

detachable unjts is utiljzec by occupants; ìarge scale housjng projects

requìre more organ jzeci adirjnistratjon of an exciìange fac'il ìty and a

proqran to itrfortrt 0ccui-ìants about the use of detachab'1e unjts (Gothen-

burq ) "

CHAPTTR ] i

THE ACT 0F Dl,lELLIl'lG: LIFt STYLE

The act of dr'relììng is a serjes of relaterl act'iviijes that are un'iquely

d jfferent for everrv I ìfe st.vl e. Personal ì zat jon (or communal ìzat jon )

of dlvellìng space ìs a result of the act of C,velljnq. Therefore each

I jfe st-vl e personal jzes a dt,rel I ing snace jn a unìqueìy cliffereirl wa.¡2"

Sjnij'l'iar actjons can be cateqcrized ìnto i,vpes or personaljzation or

(contnunaljzation) rrlhìch affect certain aspects of the Ðlrrz5i.ul environ-

ment. Life styìes also can be cateqorized accorCjnq to no¡nal socjal

groupìngs found in a student socìety jn l,^Jinnipec sucjr as: jncf ividuals,

marrjed couoles (ìncludinq conrìrcn-law rilarr"i.tqe), lNarriecì couples r,ljth

child(ren) (includìnq s'inc'le Ðarent famìì1,), and comnrunal qroups.

Categorizatjon creates conceptuaì ly an averaqe tenant ylith'in each I jfe

st.y'le, but thjs'is onlt¡ for DurÐoses of defjnìnq sunnort,s and detachable

units" The soecjfic vra.v jn ¡¡hich each'inCjvirlual ljfe stjzle uses cletach_

able units to personal jze suoport dvrell ìng sÐace reûta'ins the riqht of

say of the tenant.

tach categorlr of 1ìfe styìe cieirancjs a type of personaliza.ljon th.rt 'is

tvi thi n the I jmi tat'ions of each i nd jv jduaì , f ari. j I.y 0r qrouo of tenants.

Presentìy, nost tenants are probablJi al,iare of three types of person-

alization: rearranqìng the'landlcrd,s furn-ishinas in a furnishecl drvel.lìng

(type l), jnstalììng and arranginc furnjshjnas in an unfurnjshed dljell'ing

(t:,pe 2), and ref inishìnq a dr,rel I jnq by pa jntìng, vraì ìoapering or carnet.ing

(type 3). Peonle ma.v seek out a furnished drvel I ìng to el ìnrinate the neecl

76-

-77 -

to obtain persona'l furnjsh'ings. In this case, peoples needs and ljmit-ations are expressed throuqh the selectjon of a furnjshe,l cllvelljnq and

the rearrangement of the furn.ishjnos. people ma..v lvish to refinjsh a

furn jshed or unfurn jshed dl^reì ì ìng (probabl-y the latter in order roco-ordjnate the decor)' In thjs case, people's needs and ljnrjtatj0ns are

expressed in the qualjty and quantity of the decor.

If peopìe dei¡.lnd other t.ypes of personalization of drveilinq space such

as repartitioninq (t.voe 4), interchanginq pìurbing fixtures (t_vpe 5),expandìng the sjze of dvrellìng sÞace (t-vpe 6) or alterinq the facade(t-vpe 7), then norrral i.y the solution is to nove fronr rental housincJ intoolvner-occupied d''rellinns. i-loLvever, if these tr¡oes of personalizatjon

were possible jn rental housìng, then ilre question is: i,voulc tenantstake advantase of these possjbjlitjes? t¡litat alternate types of actjonsare w'ithin the li¡ilitations of student ljfe styles? r¡/nat are the ljrnjtatjons?Life st,vle

hJilliam i,lichelson states that, ',life styie is based on role emphasìs.

cit.y dwelìers potential ly oìay an apprecìable variet.y of roles as the.y

part jc'ipate jn a nuirber of jntersect jnq groups throuqhout the day,,.l Fo,^

exampìe, a student nay be a roornmate, a spouse, a part time ¡laiter a

member of the Student Co-op Board of Djrectors, a bus rjder, a sljdeproject jonist, al'l in the course of a sìnole da¡2. Some roìes na.y be iroremeaninqful to one person than to others. Sonie roles such as an artìst,a buildìng manaqer or a clleììer may directìy influence the phys.ical

envì ronnent.

lulll l ianr i,l. il-icnelsonAoproach (lìead j nq iiass :

,'1an and Hjs Urb:l"Fnylronlent: AA¡_ilì son_t,l_es l ey

70- / u-

The first eler¡ent'ìncluded in a l'ife styìe 'is "a set of behaviors whjch

niust be performed to satìsfy a role."2 For exampìe, a student may attend

classes, take numerous coffee breaks, and study. At home, a student may

entertajn guests, preDare meals, and pers0nalize dvreiììng space. These

behav'iors usualì¡z include ìnteract'ìon rvith other people.

The second elenrent included in a I ife st-'f le js the sphere of I jfe r¡rh jch

ìs enrphasized. i'fichelson c'ites live sÐheres L';hjch are central elenents of

an.y socìety. They are poì itjcal control , economìc suppl;v, li c,nogatìon,

socjal izatjon of the -vounq and explanation of tne supernature L Pol itjca'l

cotrtro'l may ìnfluence the act of dlvellinq bj¡ establjsh'inq the rjcht of say

of the jndiviciual r,rithin the sphere of the coìnrun'ity. Eccncm'ic suoply

determjnes the budqet for lìvìnq anC personal'íz'inq. Procoqatjon sets uo

quantìtatjve and qual jtative denranCs for dr¡:ellinq soace and inter¡ra1 ìa¡r-

out. Socjal'ization of the younc resul-[s"Ín socjal jnteract'ion bett^reen

parents which in turn nay result in co-operation'in the act of dr.rellìnq.

Expìanation of the supernaturaì ìs equated rvjth qaìnin-c knovrledqe ancl this

is the sphere of ljfe that stucìents enphasize.

I'1icheìs0n, jn sumnuning up h'ís definitjon of lrfe st_y'le, staies that

jt is "a composite of tlrose aspects of the rcles a person strongly enrpha-

sizes. It refers not to styles of dress or furnishinq, but raiher to st¡7ies

? ,,of livinq."' l^lhat he is suqgestinq ilere is that styles of liv'ing are

not recognizable b3r the outrvard expression of styles of clothing or

furnishinqs. Hor,rever, i'iichelson also ment'ions that ihere 'is a "concruence

betvleen a life st'¡le ancl a ohvs'ical environment. "4 l-lolv can a siudent life

3t¡r¿2rnio D Á?, | . LrJ r

L'lbid., P. 6?_

-7 9-

style be congruent u;ith a ph_vsical environn¡ent and not express this

conqruence throu-qh f orirs of furnì sh j nqs (not st;v1e ) such as at I eas-r

one piece of old furnjture or Þosters olastered all over freshly na"inted

walls?

it is suggesteci here that jf a student des'ires autonomy for inC'ivjdual

expressjon and a Dersonaì space for prìvate study, then a nalleable physìcaì

envìronment, such as an old house ¡r'ith neqotìabl e ler:al arlree::rents -r.rj I I

naturall.'¡ attract this kinC of ììfe sty1e. {lthough a student na.y Ðerson-

aljze his spece: and a conrlrunal qroup na\/ comrrrunaljze space r,l'ith furnìshìngs

and refjnishinqs, the style of the furnìshinqs and refinjshjngs does not

refer io the life st,,¡le of its inhab'itants. lìcrther, it is the process of

negotiatinq the riqhi of sa.y and the conpletìon of nersonalizatjon (or

\comr¡unalizatjon) of drvellinq space r.ihjcil refers to l'ife sty'le. Thus, a

person stronr¡.l.;r erilhasizes h'is autorlom.y and expresses njs aLltononry in hìs

dwellinq sDace. Enphasiz'inq ones autonom¡r ìs one asÐect of lìfe sty1e.

Personalizatjon as an expression of autonony js the result of a ììfe st1r1e.

Stage in the Ljfe Cl¡cle

tach categor-,7 of life st.¡rle can be called a staqe in the ljfe c.ycle" ,-lnce

again quotinq l-4jchelson, "People nass throuqh man.y staqes in tne l'ife

c,vc1e, although obviousl.y not aìl people follot^r the sanle patir."5 0ne of

the paths that a student rralr fsllor.v l¡h'ile attendino unjversit.y is as

follov,,s:

A singìe student adolescent leaves his hone in rural iianjtoba for a

board and dou¡le rcor sìtuatjon in Tacne Hal'l. After a .year of residence

the student beconres qood friends vrith three other resident s-r-udents and

5rni¿., P. 95.

-80-

they agree to share a self-conta'ined drn,e'11ìng unìt durjnq the nexl year.

The follo¡rincl aututltl, the four stuclents nlove into a self-containecl dlvellinq

unìt. During the.year, the stuCent neets a friendly fernale compan.ion a¡rd

this nev¿ relationshjo begìns to breal< tne ties v¡jth his roommates. The

young couple dec jdes to share a pìace the fol ior.rìng year. After a sLìirrììrer

of intinate relatìonsh'ìp, th-^1r occun.'¡ another self-contained clr^re11-inç unìL

arril I ìve co¡rmon-larv. Both qraduate jn the s2r-inq ancl they decicle to nlarrv.

Both take up emoì o¡rrnent, he for tne sunrnrer because he pì ans to earn ¡-rnother

degree, and she L.ernanent.l.v. A yaar later the.,y have their fjrst cnjlcl.Dur.inci a,vear of raìsinq the cirild and attendirrg unìversìt¡2, Lhe couple

become very close frjends t,rjth t¡ro other coLrplesl each,,,¡ith one child.After careful deljberatjon, t'he sjx adults lrjth thejr three chjlclren, agree

to share a large drvelljnrt on a co-operatjve rasjs" For his fìnaì -vear

of univers jtv, they ì ive a corÌlmunal i,¡ay of I jfe. Then uoon qraduat-ion

and after gaininq enpìoyment, the.v al I deciCe to carr¡, this co-opera'live

venture jnto home ruìldinq. The conmunal grouD sp'l .its uo jnto single

famii.v units a-qain and eaclr occupìes a hcnc.

The four general categori es of stL¡dent I i f e st.yì e are evi dent fronl

the above scenario: jnd'ivjdual student" marrjed or coinjroir-lal,r coucle,

marr jed couple r^rjth chi ld(r,rn) .rncl cominunal :qroups. The numbers of persons

per soc'iaì unìt, theìr a.ge an,l the nur¡i;er of each sex reÐresented are three

varjables vrhich quantjtatjvei.y descrire the varjous stages jn the I jfecycie. Each nath in the cvcle of l'ife involves a cliffer^ent conrbinat-ion ofthe above varia5les. Tlre scenarjo is onll/ onc such p.-ith but serves to'Íllustra;e hov¡ such a path can be clescrjbed ouantjtatjvely.

Tne scenarìo leçian,ijj.th one sinqle nale

of 18,

T-?

tiV

trf;ffÊoV4

fiÂÏH

fi*n# fn-

A^

VA

The nuillber of oersons'in a socjal un'it deternlìnes the amount of space

requìred jn a Ctvelljnq. l-iorvever, in present day rental housjnq, the nu'ber

of rooms jir a di'reìlÍnq usual ìr7 determìnes the number of occr-rpants. Anl,

increase or decrease in the nunber of nenhers requjres either an jncrease

or decrease jn the total dlvelljnq space or a redjstributìon of dwellìnç1

space amongst metribers. Presentìy, if a social unjt neecls more space, they

norFraììy look for a larger dv,,elljng. Todav's cl¡rellinqs are no.t easiì_v

repartitioned; existìng sDace cannot be reclistributed anonqst nembers,

The prooosed alternatjves are: (i ) an expandable cìlr,e'llinq (t¡¡oe 5 or 7)

where vacant adjacent cjlvelljnq space'is aciclecl to exjstinq drvelljna soace

or (ij) a repartitjonable dt,relljnq (tyoe 5) rilrere available d,¡relljnq space

can be redistrjouted anrongst meml¡ers of the soc'ictl unit accordinq to thejrneeds for personaì or conmunal sDace. ihe neeci for these a'lternat-ives isanparent, but the ljmìtatjons are not.yet define.i in order to deternjne

thejr vjabiljty.

It can be sajd that every possìbiljty for personaljzation denands certain

responsibilities of the tenant. if it is true that the acte of an individual

-81 -

who joìned joined a group of four sjnole

ma'les at lg"

Then th j s qroun sol ì t up and a social un.it

of 20 year old male and female emerged.

The¡, ¡n¿¡¡jeC at 21 ,

had a child ar aqe ZZ"

and formed a cornmunal qroup at age 23 r¡¡j th

tl,ro other coLrr:ìes, each t.¡ì [h a chìlcl.

-82-

or of the members of a fatri 1y or conlmunal qroun 'ind j cate matur j ty and

responsibility for one's actions, then certaìn types of personal'izat'ion

(or communa'ìjzatjon) can be correlated vrith arl-o" For examole, an lS

year 01d unCergraduate student ntay have no clesire to accept the resnon-

sibil jtjes for jnterchancrìng pìunbìnq fixtur-.s (tyoe b) or for jnter-

changinq facade ele¡tents (t.ype 7 ) . 0n the other hand, a 25 ;.,s¿¡ ol cl

graduate student nra¡l Cesjre this right of say. 4, correci correlatjon

betuteen age anC desirable t.ynes of oersonalization ìs a very djfficult to

determine. Even a statist'ica1 survey nar¡ rot provìde the correct ansþiers

because ì'ife styìes are constantl.v ch.rnqinq. It seems that the only rva,v

to deternrine the resDOnsibìl jt.y and nraturit), of ¡ienants js tnrouqh observ-

ì ng the act of dr,reì ì'ing.

The numl,-.ers of each sex representeC ìn a social unì t nay al so .inf l uence

the tyle of personal izat jon (or connrunal'izatìon). The normâ1ìy accepteci

separat.ion of roles ìn the act of drvell jnci .is crranqjnq as both the fena'1e

and the male becorre liceraied. l'lor,vever, tlere stjll räalr be a djstjnct

exÐression of sexuaì ìty ì¡r a dt^reì lìng. For exanìlle, fenales na_y have

different 'ìdeas for choosino furnishìncrs, f in'ishes, theìr arranqement ancl

appì ìcatjon than nrales (t:rpes I ,2,3). Fena'les na.y al so be as adept as

males in lavinc-out a reDartitionable dL,;ellinq (type 4) althouqh the

linjtjng factor i,¡ould be the ¡ieiqht and size of Cetcrchable unjts ancl the

technjcal complexit,v of connectors. Botn nale and fenale ienants ma;,1 not

have the skjlls to jnterchange existinq plur,rbinq fixtures (type 5) aì-uhoLlqh

chang'inq technoloq¡r ma.v sjnpljf.rz connectors. lnternal exransion ìnto

vacant adjacent spece rray require tlre cri:rroVâl and ajd of the con¡unìty

and theref ore th j s t.'/ne of acti on (tyne 6 ) does not depend upon ones sex.

Externaì expansion and jnterchang'inc facarie elenents (tj.rpe 7) ma:¡ on1.y be

-83-

attenpted by the male sex, bui not rvithout influence fron the feirale sex.

Therefore the nunlbers of each sex in a social unit is another factor r¡h.ich

affects the act of Cr,vellìna.

þaì ì tatjve Characterjst jcs

Innovatìon, skil ls dnd social interaction are three human characieristicslvhjch are djfficult to ouant'ifrr. Students jn tne course of a dar¡ olay

the ro'le of an innorlator, â Skiiled expert and a sociab'r€ pÊrS,rrì. rnsome instances, these roles m41,, d-irecily inf luence the act of dr^iel.l.ing.

Innovat'ion

Ittnovation js ihe act of jntroducinq a chartrle or sonlethìng ner,; jnto the

environnient. ln terms of student housinq, each person in the a.ct ofdvlelljnq 'introduces SOtre ir0',,/ thìnq jnio the drvellinq s0ace. Innovatjoir isa conbjnatjon of a nental process anC exnerjmentatjon. The appl je¿l resultis the test of the jnnovative i,lea. innovation rra.y be a means by vrhich

tenants adaot thenselves to thejr phlrsìca1 enr¡jronnent. B.), solvjnq an

jnterface problenl betv,reen people and the physjcal envjronnrent throuqh jnno_

vatjon, peoplê crdâpt the phvsical env.ironirent to thejr needs and s jnlu.i_

taneousìy adapt thenselves to the changes created jn the envjronnent. I.oi

exatltple, in a rjoicl housing enrijronnlent that is not comÐatjble Lrith a tenant,sfurnishinqs, arr innovative arranqenent of furnishìngs can qaìn uti I ìtyvalue and cor¡nlinrent the sprrcê. 0r by inncv.rtive hand'rinq of co1or, liqhtand texture the tenant can achjeve the ìllusjon of space so desjred.

In a more flexible ph;lsìcaì environment vrhjch js repartitjonable (type

4), a tenant mav have more opÐortunity to iirnovate. Theoretically, a

tenant has the nossjbìììt1z to reorganjrte the ,:eäeral, specjfjc and util.ìtr¡ç,space"accordjna to the furnjshjnqs cne jnstalls or accordìng to the.i-llusion

65ee "SAR 65' for a definition of the:: tern:.. .r 33"

-34-

of space orìe \{ishes to create. Sonte tenants mal,i also r,vish to jnnovate

jn the suppl;r, cost and desjon of furn'ishìngs. It ¡ta¡,be ver¡r ¿f,y¿ntageous

fci^ sonie tenants'if there ìs space, tools and iitaterials.rva'ilable (of allsorts) so that a tenant js al¡le to create jnnovatjve furir jsll'inos.

I'iot everrzone ma.y consider the need to innovate bv organ'ìz'ing space or

hand'l'ìna coìor, lìght and texture jn dvie'll'ing soace. A'ten,:rrr q.ll/ also

il:-"tì tc.innovate to solve such nroblenrs as a leaking plunlirjn! fjxture,unlock'inq a door vljthout a ke.y, 0rov'idjnr: enrer!enc-\,/ lightìirrt¡ or coverìng

up datnaged surfaces so that the clanage deposi t rvi I I not be f orf ei ted. Thus ,

various asoects of the act of d'.,s1'l jncl reou jre jnnovatjon.

Ski I I s

Skills are def.ined as lrofjcjencies or technjcal abiljtjes ìn any art,

sc'ience or handicraft and are denronstrated b¡t ease or expertness jn

perfornance or anpl ìcatjon. Skj I I s such as cook'inq or cl eanì ng are

necessary for the act of drvellinq. Certajn skills are required for specifìc

acts of personaliz'inq and conrnrunalìzjng dtvcllìng space. For exampìe, itrequ'ires skjll to nrove jnto a space in the quickest and easjest manner

and l'ri th the l east danage. The niore t jmes one does i t, the Frore ski l l f ul

one becomes. Paintjnq,'¡/al ìpanerìng or addìnq soecial ì ighiìnq reouires

art'istic and technical skills tliat a tenant na\/ only develop by actinq

and by rnaking ntjstakes. A tenant should i-re al lol,ved to ntal<e niistakes (provicled

that 'i L does not affect the rjeirbs of others). Renartìt.ionjncl may requ jre

skills of conneciino or d'isconneci'ing nanels. The sk'ills requìred are

determìned brv the comoìexit¡r of connections. Expandjnq tota.l d',rel1ìnq space

ejther jnternall.v or externaìì¡r rrray also recuìre professional skills,dependì ng uoon the comal exi t-y of conlrecr j ons and the maneuve rabì 1 ì ty of

-85-

0f conìponents. Each tyoe of personalìzatjon

certa'in skì ì ì s by the tenai'lts , the I andl ord

detachable units should be desìqned so that

accompìjshed b-y tenants with basic human skj

wj l l not be ful ì¡r utj l i zed.

Social Interaction

Socjal 'interactjon nra.rr be wjthjn

of several dvrellinq unjts. Bo'uh

makjnq group decjsjons concernjnq

pubì ì c space. At boih I evel s of

are interchanced. Gr.ren Be1l, jn

states tha t:

anC conmunal j zati on requ ì res

or prof es s'i ona I s . The s et of

these various acts can be

I ì s, otherwi se, detachabl e un'its

a dwelljnc unit or betrveen the occupants

levels of interaction are a basìs for

communal izatjon of duiel I ìnq space or

j nteracti on, j nnovat jve ideas and sk'il'ls

her revi er,r of Sr-rzanne Ke'll er' s ,",i orl(

"She ISuzanne Kel ler] defines netv¡orks of socjal interaction andthe lva-v thev r,vork jn the Caìly Iives of reople: throuqh djffus'ionof innovation; the runlor, ancì the l^reb of frjendshjo. She notesthat the r¡ost sìgnifiqant role is that of the catekeeper vrhofilters information. She supports the not'ion of holisticallv.plannìng for connrunicatìon ìn the ci tv - at al I level s.',7

Cccupatjon

The naior role 0r 0ccupation en,lhas'ized by a ljfe styìe has an ìnpact on

the act of drvel I jnq 'in terms of the tern of tenanc¡u, the anount of Ieisui e

tjne and the budoe¡.0ne's dyrelljnq js usuall,, close to ones occupation

and therefore a chanqe of occuoat'ion nralr result jn a change of res'idence.

For example a unjt,ersity student fia,y resiCe near the campus during the

v¡jnter sess jon, ¡ut sunlnler enrployrnent ¡.'1¿-v þo very d jstant f ronl the canlpus

lvhjch nla.y requjre a chanqe of address. lne's occupation jnfluences the

Ttl,ven Be I I

l'1i cro Sca I e "',Behavior: an

, 'D,evi elv of " Hufian Commun'jca ti on and

tkjstics, b)r Suzanne l(eller, UrbanSocial i'letrvorks at the

lnvironment and Hunlan

@ (Stroudsbouroand Ross, Inc., lg73).

, Penn : )oilden , Hutchi nson

-86-

act of dr,rellinq 'in ternls of the dnoLin¿

da,v, each r^leek or each year for aì ì ofpersonal jzation (or communal jzation) of

mone_v or^ the budget for the act of dvrel

al so the resul t of onprs occupâtj ons.

Term of tenancy

of le'isure tinle remaìnìng jn each

the actjvitjes of ljvìng ìncluclìrrs

d;rel I j nc space. The amount of

I inq and for Ðersonal ization ìs

The questjon that most tenants ììkely asi< thenselves before jnvestìn-q tìme,monel/ and effori jnto personalizinq d¡lell'ing space is: hor^¡ lonr.l aìe lve

p'iann j ng to s tar¡? lt j s su!Jgested here that even thouç1h the ac.t of duel I i ns

results itl sone tllpe of DÊrSoIrcrlìzatìon, certain actions such as inter-chang'inç¡ nìLrnibinq fixtures (type 5) or external expansion (trvpe 7) are notattractjve unless a tenant pìans to sta;r 1on91 enouqh to ga.in fu1ì utì1ìt,vvalue from such actjons, or unless there ere other notjves such as per^sonal

satisfaction, monetar3r.incentive or recoqnition oy frìends or the nredia.

It is the uncertajnt.v about the term of tenancy ancl jncreased mobiljtr¡ ofi'iorth American societ.v that recuces airy ,lesire to personal jze rented

acconimodation' Hovlever, as lvas poìnted out in the îothenl¡uro project inChapter I, tenant's satisfactjon Lv'jth the abiljty to ìa'vout their or,r'

dt'rel I j nqs resul ted i n nore lencth¡7 tenanc jes. Those that vacated took Lrp

residence in larger sìngle or seni-detached drvel língs. lherefore, .it

seems that jn thjs exampìe at least, an expanclable dr,,elljnq (tr¡p,^ 6,7) alsomay be a vjable alternative to nlovjng elser^rhere.

Unjversit¡r ternrs are aÐproxjrilatel.y eìqht nonths ¡rjth four nlonths forsunlmer empìo¡¡nrent or vacation irefore tlre start of anoiher term. Since

sunner emol ovment may requrì re a chanqe of aCdress , lvhat type of persona l_jzation js desjrable for an eioht nlonth ternl of tenanc.v? A furnjshecl roonl

stich as Tacne l-iall Residence'is adequate lor sjncle students r,rjlling to

-87 -

share a space t,;jth another student for an ej-cht nonth perjod. Horvever,

the turn over rates'in Residences ind'ìcate that r:ran¡r students requìre

rnore rjght of sarr than rearranq.inq furnìshìngs (t.ype ì )" i,ìan¡r students

0ccuDy unfurnjshed aoartments (t,¡oe 2) terms ranqìnq from ejqht months

to severaì -1'ears. Sonre students errjo3r refinish'ìnq a d¡rellinq provided

that the Landl orcl su¡nl i es tire nater jal s even thou-oh ihe term of tenanc;r

ma.v onìy be for eight rnonLhs (type 3). Jt is h,¡oothesized that nost

students r,rould take advantage of the abiljty to la-v oLrt.r repartìtjonabledrveì I ì ng (t.ype 4) even thouqh the term of tenanc,\,, ìlrây be e jqht nionths. As

far as jnterchançlinq pìuncjno fixtures (type b), -jt is felt that th js tyÌre

of action I's viable rvlren in con.iunct'ion ririth ex2ansion of a i.lÌ,iellìng ìntovacant adjacent space (typc 6), ancl iilat ooth of these actjons b/ou'ld occur

after at least one -)¡ear of tenanc-r¡. Interchanqjnq facacle elenrents (t;,pe

7) ma-v be desjrable in coniunctjon rvjth repartitjon'ing a cll^reìl.ing (tlzpe

4) and therefore this tlvce of act'ion r,rould be des.irable even for eightmonth tenancjes. The erectjon of qreenhouses on exterj or space lvould

probab'l.y onl.v occur after several ¡rears of tenancy (type z).

The above predictions need to be suhrsbantiateC i.¡ith statìstica l inforn-atjon that correlates terns of tenancies r'r'ith clesirable types of person-

al'ization. since most tenants are not ai.rare of the possible t¡zpe of actions

other than rearranoino furn'ishings or refìnishìne a clv;ellinq, â survey [fla\/

tencl to create rather than d j scov-or neeCs. Iheref ore the on ì1r concrete

means to deternine the c0rrelatjon t,lould be to experinrent i¡ith a pìlotproject that could be evalLrated after a period of tìnre.

Lei sure tine

sure tir¡e is the time that a oerscn has

yearì-rr act'iv'itjes that crre not related

al I of the dai ly, 'leekìy

ones occuprrt ion. A student

L=I

¡n¡-{

for

to

-88-

curì ng the course cf a day p1a;rs nan-,/ roles derranded o', 0ne, s occuratì on ,

such as forntal teachìnq, senjnars, or prjvate stud.y. Lejsure time

actjv'itìes may.include eat'ìna or casual socjal actjvitjes. There are

le'isure activjtjes that tend lo happen on vreekends such as socjal drìnkjnq,

entertaining, or shopping. Then tilere are actìvit-ies rvhjch tend to occur

durinq certain seasons of the r¡ear, for examnle, the act cf moving ìnto

and personaljz'ino (or conrtitunalìzìnc) cl'nreìlìnq space. Table 2.1 illustratesthree tjne cvcles. The 24 hour c-vcle contajns all daìl.y activìties.Routjne actjvitjes that are ljkely to occur on the sane þ1eek da¡r are

contaìned jn the rveekl.y cyc1e. The 1,earl)/ cyc'le js djvjCecl inLo seasons

anC universìty terns. The fal I anC vrjnter seasons correspond sonet,rllai

Ilith the fall and lv'inter sessjcns (aird nay sor¡etimes jncluCe tlie fieetincl

spr jnq season), and sunmer corresponds ivjtit vacatjon t-ime.

The total leisure tinle can be cliv'ided 'ìnto tine sDeut on activ'ít'ies

outside of the d,,vell'inq sucir as sl"ìoppìnq anci those activities rvhich are

spent r,vithjn the dr,,,ellìn,c such as cool<jnq or relaxing. l-lol,rever, there'is

no data ava'ilable on student actìvjt.v patterns jn l,jjnnìpeq that allovrs

for such an analysìs. The total tìirre spen-r- vritiijn the dr,,,ellìnç1 space can

be categorjzeC into a nunber of actìvjtìes suclr as household dutjes,

Dersonal care, relaxation, care of childr-.n, an.J sleepin,l.B Personal jzat'ion

can be one of lhese activities and fa'ils uncler household Cutìes or

relaxation deoend'ing uoon':rhether tire nerson Cojna such acts considers them

to be r,roi l< or nìa¡¡.

0f the tota'ì tine snent in tne durel l inc, t'ine spent on the act of

- --Brlarjon Dore, The Shape of Actjvitjes ^ (l.ljnnìpec': lln jvers'ity of ilanitola,r eTt ).

12

3

Sle

ep

luîo

nday

Tue

s da

y

rout

i ne

occu

patì

on

9 l0

ll

12

0ccu

pat'i

on

Fal

I

l{edn

esda

y

Sep

t. O

ct.

l\iov

. D

ec "

I st

term

Th

u rs

day

'incr

easi

ng w

ork

[,rli

n te

r

Act

of

dv;e

lì í

ng

Fri

day

Jan.

Feb

.

2nd

term

Leis

ure

Sat

urda

y S

unda

y

vari

ed a

cti v

i ti e

s

l0

Exa

ns

ll

[1ar

.

Spr

ì ng

irio

ve

j ncr

eas'

ing

vuor

k

_,

12

Apr

ì I

Act

of

dv're

lling

Da'

ily C

ycì

e

S u

mnr

e r

i'îay

Jun

e Ju

ly A

ug.

Wee

kly

Cyc

l e

vaca

t'ion

sum

mer

sch

ool

re s

ea

rch

empì

oym

ent

-{ a))

iD -

E x

ans

i4o

ve

Sea

sona

l C

ycl

e

--t

rrl

cl r- i-rl 5 --{

.I m C)¡

()l

.T (.f E m f- r-

Act

of

dure

l ì'in

g

Yea

rly C

ycì

e

Uni

ver

si ty

tern

r

I,IO

VC

Act

i v'it

y C

ycl e

-9C-

personalizing dwell jng sÐace na\/ be conp.rtjble t,r'ith al j of the orner

d¡rellinq activities. ïhe de':lree of personalization clepends upon the

amount of time thai ìs afforded to these acts. Such acts maj/ be incre-

nlental such as on vreek n'ights or i'ieekenrls. lt ìs i¡ore'likeìy that such

acts nay be totaì ì.y coirpì eted upon coillmencenent of tenancy, clurì ng ni d-

terlr break or at Chrisimas break,¡;hen tilere'is actequate leisure tinre.

Budget f or the .¿.ct of Drvel I ì nq

The cost of personal'ìzat jon (or conrnunal i zatì on ) j s a oart of the tenan Ls

budget for the act of duell'ing uhìclr in turn js a part of the tota'l cost

of I ivìng. The cost oi personal izatìon and co,lmtunal ìzat.ìon nust be in

halance r.rith the costs of other cr;ell'inc activit.ies. The ouclqet for the

act of drrelljnq nust be r^¡ithjn tire cost of ljvjnq. The cost of livìnq nlust

renain r,ljthin the.r/early ìncome, otiren.iìse enterqencr¡ crecl.it.is rìecessar.y.

Aqain the riuestion tlrat nost teriants in a renta'l housino si Luation

vrould iikely ask thenselves js, "ilo'¡r nrLich nroney shoulil r,ye sDencl on

personalizinq dlrelljnq space? Should mone¡, be spent on durable consunler

çtoo<Js that can be detached fron the dr^relììnE (nreanjns reduced nrobiljt.r¡)

or shouìd nrone;r be spent cn fjnjsnes that are left behind?,, tt js

hl.,pothes jzed that the types of personal jzation (or contrrunal.izatìon) that

g'ìve the best value for the nonev are rearranqjnil furnjsnings'i¡r a furnjsned

or unfurnjshed dvrelljno (t-vnes I and 2), repai^tìt-ioninq chielljnq sìlace

(t.ype 4) and jnterchanging facaCe elet,rents (type 7). These actions jnvolve

no cost, iust t'irire and effort. The tvpes of oersonalizai'ion that jnvolve

aclditional costs are refinìshinq dvrellìng space (type 3), jirterchanginq

plunrbing fìxtures (type 5) internal expansion (t_rpe 6) or external

external expansion (tr'pe 7). Refjn jsh jno a dvrelì'ing reou'ires jnvesrmenr

jn materials and the cost js worthwhjle jf the term of tenancy ìs lonq

-91-

enouqh to full utjljt.y vaìue. Interchanojnq plunlrinq f.ixtures is

presentìy tco,Jiffjcult and exDens.ive to justif.y an..v advantage gaìned by

a tenant 'in the act of d,'rel I i nq. Th j s tvoe of actì on may be ,¡rorthlvh-il e

for the coilmun'it-l¿ j n responsc to chancl j nq tec jrnol ocy or narket cond j t.ions .

Internaì expansìon requ'ires the riqht of say of the cgnlmunity. Thìs t.ype

of action means that tenants pav acld'itjonal rent for the addìtjonal

area. There is .rlso the cost of openìnqr or closinq Ðerty ra¿l'1r. These

additional costs:ra-v lre acccntable b.¡ a tenant rvten conrparecl r¡rith the

cost of t¡ovinrl to a larqer dlvellinq in ancther locaÌ.ion, or brv a landlord

when comoareC ''rjth the nunrber of options tliat can be cffcrecl bo prospective

tenants.

Exterlra ì expans i on of cj'¡,rel I ì ng s pace i nvol rres the cost of rel ocat-i nq

tile facaCe. The cost of t¡'is action needs to r,\e coÌ,lDarecl r,rith the cost

of internal exDansion. lt is felt that the adcJitional area qaineC cloes

not justÍfy the costs triren such an action is utilizeci for a sirort ternr

of tenancy.

-92-

Concl us i ons :

l. The act of dvrell jnq js a serje-s of re lated activ.ities thcrt are un'iquel.y

dj fferent for every ì i fe styì e.

2' Student l'ife styles in l,Jinnìoeg can be categorízed conceptualìy

accordjng to normal social grouoìngs such as jncj'ivjduals, nrarrje,C

coupìes (incìud'incr conltnon-'lavr i¡arrjage) marrìecl coupìes r,vìth chjlciren

(ìncludinq sìngle parent far¡ljlv) aircì comnlunal qrou[ìs.

3. There js a congruence between a life st;rìe and a physicaì envjronntent"

Life style does not refer to st.yles of clress or furnjshìnqs, but to

the st.y'le of ljvinq u'rhich naturaìì1r resuìts ìn tynes of personaljzatjon"

4. Each catecory of lìfe st.vle côn l¡e callecì a starJe in tile ìife style

and ever,v I jfe styìe takes a cjjfferent patn tnroucn the ì ife c.ycle.

5. Each staqe ìn tlle ììfe c¡,çle has dìfferent needs ancl ljmitatjons for

the act of dwell'inq tha.t can be descrìbcC ìn quantjtative and Qucrìitative

terns.

6. The number of people ìn a socjal unjt seis up needs anC limitatjons for

drvelljnq space. As these nL¡n¡bers change, the requìrenlents change for

d',rellìng space or for subdjvisjcn of dr,relljnq space.

7. The acle of nrenbers of a social unit deternines tneir responsìb'iì'ìty and

therefore the possjbil jties for personaljzatjon.

8. Each sex personel jzes tjv;elljnq soace djfferenilj, as they have cl,ifferent

ohysìcaì and jnnovat'ive capabìì jtjes.

f. ihe act of dlvellinci is an expression of the innovative nature of tenants.

10. Different t,¡pes of perso;ral jzation Cenand djfferent ski I ls, and thereby

a tenant's sk'ills determines the quality crnC ciuantjty of personaljzation.

ll. A student's najor r0le or occunation is sturl.yìnr;, but the;; also take

part-tìme €lnpìì oynie nt, or f ul I t jnie sumrrler enol oynent

- 93-

12. The ternt of tenancj/ i s rel ated to one,s OCcuoati on ancl i t .inf I uences

the tvpe of personalizatìon. An eiqht nonth tenancy presentìy¡^esults

in rearrancring furnishjnqs jn a furnjshed or unfurnjsheci dvrell.inq (t.ype

I or 2) olin refjnishjnc a d'rreìììnq (tvpe 3). It seens that an ejqht

month to a year ìong ternl of tenancy uiould result ìn repartjtionìnga dweìì'ing (t'uoe 4) and also interchangjno facacle elements to corresoond

t^'jth internal ìa-vout (t-vpe 7). Interchangìng nlumbjnq fjxtures (type

5) seems v'ìable onìy ìn conjunction vrith jnternal expans'ion of dr,,,elljng

space (t"tpe 6) and botlt of these act'ions nay occur only after nore

than one -vear tern of tenancy.

13. Lejsure tinie js that tjne renlajnjnq after fulfulljnq ones occLlpation.

The amount of t'ine for oersonaljzatjon js a part of that tjme soent

on the act of cllveì ì ì ng. It ì s I j kel ¡r that t'ine stuCents spend on

personaìizìng dvrelljnq space vJOUld occur in.increirents on vreek nìgnts

or weekends durinq the commencenrent of tenat'r..r¿ (rvhìch i s the commence-

ment of the university tern) or durìnE mìdiern break or Christmas

break vrhen there is adequate ler'sure t-ime.

14. I nconle j s rel ated to occupat j on an.l determì nes the buclget f or the act

of dt'reì ì ing. It seenrs that the best value for the mone-v is rearranqinç1

furnishìngs in a furn jsh-^d or Lrnfurn jshed dvreì ì.ing (t:rpe ì or z) or

recartjtjonjn¡ a dtvelljnn (tl,pe 4) ancl interchang'ìng facade elenlents

(t,v'pe 7). Refinjshjno a drvelììng (t-ype 3) recu'ires jnves.tnrent in

t¡atsrjals; intercìrang'ina pluntbinq fjxtures js nresentl.v cjjffjcultand costl.v (t.vpe 5); jnternaì expans jon na)/ jnvo'lve costs of breakinq

throuqh part.v vral ls (de pend'ìnq uÐon its constructjon) and external

exoansion ìnvolves costs for erection of a ne\A/ faca,le (type 7).

CHqPTER I ] I

THt ACT 0F Dt^lELLIi,lG: LTGAL AGRtEi4t¡tTS

Habraken has discussecl the need for a sl/stem of acreenrents that a'llor,¡s

for the desiqn and pro,Juction of supports and cletachable units:"cne Darty has to desian anri pr'cluce sunport structures inthe i^easonai'le certainty that clecisjons i,ill be rrace jn the¡b1r, as yet, an unkno'¡ln òccuoier, rvhirst ihe occupier wirihave to niake use of detacna¡re úrits ,resigneo aÀa pr"oJu.e,tby another part¡t. sjr;riìar1¡r, the iÀclLriirialjst riist b,e reas0n-abl.v certaìç that such procióts .un ¡u-use,j in uuàÀ-suõportstructure,' . I

A des i qn method'r og.v i s Þresente,r i n chanter r as dever opecr b.¡u .S,r:iì

(Foundatìon for Arch'itecLura'r Research) that fLirfirs thìs neecr b¡,

al lolvjnq varjotts profess jonals jnvclvecl in ure hous.ing Þrocess to nake

decisjons aSout the djnlensjon anc posìtion of suoport and cletachable

unjt ¡raterjal or sÐace.2 Hor,/ever, the djstjnctjon betr,leen support anrJ

detachable unjt r¡aterjal ,iepends upon tlre respectìve rjoht of sa.y of thecor-imunit.y and the ind'ividual. In terns of rental hous inq, bhe r.Íqirt ofsa'12 of a lanclord (nteaninq contnruniiy) and a tenant (neaninq indivicual )

is estab'lished b-v a tenancy agreenent (cormonrv kroi,i,n as a rease).Legaì 1y sDeakìng ' su¡roort naterial is ìnmovabl e r,,lhereas Cetachabl e

un'it nateri al j s novabl e - 3 Hol'revei", the standarci forn of tenanclr aqree-

I Habraken, Supports , Ð

2srp.u , p. 33. ?^")upra, 0

34-

95.

2/l

- 95-

ment as prescribed b;, Part Ir/ of Tne Lan,llord and Tenant Act4 cloes not

make a clear djst'inction betr.reen imniovable nraterial (rea1 oropert.\¡ or

sulports ) and niovabl e material (oersonai chattel s or detacnabl e unì ts ) .

All material, services, facilities and space that make a drveìlìng are

incl uded i n the ternr preni ses . If the ri ght of say of the co"qrmuni ty(landìord) and the inciividuar (tenant) is to be established reqard.inq

types of personal izatjon (or conrnunal ìzation), then a tenancy arrreernent

for a soecjfic housinq sitrrat-ion neeJs to make either a clear rljstjnctionor a marqin of distjnctjon bet¡;een those asnects of the ph,ysjcal envjron_

ment that are suoports or detachable unjts.

The purpose of a tenancv aqreenient is ìniplìerj b]¡ its Cefjnjtion:

"Tenanc,v aç;reemeirt mcans an a0reene nt betr,leen a I and'lordand a tenant for p0ssessìon of resiclential orenìses,rvhether l,rrjtten, oral or inpìied.,,5

An ìnlportant plrrase in this definitjon js "Ðossession of residentjalpretrises". liabraken Ci'stinoujshes betlieen possession as a hurna.n irajtând prooerty as a I eqal tcril:

"i'Jou¡ nossession is different from oronert.v. iJe nay DOSSesssonrething r'r;rícli 'is not our Ðroilert\/, and conversely sone-th j nq nt.ry lte our propert.v t^rhì ch ,xs do not possess . propertyjs a leoal teräl but Ine i,iea of possession is deepl¡r rcotecl"I n us. " a

I t seellls tirat one of the ma r'n probl e¡,ts r,i j tll renta I hoLls j nq .ì s : tenants ,

lack of jden'ujf icatjon ,,; jth the jr clvrel ì ìng. Tenants may not possess a

dl'rel I inq in terns of real ovrnershì p. Tnerefore, 'in order to iclentify r,v-ith

0ne's dr,vellìnc, a tenant nusi be able to,rcr upon tjre phjrsical environnent,

to adap-u the en'¡ironment. i-ialtrai<en develorres tnjs aroument b-v stat.ing:

L'̂s.il. 1971 , c.35, rvhiclr arrlended S.;l197C, c.L7C C.C.S.11. Cap. L7f ) rvitic"r Ibei ng the major chanoes to the I ar¡t ofresidential tenancies.

5Ib.iLl. , Secti on 2 (g ) , p. I

. 1970, c.106, (beinct R.S.11.atter amendnlents introduced part I\/,Landlord and Tenairt, appljcable to

LJl-1ai--rall¡n. Srnnnrfc n 12¡\çrr, lruilt.rur uJ) P¡ rL"

-96-

"possessjon js inextricabl¡t connected rv'ith act'ion. To oossesssonethjng l,ve have to take possession. '/e have to make ìt a

part of ourselves and jt ìs therefore necessar.v to reach outforit...to take it ìn our hand, touch it, test it, out ourstamp on 'it."7

In most oresent-da-v stuCent rental housjnq in l.Jjnnjpeg, tenants irave

possession of resjdential premìses jn a leqal sense, but not in the

sense of oeople's desjre to possess resicientjal Ðremises vja act'ion as

expressed b.y varìous t,ynes of personalizat'ion. ijabral<en descrìoes the

s i tuati on ìve nave toda \, :

"There is therefore nothiIìQ hior so than to have to Iìve anongrvhat is indifferent to our actjons. lJe sinpìy cannot get usedto rvhat aDpears ìntançf ible, io yrhat receives no ìnrprìnt fronour hands. Above al I r,ie ,vant to cor¡nrehend our envi ronnent.It is knov,rn that if this urqe for possess'ion has no other neansof exoression ìt i.vou'ld ratlrer become clestructive than look onpassivel v. "B

Perhaps Habraken has poi nte,¡ out a nra jor cause of '¡ri I ful or neql ì -cent

damage b¡r tenants to an otheniise unresDonsive envìronn¡ent. Assur:rincl

that he js correct, then jt'js necessar.)¡ to reassess leqal agreenents ìn

order to oive possession of resìdent'jal prenijses a llum.rn interpretat'ion

as well as a legal one.

The standard f orm of tenanc,v aqreement a.ncj Part Ii/ of The Landl ord

and Tenan'u Act est.rbl ish a leqaì frame,¡rork for nutuaì ly -qratìfyinq

relat jonships betr,teen lancilorcis and tenants. The oirject of the rel at'ion-

shìp is the transferal of possessjon of a ì^esidential lrenisi:s for a

soecified oeriod of tìne in return for a specified rent. 0ne can assur,ìe

that a tenant feels qratification for ial<inq possession of a rreniises and

creai'ínq a sense of o,"lnerslrip bv personalizinq dr,rellinç sÐace. A landlord,

Ð. 127t bid

,q-Ibìd., p 1?_

-97 -

0ne can dssume, .feeì s qrati f ì cat.ion ivherr nrovi di ncl a pì ace for the actof dwelljnq jn return for rent" lJoy¡ever, an jdea.l relatjonsjrìp beÈr,reen

a landlord ancl a tenant seldollll.lr occurs, and as a resuìt, la,,,ls are lladeL0 cOver ever-y conceivasle varjation of hunran beiravìor by ejther oartythat nra.y impa j r the ri ghts of the other part.,7 or th j rci parti es .

since the leeal frar¡e';ork for relationsrrips l:etr,,ee,-rancÍrarÌ.ris and tenantsc0ncerns a broad ranoe of rjghts anci obììgatìons of both nartìes, jt isnot possible to c jscuss the act of dvreì l ìng jn ternrs of specif ic t;.rpes

of personaljzatjon (or con;munalization) that are thc rìqlrr of say of a

tenalrt (inoividuaì) or a ra;rdlorcr (communìt:l). Trre rjnjts for specifictJ'/pes of actions, sr-rch as recartitionin.r d,,{el'lino space (L,,le r.), areestablished br¡ a tenancy aqreer;lent ('lease) betrreen a lan,llord anci a

tenant, and governed 0.,,/ Ìllun'ìcioal n.¡r-larls. Therefore, the follouìnqdiscLtssion concer ns v¡hetlier or not the 'iirtent of the stanclarcl foflr oftenanclr agrsene nt as crescri bed by The Lantll orcl and l-enant Ac t I I'nl.ts orennances the aci of dt'relìing ìn qeneral terns. Further cliscussion al¡outLandloi^d's rules anC re-qulatjons that rray be jncludeC jn a tenanc.y agree_

trent and nunicìnal bv-lal,rS, iclentifìes snecific lìnitations for certaintyDes of personaljzatjon (or conmunaìization) in student co-operat-ivehousinç1 in !lìnnìneg. If cerraìn tlrpes of actions are cresirar¡r_. b;r ¿

tenant, a lanclord, or both part-ìes, then aijd jtional terms of a tenancyagreenent ancl certajn sect'ions of munic'inal by-ìarvs neec to be reassessecì.

s prescribed b.y part_ iV ofThe LanrJlord and Tenant Act

Part IV of rhe Landlord anc Tenant Act is based on studjes blz the cntarjoLaLl Reforn comnrission, as ',',re1l as several oth.or reforn areas in canada ancì

the Unjted States of Amerjca. Tne unrjerl_vjnq consjderatjon cf the Cntarjo

-93-

Lai,l Reforn Commjssion after t,on .\,ears of study of forner landlord and

tenant lar,r is that:

" landlord and tenant lar,r'is based on the ancient feudal conceptof the tenant havinc; an estate jn the ìand, and there has beenvery 1 ittle realjst"ic develonr¡ent sìmilar to that in contract andtort lalv. The prìne exar,rple is that at common laiv, there js nootrligatjon on the Landlord to repair, and if the prenrìses aredestro.ved by fìre, the tenant must contjnue to pay rent. Leasecovenants are indenendent. '9

The other persuasive cons'ideratjon concernìng rights and obl ìgatìons of

landlords and tenants ìs that "r esidentja.l tenants haci ljttle b,argaining

Ðo'¡/er to achi eve change-s i n I ease terns . " 11

The ajms of the 0ntarjo I-al; ?.eform Coirnlissjon in propos'ing reform

ìegislation vJere: "to redress the jmbalance bettveen Landlord and tenant". "

-uo ensure realistìcall¡,, tlre riahts o'i tenants to prs¡1ises jn a qooci

state of repa'ir and fjt for habjtatjon ìn accorCance r1,j-uh current standards".ll

As a result of reform ìegìslat'ion in 0ntarjo and similar reforn leiljslationjn i'lanitoba: "the statutory protectìon 'introduced for tenants by Part IV

lras heìped in nakjnq freedon to contract nore realìstj,".12

As an exanrÐle of reform leqislation, Sect'ion 9l of The Landlord and

Tenant Act nrakes covenants interdependent. Prevjous'ly, jf a landlord broke

a promise, a tenant nust still carry out his oirl'igat'ions under the agree-

nlenl:

"Unless a lease so states, and they seldon do, ihe tenant'sobl jqaiions uncler a I ease conti nue in ful I force notlvi thstandinç1that the landlord js not fulfilljnq his covenants" Tne respectiveobl jqatjons accordjng to lanClord and tenant l¿r,,r ¿¡s deenled to beindenendent''.13

vDonald Lamont, Resjdential Tenancies: The Lancllord and Tenant Act PartIV 2nd Ed. (The Cariffifæonto,lT7:1, F. l.

lcIirid., D. l.l3tuid., p . 23.

lllbjd., pp l-2. l2]bì,1., p. z.

- 99-

Aìihough there'is no term contajned ìn the stanclard form of tenancy

agreement ivhich nlakes covenants ìnterdependent, Sectjon gl mal<es covenantsjnterdependent accordinq to the cor¡mon 'lavr rules of contra.t.l4

"The usual rules of coniract lau¡ nrake the respectìve covenants orobìigations of the parties mutually depenctent, ancl therefore abreach of a rnaterjal o,¡l i.gg!ion of one' part-y r,ri I I excuse the otherfrom further performance. ú .l 5

As another exarnDle of refornr legìslatjon, a tenant nor,r has the rjqhtto sue a landlord for specific perfor¡lance.l6 Thjs rjght ìs not ììkeìyto change lancllorC and tena.nt relat jons nlater jal ly. flo,,^rever, thìs r.ightjs a "further step in effectjno a better balance betrveen the respectìveand vìtal interests of lancllorris and tenants',. 17

The Landlord and Tenant Äct gìves ihe Ljeutenant Governor jn Councjl

the porver to crescri i:e a s tanciard form of tenanc;,2 agreeneni f or res j dent_

ial premìses and every tenaircrz agreenent in ilanjtoba is not/ in the form

as prescrjbed.lS The stanclarc fornr of tenancy aqreement js v¡rìtten jn

ìayman's language anC is in nost cases the extent to r^rhich tenants have

knowlecoe of landlord and tenant lal,r. l'lor,lever, sone iav;.vers ma¡l consìder

the lançuafle vaque, attd dìfficu'lt to ìnterpret jn a leqal sense.lg i{hen

one cli scLlsses a tenanc3i agreernent, one jntnlecl'iately refers to the Landl orcl

and Tenant Act as v¡el l. lhe fol lovlinq cìiscuss'ion cieal s ,¡rith both documents

uncer fjve part-s: (j ) oart jes to the acJreenrent and parties affectecl by the

ì4The Landlord an{ Tenant Act,I 5Lanlont, Res'icìent'i al Tenanc-ies

Sect'ion 9ì , p

, P' 23

l6l¡e_þIgþf,j and Tenant Act,lTLamont, R.esjdential Tenancjes

I BThe Lan,Jl ord and Tenant Aci,

Sectjon 89,

, P. 34.

2A

Sectìon ll8(l), p. 48

ipeg, February, lgZ5.I 9I ntervi e,¡l i^lì th a I aivyer, fn/ì nn

I C0-

agreement, (jj)pren'ises, (iii) tenanc.v, (iv) rent and security depos'ìt,

anC (v) rentalsman. Does the intent of the Landlord and Tenant Act,

and the standard form of tenanc-v agreenent lìmit or enhance the act of

dvrellinq jn terms of the rì0hts and oblìgatìons that they g'ive to a

I andl ord and a tenant?

Parties to the agreenrent and pg^ties affected by the aqreenrent

Parties to the aqreenrent jnclude land'lord and tenant. Parties affected

by ihe agreenrent include other tenants, other agents or qenerally, third

parties. Thjs section concen'trates i¡ainly on oarties to'uhe agreenrent.

A I andl ord i ncl udes :

" l essor : o\vner , the person gì v ì nrr or perm j tti nq the occupa t'ionof the prenrìses jn quesiìon and h'is or her he jrs or ass'igns andìega1 represetttatjves, and... also jncludes the person entitledto the possessj on of the prenrì ses . "20

Corporatjons nray also be a landlord and represented by an offì....21 For

exarnple, Col'lege liousìng Co-operatìve LìmiteC (the Student Co-on) mav be

defined as a corporate landlord,,vhere the menrbers make up the corporate

body. In this case, the nenbers are tenants as ,,vel I as oart landlord.

This ìs perhaos an acadernjc point, but realjzation of thjs fact bJ, tenants

rna.y hel o to improve co-operati ve spi rì t. Anotlrer s i tuat j on v¡hen a tenant

becomes part ì andl ord i s subl ett'ing al I or part of the prem'ises to

anotlrer tenant. Th'is rvi I I be discussed latter.

In order not to confuse further djscuss'ion about rìghts and obliqatjons

of I andl ord ancÌ tenant, one uri I I hav-o to assLrne tireì r separati on Slet

'interdependence. Tire ti';o sjtuations above are obviously specìal cases.

2OI¡S_Lan¿lor¿ and fenar , Sect'ion 2(b), p. I

1l-, , ^¿ | Ib'id. , Sectì on 'l25, p. 5l

_l0l_

A co-operatjve ilous'ing s'ituaL'ion has clefjnjte lecal jnplicatjons ,¡rhìch

rv'ill not be discussed in cetail. The folloiv'inq discussion focuses on

the standard form of tenanc.v acrreenent, the stuclent Co_op,s tenanc.iz

agreement is discussed onl v as dn exanrple of a specific hous-inq situat.ion.A tenant includes "lessee, occunant, sub-tenant, untJertenant, and hìs

or her assiqns ancl ìegaì representatjves.,'22 Bcarders and lodgers are

said to be ljcensees.23 Licensees enjol,,a ljcense to ljve jn iite premise

and do not acqujìe âh)/ est"rt,o or jnLerest. In llanitoita, the djst.inctjonbet!/een ''vhether a ilerson j s a tenant cr a 'l j censee seens to denencì upon

trre number of occupants jn a resìtlentjal prenjses.

,"lr/llere a person ìn.rn¡,resjdelltjal ¡:rernìses o,,rneo or operateclbv him for the purlloses, Drovides i.rotil rooÌll anil boarcl jn thosepreinìses for five or nore tenants, tne provisions of part lv.to tire exte nt that tite.y rray.lrc .reasonabì.u .,pìrl ì caþ1e , appiy tothe room accorrlmodat-ion croi.ícled ¡,r thò Lan<jlorcl.,,."

Lanont states tilat there aì e tr,¡o factors that rieterrl'ine ivhetirer an

occupant is a ten¡nt or a Iicensee. A¡r cccunant is a licensee if tire

landlord retajns tire control of the outer door, and resjcjes jn oart orthe rvhole rremisess JUt nore particuìarly on the facts of each case

'¡rhether the landlord reserves to hjniself tlre general control and dor'ajn

over the urirol e orepi ses .25

It may i:e suffjcjent to note that persons in cirarge of custodial ornanagenent servjces are consjder ed Ijcensees anC that a lancllorcj ,avtake possession on qivina noL less than one rionth,s irotì.."25

7zt|rid., sectjon z(h), p. l.

,.- 23r. r'1. Rhodes, l/i r r ianrs' canrdian LaL,r of Landlord and renant 4tn Ed(.f oron to , The Ca rsl.¡

24The Landlord an,J Tenant Act, Sectìon 123, D. Sl .

?q*"Lamont, ResiCenLial prenises " p. 6.

26lne Lanol or.t ;.0 t.nana*, -ru.t.ìon

.l03 (8), D. 41

-1 02-

0ther occupants are i ncl udecl i n tne defj ni tj on of tenant.27 The

landlord.rnd tenant lila-y aqree to set a ljnjt on the number of ot;rer

occupants that nla.y occuÞ_v th*. rented prenrì ses and the standard form of

renanc-v agreenrent provides space for all other occupants to be nun..l.2B

The need to set a I jnljt on the total nunrber of occupants of a retrted

prerlìSeS Can be arguetÌ for reasons of healtn and sanjtat'ion. Iverv

tenant should have tile right to acjequate Cl'rellìng space. ns:,umìng that

n0re 0CCU¡antS neAnS IlOre r//ear atld tear, i t ,,rOUl d an::rr tO oe tO the

Landl ords aclvantaqe to I jmì t the number of occupants per t-it'rel I ì ng i n

order to m j nini ze reua'ir and mai ntenance. Cn tne other itand , 'it nray be

to the tenani's advantacje, cerhaps only monetaniIv, tc maximize tire number

of occunants shanjnq a d¡ielling ìn order to irìninjze i'le rent per person.

In terms of the ph.ysì cal enr¡ j ronnent, tne I a',¡out and equ'ipnrent of a

dr,iel l'ino begi ns to detenli ne the nur¡ber of fieopl e t'rllo can OCCUpy tne

dvrel I ì ng i n lrarmon¡z despì te the total area or vol ume. Therefore , i t

seetns that 'jf one vrere to concei ve of repartì ti onabl e chre I I j nqs t,lhere

tenants coul d deter¡¡i ne the'ir I aJrout, then lh¡ "1'," n I standards of "x"

persons oer bedroom no ì onger apol i es ,lhen deternli ni nq the nax'inrunt nurnber

of occunants. A neir standard, perhaps relateC to square footage or cubjc

vol ume nta¡z neecl to be jnol enented. Titen, 0n can sar¡ that gì ven a certain

area or vo'l ume, "x" number of oersons may occl.l pv the space '

Assuminq that the sunports and deLacìrable Ltnits \^rere corlstructeci of

durable ntaterials, tlren a land'lords concern that addjtjonal tenants cause

?7t¡¡d., sectìon 2(h), p.

/><'"Standard Form of Tenatrclr A-qreenletrt, Tertt

-103_

rr0re r,lear and tear \rrould De nrinimìzed. provider-r that lan,ilorcls ortenants did not overl.y reduce the acceptecl stanclarC area or vol uiile

needed Ðer ps¡56n blr 6ys¡cror.rdjnct, then healtll and sanitatjon by_lar,rs

rr'ould not be enforced. A landlord and a tenant courcr ihen negotiatethe nunber of occupants acceptaole accorci'ing to tire anrount of drveliingspace 'that can be part j t j oned j nto bedroonls br¡ tile teirant, raiiier thanaccording to the nunber of fixecJ beCroonts.

There is a neecj for ecruatìng the number of occunants tc the floor areajnstea,l of to the nuní¡er of roorns jn terirs of assìgnìncj ancl sulilettinq al I

or a ':ar^i of tjre preníses to oLher tenants, sLrc-tenants, r,roarcrers orìodgers' A tenant "has the rjght to assìqn, sublet or other,.rìsq Ðert r¡rjtirpossession of tlle renLeci nrc;lrises"29 nrovidecl that a tenant has a lcrnd-lord's consent.30 Assi<lnnent'is the transferar of ,rossession of theprenises fronr a tenanL to anoilier sul-,-tenairt" The tenant nust ,,guaraNtee

and remain I jable for the pronlt pa.,zrlent and tjle oerformance of the a,iree*ment on the oart of the tenant"3l (sub-tenant),vrio takes possessjon ofthe prenrises arci tile sub-tenant nust "assune ancl agree to nakc al1 aqree-ments and conclj tj ons "32 ef tenancy aqree¡ent. sucl et j s ,,t0

I ease orrent al I or part of (.r r easerr or rented pro:ert_v) to anorher nerson "

,,33

The tenant sulll etti nQ the pretl'ìses then i;r a sense beconres a I ancll orci tothe sub-tenant.

29 r1-. !-elt-ql-q-i4 jlq _E_rc!l_iç!, secti on 93 (t ) , D. 34.3ciutd. , Sectjon 93(3), p. 34.3lStundard Forni of Tenancjr Aqreenent,,Assjonn'lent and Acceptance.32t¡ i ct .

33l.Jubster's 7th l'ieL,¡ Colleqjate Dict.ionary, D 875.

-lc4-

In terms of supports and detachable units, assiqnment of a'll or sub'let

of a part of the prer¡ises js facjl jtated" tf a dt,;ellìnq is reoclrtjtion-

able (t:,pe 4) then a tenant can Cefjne an area. for a sub-tenant that js

sufficient by ìa',t. A sub-tenant ma¡r be gìven a prìvate entrance accessjble

from publjc cjrculation: or boarCers and lodqers ma.y share atr entrance

that is under the control of the tenant (landlcrd by definìtìon). In

the latter case, boarders and loCqers are said to be licensees. Both

cases occur in sincrle detache,l d'.rellinqs and jt ìs assuired that thìs type

of optìon can satìsf¡r the neecis of indjvjdual tenants for s'inqle room

acconrmodation withìn a mul ti-di^iel I inq student conrmun'it.yr.

A tenant has the ri qht to prì vacy exc-opt vrhere a I and I ord has the

ri ght to enter the rented orenri ses i n cases of enrergency, or to snot¡ 'uhe

prem'ises to prospective tenants after a tenant has ç¡iven notice to

term j nate tenancy, or 24 l¡ours after noti ce has been .eì ven that a I and*

I ord i ntends to enter tlre rentecl oreiri ru= .34 .Ä tenant's r j q,rt to pri vacy

and a l andl ord' s ri qht of eirtr.v neeci not be ane irdecl for support direl f ings .

Terrants t/ould be able to personal'ize the'ir dt^,'eìììngs r¡rithout constairt

supervìs'ìon of a lancilorC. l-iolrever, if nerlrans a pluqring fixture began

to leak (vriricir could be class'ified as an eneroenc.v) or if a landlorcl l,rjshed

to ìnspect the dr,rell inc froir tjnre to tinle io oi¡serve the cngo'ìng changes,

then a landlord has rìç¡ht of entrv.

Under the term cui e t en j o¡rnrent ol' tire standard form of tenancy aqree-

ment, the landlorcl clrants the tenant "the riqht of fu'll use and occupatìon

of the rented pren'ises ¡,,itlr a secr-trìiy cf tenure: clcc0ì dinq to the terms

3 thu l-ancll ord anrl Tenant .[.ct, lectì on lì5, p. Jc

-l 05-

0ne ;:ra.y i n te rpretof thi s agreement. "35 tiris as ail enhancenent of the

act of duiel I j itq, but rv'ìthi n the I jn'its of other ternrs 'in the agreement "

Lanont mentions that the ir,ord cLtiet relates to ph-vsical action and

not noi se:

"The covenant for quÌet enjoyirent 'is sa'id to protect a Lenantfrom acts of the lessor or those laLvfulì¡u clairninq under hissubstantialì;z ìnterferinÇ lvìth the tenants ordìnarlr anci lar,vfulenjoynent of the prenrìses. lt has been held that this nusr oephysicaì inierference and not mere jnconven'ience or discomfort"The ltrorC "quiet" cloes not mean undisturbeC by noìse. Thecovenant i s ìmp1 ì ed by ccnrnon I arv and b¡ø Secti on

.123 of theConvsr¡jnc and Lalv of Propcrty Act, iì.S.0. 1970, c" 85, altiroughjn nost l.ritten leases it js expresse,J. "36

It is assumed that "ihose la,tful l.,l cla'iminq under "a lessor include

tenants, espec'ial1.y if an aoreeRent bet'veen landlord and tenant al lorvs

for personal'izat j on of dr,rel I i ng soace.

The definition of a support structure estatilishes an 'inroortant

crjterjon that js in harmon.\¡',vith the covenant for quìet enjoyment:

".4 supQort structure ìs a consiruction ¡rhich alloi¡s theprovìsjon of dv,rell'íngs rvhjch can_be bujlt, altered and takendovln, jndependerrtl.y of otilers".J/

An ìnportant phrase ìn ìegaì terms is "ìndependently of others". Provided

that the act of d¡rellìng does not result in types of personal jzatioir that

physìca1l.y interfere rvith other tenants, then tite covenant rvoulC nor oe

broken.

Al thouqh the act of dr¡re1l 'ing ma.y not breach the covenan.t for quì et

enjoyment, no'ise creatsd l-1r certaìn tlrpes of personalizatìon nay cause

a nu'isance or disturbance to other tenants in the suooort structure. For

?Ã^,JOStandard Form of Tenancy ,lgreement, term ì/.""Lamont, Resjdentjal Tenaircìes, p. 25.

3THub.uken , _Sr-rpp¡t1, Ìr. Zs.

-l 06-

example, if a landlord qrants a tenant the right of say to expand dr,rell'ing

space externalìy (tvpe 7), then jn a sense, tlte landlord js part'iaìly

responsible for any nuisance or disturbance suffered bJ, other tenants

as a result of the action. fle nav receive conplaints and request the

tenant mak'i ng the di sturbances to d i sconti nue the actj ons . 38 But ì n

this case. he riray be reneqginq on his aqreenrent vrith tfre tenant tvho has

the right of say to personalize his dr,relljnq. Therefore, tenants vrho are

serjously disturbed have the opt'ion'lo "laJ/ an jtrformation before a

maqjstrate agajtrst the offendjnq tenant or Deì'SOn, or both of then".39

It r^rould seem that a landlord, rather than allor¡ring nuisance or d'isiurbance

to other tenants:r.Joulri tend io minjnize an'v t.vnes of persottalìzatjon

that are noìsy. Cr, he nta./ requìre thaL such act'ions nust occur durinq

certain oeriods of the cla¡r" Ideaìì;r, the desiqn and cotrstruction of the

ç,unnori ctrnct¡rre could njnin'ize ltujsance or cljsturbance cause'i to

nei qhborì ng tenants b.y certaì n tynes 0f nersonal ì zatj on (or contmunal i zatì on ) "

Resident'ial Prem'ises

Residentjal premìses neans:

"premises used for resjdentjal purposes, jncluding parkìngaccommodat-ions, or mobile holles, or Lroth, situated jn cernlanentmoblje home oarks, i¡ut jt does not jirc'lude prentises occupìedfor business ÐurDoses r,lith I'ivinq acconrmoCatìon aitached undera sincle lease'4D

Residentjal premjses used ìn a general sense can refer to a mult'i-d¡¡elljnq

structure, or a 'support structure' . li pren'ises 'in a spec jfìc sense cf a

drvell jnq js defined in the standard forni of tenanc\¡ agreenent b.y its

3Bthe Landlord anc Tenant Aci, Section 98 (4)" p. 37

39loid. , Sectjon ?s (s), p. 37

40tnid. , Sectìon 2(d), p.

-i07 -

address. The address refers to a qìven volume of dyrellìng snace

contain'inq f jxtures or detachable units " In a nultj-dr¡¡el I jnq struciureor supp0rt structure, each dlvel ling sDace or sector4l can be qiven a

number such as 241 ancl the entire structure can be qjven an address such

as 99 Dalhousie. In terms of an exoandabre dweìrìnç7 (type 4) a renanror a landlord can combjne sectors to jtlcrease dtvelljnq snace. A

prenrises consisting of trvo sectors can be defined in a tenancy dgreement

as a conrbination of ttvo addresses, but under the address of one secror.A premìses can contain fixtures or detacrab'ie units. Å fixture is

"a personaì chattel annexec or fastenecl to reaì propert )/,,.42 A personaì

chattel js "en artjcle of personal nrocerty; a novable,,43 ancl could be

compared tvjth a Cetachable unìt vlhereas real nroperty is ,,reqarded as

jmniovable or permanent, as land or tene¡rents',44 ancl coulcl be comparecl

with a support structure. There seems to be sonc confusion as to ulhe'

a personal chattel becomes a fixture anrJ vjce versa. A personal chattelbecor¡es a fjxture or part of tne realjt¡z itself ,,,¡rhen physìcaìì.y affixedto the freehoìd b.)v soÌlle person having interest jn the sojl...and tnere-f ore ntay not be renoved b'/ tenants from freehol d r,li thout tire o¡lners conse nt . ,,45

Holvever" fixtures lvhich are severed fron'ilie reaity nay resune theircnaracter as personal chattel s "pr0vjde,l that such re¡oval nray be

effected rljthout serious injur-v to the freehold".46 A further condjtjon js

4 Ì supra , p. 33.

42Rhod.r, Ì,Jjliìa:.f Canadjan Lavr of La nd I orcl a nd Tenant ,[?

5randa rd U0 i I lcÉ_ ! rgljp!¡ry, Canad

"ufìn*r- ,,,lr'*.;, canad ì an Lar,r of

i an ed.

La nd I orcl

D. z3i . 44

p. 575.

I5'id., p"ll?jp. 573.

46'"Iirjd., p. 576.

and Tenant,

that remova

avlonrlori hrr

Fi xtures

" ('l )

(2)

Fi xtures

-l 0B-

I nrust be exercised before exÐìration of the tern unless

agreemen¿.

may be d j vi ded j nto tl^ro c I as ses :

those r,vhich are 'irremovable, such as doors and '¡lindols, theprooerty in whìch passes t0 the landlord, andthose vrhjch are renovabìe, bejnq thìngs attached for purposesof trade or dontestjc convenience or ornament, includ'ing aììthìngs affixed to the freeÌtold for a tenporary purpose of.forthe more cor,rn'lete enjo¡ment and use of theni ai chattef s."47

can be djvjded up ìnto tenants f'íxtures and landlord's fixtures

fenants fixtures are:

"Ders0nal cÌrattels annexed to the freehold blr tne tenant during theterm, ejther for the Ðurilose of hjs trade or for mere ornament andc0nvertience, atrd r¡ihicn rle has the rioht to sever and renove durinqthe tern, jn the absence of anr/ express stjpulation or local custonlto the contrar./."48

Landl ord's fi xiures are :

Those nut up by the landlord before or during the ternl, or by anlrprevìous o,¡/ner or tenant, or by any ot!-rer person; aìso such fixtureput up b.y the tenant, durincr the terrn as the tenant has no riglrt torenove. Al I these I atter fi xtures consti tute part of the freehol d ,and also a part of the prenrìses demìsed. In a nrore confined sense,hot^lever, tlre exÐression relates to tnose fixtures r^¡irìch are on theorenjses at the t jne of the I ease ancj are clenr j sec1 tlrerervi th; thçyare usuelly s':ecjfied jn a sclredule to the lease or aorcenlent."49

To sum up, suoport structures can be clef'ìned as real procert_v orimnlovables

lvhereas detachal¡l e uni ts can be def i ned as cersonal cha ttel s or moval¡l es .

Detachable uniis can include tenairt's fixtures and landlorci's fixtures.,A

Dersonal chattel irecones a tenant's f ixture '¡¡hen aff ixed to the real

oropert¡2, bui j t nra-y be se'"¡ereC prov j ded such act j on does not cause danrage

to the real propertt¡. Landlord's Fìxtures can be class'ifjed as beìng

niovable by the tenant sucn as furnjshìngs or acpliances, or classjfjed as

jmmovable b.v the tenant such as plunl;jng fìxtures or t,tindo','/s. There can

47Ibjd., p. 575. 4EI¡,i¡ , p. 576" 49t¡rct., p. s76.

-t09-

also be a range of 'Ínlmovabilit.-v'in ¡et'¡reen these t,,,¡o classifications.l{hether a landlord's fixture ìs movable or inimovable bj, the tenant depencls

upon the connectjon to the real prooerty. As technolo-Qv evoìves, thìnosr¡lhjch are notv consjdered as be.inrl jnnovabìe b;, a tenant ma-v becorne more

eas'iìy rnovable jn the future.

Ïo account for an increas jnq nurilber of movable landlord,s fjxtu¡"es ordetachable un'its rvjth jn a support dr,ve1ì.ing, j t nia.y be necessery to providean inventor.y of fjxtures that are supoijed rvjth each cJr,rsll.ing at comnence_

ment of tenancy' An ìnventor.y mav rlef jne those f jxtures rvh jch are easi iymoved by a tenant, and those rvhjclr requ.ire assjstance by a landlord ora hired service Ðerson. Son.r fjxtLmes nay not be nlovable at that poìntin tjme" In th'ìs ',vay, there v,ould bs no confusion jn djfferentiatingbetlreen landlorcl's and tenant's fixtL*e at ternrination of tenancy. ,r\.lso,

an inventory can be a part of a concljtion report fornr for assess.in.e an.,/

danìage to tne realtru when ienants fixiures or landlorcìs fixiures aresevered from the real property.

In so¡le cases, a tenant may rent or rent_io--ornrn a

unjt offered by a thjrd nart.y aqency. lnstallat.ionspace js one of nany nossjble actjons jn tite act ofpresents a sjmjlar scenarjo rvhere a tenant s_^lects a

structure and v j s j ts an agencv r,rh jch rents or sel I s

tenart selects certaìn coirooirents that are assembicc

tested, and finail,r¡ detachai¡le units are instalred jby the agencJv. The act of drvellìng has lr.-crn.50 j-n

chattel or detachable

,¡rithìn a dr,¡elìing

dr'rell ing. I'iabraken

space wjtirjn a supprii tdetcrchabl e uni ts. The

i n a mock-un dile'j li nq,

n tne'ìr suÞport dlreì ì Ì ng

resnect to this

5ol-iubrakun, Sulrports , p. 50.

-il c-

possibilìty of utilizìng thjrd party agencìes, sectjon ll5 of The Land-

lord and Tenant Act states:

"lìo I andl ord shal I denland â11.)/ pâ'/fie nt or advantarle from an-y trades-man or delìveryman 'in exchange for the prìveìeCqe of exclusiveaccess to any res'idential premìses. "5.l

This statute enhances the act of Cr,r,ellìnc by allot,r'inq tenants to use the

services of a number of agencìes in buildjnq theìr d:vell'inq. Thus a

varìet_v of d'¡relìings ere possible.

The connron lar,l rule reoarding hìre-purchase agreer¡ents states:

"t,/here chattels are deljvered to a tenant under a nire-purchase ora nrere hìrìng aqreenient, to,./hich the 'lancìlord js not a party, airdsuch chattels are then affixed to the freehoìd b;v the tenant, theybecome part of the reaìty and the vendor Bç hìrer is not entiiledto such chattel s as acai nst the' I andl ord" )¿

An obvjous vlay for vendors to avoid havjno lheir propert,v becone part of

the reaìt.y is to market only mobì'le itens tjrat cannot be affjxed. Also,

the landlord may beconle an internieCiary betr¿reen the tenant and the vendor

in rental situation and assunle res0onsibil.itv for the chattels. The land-

lord then is qiven the rìght "agaìnst any seller, lender, or other person

cla'imjng throuch or unCer hirn to reta'in the goods up0n pa)/ment of the

anrount orvi nq thenr" 53 I t and r^¡hen they are af f ixed to tirs rea I t.y. Th i s

partìcular area may becone very ìmporiant jn terms of detachable unit

rental agencìes. l.lolvever, to go 'into depth on ihe rìgnts and obl iqat'ions

of th'ird parties js beyond the scop-^ of inis cirapter.

A tenant is resÞonsible for pa-vnrent of al-l se rvices suppl ìed foi" a

premises such as pubì'ic util jt'ìes I jsted LtnCer iern three of the standard

forn of tenancy agreement. All others not l'ìsted are a landlorcj's

rl'iThe Landlord and Tenant Act, Secijon ll5, p. 47"

52P.ho,ìes, l,lilliams' Canadian La.rnr of Landlord ancl Tenant, p. 599.

"'Ibid. , p. 597.

^r I l -

responsibìiit,v. The rrobler,l js that

not j ncl uded i n ihe rent, but he r;ra.y

in the rent.

a tenant nay lcrov,r lvllat serv j ces are

not knol'l rvitat servi ces are .incl uded

Publ j c ut j I j ti es may 'incr ucìe ser¡,'er ô.nd ,vater, el ectri cit.v , qas and

teìephone. A landlord provìdes the rreans for supoìrvìnq these servjcesto residential prenis_^s. l, lancllorrl nla,/ also supply additjonal serrrjçs5

such as heat, irot ivater, anrd n*^chanjcar ventjratjon. prjvate aqencìes

may offer tenants or landlords aclclitjonal servic-ôs such as cablerr-ision"

Fixtures that are a.n extersjon of services o,;tlets ìn a prenjses nra_v be

considered as services 0r coLr'lcl also be called ai¡enities. Fixturesprovided bv a.landlorcì nta;,, jnclucle stor¡e, frìcìqe,,,,,a5h r-rasjn, toìlet,tub; f iXtures rial/ le offerecl b.y ori vate artents to I ancll orcls or ieì.ìanl_s

such as L{ashers, cìr;rs¡5, eir contjitioners or space iieaters"

Tjle stanclard form of lenanc;z agreei.ent prov.ides for l ist jnq nrjveleges,amenities and fac'ilities rlranted to a tenant and reserved for a lancllorci"

For example, a tenant nav be grantecì the use of conlrnon ìaunCr.y fac.i ljtjesor svrimming pooì. ,\ lanciìord r,ray reserve the prìveleqe of assignìngparking stails or locl<er space. As rrias mentioned earlier it nay be

diffjcult to djstjnouish betrnreen ¡rnat js a servjce ancl v¡hat js an anrenÌty

or facjljt-,¡. In ternls of supporLs for exairÐìe, an exchanqe facjl.it.y fordetacilable unjts sucil as apn'lìances and fjxturss nay ire termecl air anren.ity.

HoL'lever, jt is also a service, ancl charges narr l-,e nade for eacit jteni

exchanged' The oo jnt js titat a tenancy a!'lreenc.nt sirould I jst al l priveìeges

anenities and facilities available so tirat a tenant knol^rs r.rhat is ancl

l.,vnat is not included in the rent"

A landlord and a tenant have the rl'qht to inspect ihe rente<l nremises

-112-

bef ore conrìrencerrent of tenancy and at termi nat'ion and record the cond j ti on

on a stanclard con,litjon report fonn.54 l(novrledge of dìsrepajr at'uhe

connrencetnent of tenanc,v cloes not reduce the I andl ord's responsi bi I i ty toqÃ

repaìr." The cond'ition report nay be used at termination of tenancy to

deternr j ne the anlount of the deoos'it to l:e apo l ì ed aQa'inst danaqe to the

prenii ses. The standard concl'itì on report form i s desi gned f or normal

rental housìng. In ternrs of supports, the form should be redesiqned to

nlake nore of a djstjnciion betr,ieen vrlrat ìs support structure and r^rhat 'is

detachabl e uni t. For exampl e, thc condi tì on of the sunport structure

concerns finishes of Lhe perìmeterlvalls, floors and ceiljnqs" The

condit'ion of detachable units concerns tlle truni¡er of each t.vpe, bhe

connections and their fjnislres.

A landlord has the right to clairn for wilful or trecliqent damage to

the premises. A tenant js responsìble for ordìnary cleanliness and

repaìrs of clarnaçie caused b¡r hìs ililful or neql'iqent con.l,lct.56 Th'is

requirenlent has no specìaì influence on the act of dl,lell'inq or supports.

Hovlever, there needs to be a clefinition of ilama-qe as compared to nornlal

r,,lear and tear f or detacitabl e uni ts end suoport structures. l'lhether or

not suoports and detachablc units woulcì be subiect to more vrear and tear

then nor¡ral housincl requires a separate siud.y.

A tenant has the riqht to request reoajrs that are not a result of r"riI-

ful or neglìgent dapage, end a landlorC js responsìble for mak'ing repaìrs

F,A ^ ,JT5lan0ard rorm

55The Landl ord

of

and

Tenancv Aqreernent, Term 6.

Tenant Act , Sectìon 98 (l ) , P. 36 '

56lhe Landlord and Tenant Act, Section 9s(2) (a),(b), 36

-t l3-

that a Rentalsman cons'iders essential"ST A landlord's responsìbi1it_v

"for provìding aird mainta'inìng the rented premìses in a goocl state ofrepaìr and fit for habitation"58,rorìd alply equaìl.y to supports as iiooes to normaì housing. l.lorvever, there js a sjtuatjon urhere a tenant

ma.v be responsible to repaìr fìxtures errecteci by the tenant

"It has been held that, under the statutory covenent Lo repaìr,the tenan!'s obliqation extends.b.y ìnrpìicaiion to thin3s clacedor erected b"v h jm on the denri sed premì ses dur j ns the I éase. ;;59-

If, for exanple, a tenant',,rere to expand his d,¡;ellino externally (type 7)

b,v erectin,:; a rlreenhouse, iÌre lanrrlord may not be responsible forrepairinq leakaqe or ¡¡hatever durjnc the lease. Tlrìs particular area

requìres more stud_v, but 'it is beyond the scope of this thesis.A tenant is obl ìgateC to use tire premìses as intended b.,z ¿q¡ serrent" If

a tenant desires to chanqe ihe use, then a landlord has the right toconsent to chancle of usase or function90 Supports by their definitionshould ce able to accommodate functions other than res'idential clL^re'lì.ings

such as offices, or comrnercial ou'ulets. Anticipatìng changes of use

over a lonq perjod of tine, si.loports shoulcl l¡e desiqnecl so that adjacent

different functions could be corirpatìb1e. 0ther,,,¡jse, a tenant,s quìe.c

enjoyment of hjs dr,velljncl ma./ be ìmpaìred, anri a landlord could be held

responsible.

Type of Tenancv

-

lnere are tlvo types of tenancy, d set term and a perjorlic tenancy. A set

57Thu Landl ord ¡nd Tcn¡nl Ant Ç^¡ tion ll9 (l), (Z) p" 49.

5Bt¡id, section

59Rhodes, I/ljllj9B

AITS ,

(l), p. 36.

Canadian Law of Landlord and TenantÁn""The Standard Form of Tenanc¡r lgreenent, Term 10.

, P" 452"

-r l4-

tern specifies the -uerr¡ of tenancy, or the length of tine over rvhjch the

tenancy agreenent 'is to run . For examnl e, the term of tenattcy tlay be

for one _Vear commencino Septenlber l, '1974 anC term'inalìng August 3l , 1975"

0r, the term of tenanc_v ila-v be 8 rironths commenc j ng September I , 197 4 and

term'inating April 30, 1975. A period'ìc tenanc.v does not soeclrv the

conrmencenent and term j natì on dates . I t rray be f ronr da.y to day , i':e ek to

',.reek, or month to month vlhere notice to terminate na.y be gìven respectìvel-v

on day, one weel< or one nonth i n ¿6iv¡rrcê.

The type of tenancy pral.¿ be consi dere.l to ref I ect a type of personal -

jzation. A tenant requìrìng a seb ternt may ûersonalize clv¡ell'ìn,:l soace

r,llrereas a ienant reqr-rìrjnq a perìoCjc tenanc_v nrâ-y be i;lore nonadjc and

have no interest ìn personalizjng clwellìnq srace other than b,-v his presence.

The term of tenancy ûtal/ have an ìnf I uence on the cìeqree to i,,/hich tenants

personal jze space. It ìs i^r¡rpothesjzed ihat tenants vrith ,r fìve year terni

of tenancy r,JOUld consider more jnvolved L,la.vs to Þersonalize their d',relling

than tenants r,'ri th ei qht rrionth terms of tenaircy.

Rent and Securitv Deoosit

A tenant i s obl ì gated to pa.y rent ¡rhen

0therw j se the tenancv aqreet;lent ntay be

considerations:

cìue or on demand fron a landlord"

, 6lLenninated.-' Pent includes other

"rent jncludes tlre anount of any cons'iclerat'i0n Daid or requìred tobe pa'id b-y a tenant for occupancy of resjriential premises and thecost of anciliìary servjce or aÇconrmodation or thìng that the land-lord orovides for the tenarrt".62

For exanrple, servjces for ¡rhich the tenant r's not responsìb1e nray be

orThe Landlor@, Term .]04 (l

62tnid., Term ll5 (3)" p.47.), p. 42

-lls-

responsjble na-v,\e jncluded b,u the landlord jn the rent. 0r the lancilordna'y 'incluce everythìng 'in the reni and present prospectìv-o teil3nts irjtjr a

'package' deal .

In ternls of supports, i t na.v beconre necessary to separate Lhe ì^snt i.orthe detachable units from the rent for the d,¡rel1ìng space. This al lorvs

a tenant to ecujp the drvellinq space accorcl'ing to one's specific neeos. Italso allol+s a tenant to rent the requjred area or volunre of dpeiìing space.

A landlord is oblìgated tc qive a tenant three nonths notice beforejncreasing rent except rr';here there is a Ðrov'isjon for a lonqer notjce.63ln terms of supports tvirere a tenant rlay be abl e to j ncrease or rJecrease

the anlount of dLvellinq space or the quant'it.y and q,ruaììty of detachableun jts durìng the terni of tenanc,v, tlie landlor¡j r,ioulC not Lre .rble to co.llectadditional rent lv'ithout qìvìno three nonths notice. Tire easiest solutionof this problern is to l'rrjte out a nâi¡/ agreenent eacir tjne tirat cluantjtjesand qualjtjes of soace and equjpnlent alter the anloLrnt of rent clue.

A landlorci has the rjght to collect a security deoosjt cls a secur.ityaga'inst arrears of rent and breach of tenant's ot-.1ìgatìon for cleairl jness

and danrage'64 The security deposjt shall not exceed more than one halfof one nonth's rent.65 In deternrìn'ing the cJjsposjtjon of tne securitydeoosjt, there needs to be a djstjnctjon beileen damaqe ancl normal ,¡¡ear

and tear' 66 This nra-y require a preoccunanc.y and oost-occupancy ìnspectionand cond j ti on report as suqgesied j n the stanclard f orm of tenanc-y oçtru.n,.nt. 67

"'Ibjd., Sectjon I

âA"'Standard Forn of

"" l he Land l ord anC

l6 (l), (Z), p. 47.

Tenancy j\qreenlent, Teru: 2.

84 (l), p. 30Tenant Al:t, Sectì ori

66t¡.id., Section 84 (z), p. 30.

6T5tandard Fornr of Tenancy Agreement, Term 6.

-il 5-

I n some cases , pre-occupancy and post-occupanc.y photocraPhs of the dtvel I 'Ì nçt

may be used ì n detern j ng damage f rolr nornral v¡ear and tear . 68

In terns of supports and detachable unìts, an.v increase or decrease in

the area or volume of the dr.relljnq, or any change of quantìty or quaììty

of detachable unjts nray require a Ðroportional change in the arnount of

secrrritv denosjt. Also, the condition report, used for recot'l1incÌ the

condjtjon of tire prentises before and after occupancy, ûiay need to be

redesìgned to niake the distinctjon ¡et:veen supoort anC detachable unjts.

Rentalsman

The purpose of a Renta.ì sman j s to act as a nedi ator or arbi tratorjn

dìsputes betvreen a landlord and a tenant.69 flentalsman's functions are:

" (a ) to advi se I ancll ords anC tenants i n tenanc..y natters "

(b) to recejve conlclajnts ancl medìate d'jsputes l¡ettveen landlordsand tenants.

(c) to dissemjnate jnformatjon for the nurpose of educatjng and

advisìng landlords and tenants concernìng rentaì practìces,ri ghts and remedj es ; and

(d ) To recej ve and j nvesti gate comol aj nts of co¡(uct i n con-ura-ventjon of iegìslat'ion aovernjng ten.rncies"TC

The rentalsman has certajn po'¡rers forinvestjgatìng scec'ific compla'ints

sucn as access ro res'iclential crem'ises and specific docunlents.Tl There

has been some criticism of tne i,lork of the office of the Rentalsman

reqardìng the method of follov,ring conplajnts throuç1h to their proper

72conc luston. ihe majn crit'ic'isms are that i ) jnitial evaluat'ion of the

fitness of dyrelljnqs ìs by telephone ìì) there js a lack of tra'in'inq amonqst

staff jn areas of plurirbìno, heatìnç, ventìlat'ion, strength of materìa'1s,

63Interv'ier,v r.r'ith r"lanaqer of the

69The Landlorcl and ienant Act,

Student Co-op, llj nni peq, Fa'll , .ì973

Sectjon 12A (l ), p. 50.

70t¡id", Section Bb (3), p.30 TlIn¡c", section 85 (4), p. 3.l.

7lli. R. Gorsky, "An Examjnation and Assessnrent of the Amendments to thel4an'itoba Landlord and Tenant Act," i,{anitoba Lavr Journal vol 5, no. 2, 1973,pp" ?82-86"

-117-

e'lectricity, '¡rater quaììtJ¡ etc", -ij j) the tjme for processjncl complajntsjs too ìong to ire effectjve. Gorsky proposes tnat:

"It t'rould seem that the jnterests of landlords ancì tenants l,¡ouldbe best served b.y a syster¡ of adjudicatjon l"rhjch provjded for aspeed-v on site inspectjon so that the trqe state of phvijcal factcan be brouofit home to the adjudjcator.,,73

Despìte these valid criticisnls, i L vrould seem that the Rentalsman functioirs

of advìsin-q and educatinq lancllorcls and tenants about their respective

rights and obl'igatìons has been ¡rell utjlizecl.T4 It js also jnterestjnq

to note the cateqorl'breakciovrn of landlorc and tenant regìstered complaints.

It apnears that the most conplajnts concerned securjtv deposjt cljsnutes

and repa j rs " In ierms of suirports these tyro ca tesories may conti irue tocreate d'isputes unless ilrere is clear dcfinit-ion of the riqhts and

oblìgatjoirs of landlords ancl tenants regardìng supports and detachable un-its

Landlorcj's Rules and Requlatjons

A landlord has the right to acrd acrd'itionar rures and reç1uratìons to the

tenancy agreenrent and to mod ì fy thenr b;z ,,ray of noti ce to the tenant " I tìs a tenant's responsjbjlity to observe and conn.jy rv'ith the rules and

11

requlations.'' A landlord's rìght to add terms to the tenancy agreenren-b

is limjted to ternls v;hjch are pernittecl by and contajned jn the standard

fortn of tenanc.y aqreenlent, and terms,¡lnich do not contravsne lhe provisìons

of the Landlord and Tenant Act. Any other terni js r¡ojd ancl has no effect.77fenanc¡z agreenents nlay then be drafted for specìf jc hoLrs'ing situatjons. It

'"Ib'id., P. 285.

74See aopencJìx B,Consumer's Bureau7R'"See aopendìx B,Consurner's ßureau

T65tandard Forn of77'rhe Land I ord and

Table C of the Report offor the Year 1972.

Tabl e Ci of the Report offor the Year 1972.

fenancy Agreenent, Ternr

the iìenta I sman and Di rector

75

of

the Rental sntan

13.

(2), p" 43"

of

Tenant AcL, Sectìon llS

and tile Director

lto- | ¡'J-

i s apparent that terms nra.r/ be added to the stan<lard f orm, but that

ne j ther l-andl ord nor tenant ma,v contract oui of an-v term prescrì bed by

the standard form. Specjfìc tenancy agreenents ma,y i¡ecome more defìnjtjve

and restrictive but not less definitive and l'iberal than the standard fornr.

Therefore, tire type of personal j zat'ion of d',.rel I ì nç1 space i n the act of

dr,¡ellìnq rJepends upon the restrictions of specific tenancy aqreenents"

Colìege llousinq Co-operatjve Ljnrìted res'idential tenanc¡,2 agreernent ìs

an exanrole of a specìfjc tenancy aqreerrìent a lancllord and a tenant. As was

mentioned earlìer, a tenant 'is a nember of the Co-op. In thjs sense, as

tenant is also part Landlord. Self-qovernnlen-r- r,ia ejected representatjves

(Board of Directors) allovrs tenants the richt of say in determinìng Co-op

general by-la,,rs and rules wh'ich qovern the use and occupancy of the Co-op

housinq. 0ver tine the Board of Directors nay nodìfy the soecìfìc by-laws

and rules to acconmodate changlìncr I ife-st_vìes, to direct property nranaqe-

ment or to respond to changìng use of the phys'icaì environnent. If ihe

co-operatìve body as a r^lhole r,lere to ìnplemeirt the concept of supoorts

and detachable uniis, then some of ihe snecific terms and rules jn the

tenancy agreenrent ma.v need to be nrodifjed to accommodate different types

of pers ona I i za t'i on .

0ne of the Co-oo's addit'ional rules is thai tenants nust promise to

nraìntajn menrbersh'ip ìn good standjnq clurinq the term of tu,',un.¡r.78 ln

order to be a neml¡er i n qood standi nq, tenants nus'l:

"conrply vrjth and conforn to al I the by-larvs, Ruìes and P.equ'iat'ionstlrat the Co-oo naj/ nrake for the protection of the buì1dìng or theqeneral welfare and conrfoq! of the occupants tliere of or thegovernn'rent of the Co-op. " u v

78^ -'"Co'lìeç¡e llous'inq Co-operative Ltd. Res'ìdential Tenancy Agreement, term .l3.

7qlDtO"

-l l e-

In order to protect the buildinq, the cc_op has added clauses to thestandard term "Care by Tenant". Tle aclditional clauses are rernerì en3th.y, and one doubts tnat nan.,v tenants everl read ilrem, but ihe,v arerather signifjqant as re5rards restricting certa'in tynes of personalizatjon.An extract reads as fol I or,rs :

"The tenant r,,ri r r not nake an;, cirances 0r ar terations to bhe Dremises,'or erect rarti tions , nor päÐer,

'or crecorate^wail s or rvoo'..ir,,lorkiv'ithout the consent ìn,v.iiinn ór i¡e ðã-op.".uIn addjtjon to restrjctjnq an.v chanqe or alteration to tlre nrenìses, theabove terr¡l soec.ifjcall-v restricts repartjtjonjn? (type 4) and refjnÌshìngd'vellinq space (t1'ne 3)" The requirement lor consent in,rrritinr from theco-op is consistent r'litil the stanclarcl forrrr of tenanc.y agreenient rvnich

States tllat:

.'no prornìse for alierations, reclecorations or renrode'll ìnq l,;.i il beb jnd jnq unress notecr on rne attacherj coÀçiicion f,";;;i'ui"rr. ,in,.of insoectjon bv ltoth part.ies cresent. iBi'

ln terms of sunDorts, certaìn bypes of Dersonal izatìoi-r nray be .inlrerently

possi:le dLie to the clesir;n oí the suoport structure anc detachai¡'le units.If a dr,reì ì'ing is rel_.art"itiona¡le (trvpe 4) , titen requìr.ing conseni jnt'vrjtjno uefcre changing the la.yout of partitjons js as redi;nclant as

obtajninrl consent to rearranqe lancll0rcl,s furnjshjnos in a furnjsnedd'¡re'll inq (type I ). iJolvever, certain actions such as internal exoansion(t;"pe 6) rra.y reîu jre assistance fron the lanrJlorcl, anrJ pronrìses nay be

requ'ired. ïlrerefore a condi ti on renort forn,eecrs to be cie-s i qnec thatdis'uingLtìshes l-'ett"reen supports cietachaL.:l,o Llnit.s anci those fixtures thatmay be either, accordinq to a sl_recìf.ic cesiqn. If a ceria.in fixture

8ctoid., rerrn 9.

SlStandard Forn of fenanc)/ Agreenent, Term 5

-120-

coiles under the control of a tenant or a landlord, then it can be noted

as such. lf a certain action requires assistance forn the landlorcl,

then such prom'ises can be noted adjacenL to the fixture irhjch is the

object of a t,ype of personal'izat'ion.

ilun i c'i pa I B.-v- I arvs

0ne of the a'ims of the 0ntario Lar.r Reform Conrm'iss'ion t,¡as to "ensLlre

real.istically the rignts of tenants to ¡rrenìses in a crooC state of

repa.ir and fit for habitatjon jn accordance r.r'itil current stanc¡ircis " "82

The Landlord and Tenant Act for lian'itoba recoqnizes this ¡oirt ano nraKes

it the Landlor,-l's rcsDcnsibjljt¡,for coi¡pi.yìnc vritir healtir .rncl safet¡l

standards, includjno an;r housinc siairciards requirecl b¡,r lar,i vlilen na jnta jn-

incr the rentecl rrenises in a qood state of rcpair and fit for habitatjon.B3

Tire standard fornr of tenancy eqreeìrent eciroes ihì s poi nt but nakes al I

parties to an agreellent observe such requr'renents as are and na¡r þs

enacteC by larv in respect to healtir, sanjtation, fire, housing and safety,R4s¿andar0s..,'

It would seem that ihe maìn purpose of nrunìcipaì by-larvs is io define

the ternr "fit for habitatjon' into a set of quant'itatjve and qualitative

performance criterja tiraL allovis tlre tenant to make tre dwell jnq more fjtthrouç1lr the act of d"rel'ljnq. îhis is not alr,rays the case. The l,Jinnineq

Bujldinq By-laLv iJo. 740/74 specifies nrìnjnum sianclards v,,hjch in most

cases appear to assurìre e fjnished drvellìng product, rather thar ìn a housìng

process lvhi ch j ncl itdes tenant partì ci pat j on. Some speci f ì c sec't'ions of

By-ìavr ilo. 740/74 are discussed in terns of the above probìenl area.

e),o¿Larlont, lqsidentjal Tenancies, pp. 1-?.

B3l¡e_L¡¡-dlgfq_94_Lq9¡i1ç!, Section e3 (l), p. 36.

B45tanclarrl Fornr of Tenancy Açlreenre nt, Tern 7.

-121 -

Secti on 9. 4. l_oads

Table 9'4.2A tjtled Unjform Design Loads for Floors cìoes not call foruniform desìgn loads throughout a divelììng. For exarnpìe, the tabledistingu'ishes bet¡ieen beciroonl lcads of 3c psf . ancl al I other room loads

of 40 psf' In terms of supports, there should be a unjform design load

for all floor areas that qjves the poss'ibjl jtr'es for a c|vel1ìng. Tire

desjqn load sllou'ld be able to support the nraxinrum assuned ìoad anyvrhere

tvithjn that floor area. This allows tenants to repartition dr{elljnqspace and to assi qn a dl'iel I inq f unction sucir as redrcom to any part of thefl oor area.

Section 9.5. Roonr and Space Djnlensions

The method of measurement of areas, cjnensicns anrl heìqhts of rooms isbetlveen fjnished surfa..r.85 Assunrjncl that supoorts have no roons as

such, then the areas, dimens jons ancl heÌghts of sectorrS6 'u.o.orlcl oe betlveen

finished structural rval ls or floors.

The nlinjmunl djnlensjons of conrbined spacerST ru.y be a n¡ethorl of deter-mìnìng the dimensions and areas of sectors. Theoretical'r.y, a sectorshould provìde for a numi.rer of conbinations of different room functions.These are called basjc and sub r¡ariants.BS itinjmunr floor areas an0

dimensions of a sector t",roulc include the nossibilit-v of closets or built-in bedroom callinets. txclucjnq these ur.ur89"u.v confuse the requii enents.

851,J'innìneg Bujlcljnq B.¡-ìalv iJc. 740/74, Artjcle g.5.1..l.865rpru, p. 33. 87l,Jinn.ipeg Buììdìn-q By-la,,r ilo. 74C/14, Artjcle 9 .5.j.2.BBSup.u , p. 33.

B9l'linnìoe-c Buirdinq B¡r-raur r,ro. 740/74, Articre 9.5.r.3.

-122-

The ru'le governìng the def inì tion of roons 'in conb'inaticn, nameìy, that

"the divìding lvaì1 occupies less than ii0ij of the separatìng plane,"90 *uy

stil I appl,v in supports. Thjs rule may aìso aopl.¡r to the def jnit'ion of

sectors in conlbination.

Under article 9.5.1 .5. , a tenant rvould be abl e to .ieternìne h js ovJn

roonr and space dinlensions. l-le l,rould be able to sho'¡r the authorjty havìng

iunisd'ict'ion that the positjon and d'ilrensjons of material and space'is

suf f i'cient for their jntencìed use ¡_V the fact that tne tenant(s ) js

dlvellìng tv'ithin. In other words, the tenant nav nake hjs Cure'lìÌng more

fi t for habi tati on.

Table 9.5.2.4. tjt'led P.oonr lleigirts specjfjes different nljn'inlur,r ceìl'ing

heights for clifferent rooas within a d¡lell ing" For exanrple a bathroom or

hal I nust have seven foot ninìmunt heìgitts rvhereas a l'ivinq room, dìn'ing

room, kjtchen or bedroonr must have seven and one half foot njnjmum hejqht"

Agaìn, if the tenant is al lol'red to locate ihese functjons an¡,where rvjth'ìn

hjs dvrelììng space, then a constant hejght ìs requjred betr,¡een the floor

and ceiljnq of support structurc. This does not mean that a tenant may

not alter the cejljng ireÌght ìn various rooms by utìlizìnç1 a false

cejljng, or b_v'instaììing utjlitj, nodules. It does gìve the tenant more

flexibì1ìty.

Articles 9.5.3..l. throuqh 9.5.8.1" spec.ify mìnimun areas and d'imens'ions

of rooms t'tithin drvelljnq unjts. For exam.o1e, liv'ino areas separate ori¡combiiratjon v;'ith other rooûrs shal I have at least 145 square feet and a

minjnrum dirirensjon of 9 feet l0 jnches.9l At least one bedroon:'in ever,v

dt'rellìng unìt shall have at least 75 square feet and a min'inlun djmension

of B ft l0 jnches.92 Tllese requirenents âssuìne that cjr,¡elljnq un-its r,rjll

?l t¡id. , .\rticre g.5.3. r92iL,icl., .trticre g.s"6.r

1a1-ILJ-

be permanent'ìy partitioned. If a tenant rvere allovred io participate by

repartìtjoning the dvrelling space accorc{jng to his needs, then these

requirements vr,ould becone suggested minimum areas. A tenant could

reduce the nrinimum area o'f, a bedroon to produce a larger 1ìvìnç1 area or

vice versa in order to nrake the dwelling more fit for his life style"An arch'itect rray uti I jze these suggested nlininruni areas and d.imensions

to'illustrate io authorjtjes and other professjonals involved jn the

housing process' that a certain design for a support structure coes

provìde the possìbil'ities for dlvellings lvith many different layouts. To

use SAR term'inology, the suggested climensions ancl areas of roonrs would aìd

archjtects in deternl.ínìng tile climensjons of sectors. The utjlity value ofthe support could then l¡e cietermìned by studying all of the basic anct sub

varjants possi bl e.93

!Jhat needs to be detertilinec js the min jmum area per Derson for a dvre'l ljnqunit" Thus, a two person dlvellìng space tvould have an overall area require-ment rather than a sum of a nunrber of required room areas. Again the over*

al'l area ) niay be deternti ned by the sunr of the suqgested nr j n jmum roon areas,

but tenants siroulci not be hold to these ninimuni room areas or cjinlensions.

Secti on 9. 6 " Doors

The doors requìred by artjcle

njnjmum suggestecj number for a

doors become detachabl e uni Ls.

may put the doors jn a corner

separat'ions need to be tre ated

eas i 1y detached .

Door s'izes woul d need to be

9 "6 "2 "1 . coul d aqaì n be 'interpreted as a

dwel I ìng unìt. In terms of supports, the

A ienant may urant rooils wj th cjoors, or he

and leave spaces open. Doors acting as fjreas special cases and there nay not be

)UDF.a n, q, y 33.

analyzed in relation to other cietachable

-124-

units in the cjvrellìng such as partìtìon or storaqe s,\¡stems. Table

9"6.3"1. calls for three standard min'imunr vridtirs and trvo standard

m'ininrum heìghts.

Sect j on 9.7 . !^Jj ndor,rs

Table 9.7.2.^. titled i,lìnìmum Glass .A,reas for llooms of Residential

Occupancy sets a requìrement of a uijndor.r area equal to 10% of the area

served for I ivìng r0orrs, d jn jnc roonrs, bedroons cì[d other fjnished rooms

not mentioned, rvith or"¡rjthout electrjc lightìnq. For exanole, if a

liv'inq room js the sugraested nlinìmum area of 145 sq. ft. then the lrjndow

area wh'ich serves i -u t:rust be at I east .l4. 5 scr. ft. If a bedroom i s the

mjninrum sugqested area of 75 so. ft. then the L,rindor'r area rvh'ich serves it

must be at least 7.5 sa. ft. In i¡rpj6¿1 rental housing, dwelljnqs have

nêrmânent. nartit.jons ivjth wiildow areas iilat corresoond to the roolll areas

served" An.y attenpt at repartit'ionìng the Crvelling has to contend rr,ith

luindovis desìgned to serve one functjonal layout. The alternatjves are

e j ther to al I o¡r f or i ntercirangeabl e facade el enrents vrirere wì ndows can be

relocated according to 'internal 1a¡26x1, or to have constant wjndovl areas

throughout the facade that can serve anv function. The former tends to

be more exDress'ive of tire tenants needs, and aspirations'"-llrereas, the' " "..7

I atter p¿-r1 tend to be more exFîress j ve of the arch j iect' s acstheti c.

-125-

Conclusions

The intent of reforrr legìs'latjon that createi part lV of the Landlorcl

and Tenant Act and the standard forni of tenanclr agreement is to regaina balance betrveen landlord ancl tenant and to ensure the r.ights oftenants to cr"relììngs in a qood state of repair anci fit for habitationaccording to municìpaì b.y-ìaws. Tenants bargajnjng povrer ìs improvedand their f reedom to contract .is more real ist.ic.Reform leqjslatjon seems to enhance the act of drvelljnq. For exanple,covenants are norv interdependent ancr a tenant can sue a randrord forspecìfic nerformaìtce of an oblìgatjon.

The r:raxjlium nunlber of occuÐants per dr¡elljng shoLild be equated r,vjththe floor erea or vo'rune of the cr.vellinq rather than r^rith the numirer

of rooms.

aL.

4.

3.

5.

7"

6"

Equat'ino number of persons to floor area or

possìbjl jties of sub.lettjnq a part of a dv¡el

tenant or accomnodatjnq boarders or lodqers

vol unle ma.y open urp the

ììng to another sub-

ivithjn a repartjtjonabledwellinq (t"vpe 4).

Tenant's riqht to prìvacy na-y enhance the act of dwel ììng. Landrord,srìght of entry may enhance the act of d¡relljnq jf thjs rjqht is used

in a constructive educational r,ra;r. Landrorcr,s rjqht of entry nra¡z

lirnit the act of cv,reilinq if usecr -in a supervi-sor.y ancr criticar r,ray.

The covenant for quìet enjo-yment ìs recognìzed b3r the clefjnjtjo¡i of a

support structure" Thc act of crrveuìng should not physicaily interferer,vi th the qui et enjovment of ne j ghbori nq drveì I j nqs.

lluisance or disturbance to neiqhboring tenants ma,y r,e caused by theact of dr^rellinq. Thìs nra.v,lepend upon the t;zpe of Dersonarizat.ional'lol,¡ed, the time of Cay r,rhen allor^¡ed, and the des.iqn and constructìon

-126-

of the sunport structure.

8. It'is proposed tìrat each recoqnìzable sector r^r'ithjn a supp0rt structure

l¡e numbered so that a prenìses rr¡a.y be more easìly defìned'in the

agreement as beinq conrposed of ceriain sectors.

9. A supoort structure is real property and ìs inmovable.

lD. A detachable unit js a 0ersonal chatte'l (eìther the landlord's or

tenant's propert_v) and ìs nrovable. It beconres a fjxture'¡ihen ph)rsìca1ly

fjxed to the real property. Tenant's f ixtures can i;e severed frorn

real property provjded no damage js car-rsed. LanClor,j's fìxiures

can bc rnovable blr the tenant or ìnnrovable by the lenant (but novable

b_y the landlord). Certain landlord's fìxtures that are fl0\'rr cofisiderecì

inmovable by a tenant such as oartìtjons, nluinb'ìnq fixtures ma¡r become

nrovable.

ll. lt js prop0sed that an jrrventory of lancllord's fixtures or deiachable

un jts be suppl ied witn each dr^re-ll inq space. Thjs inventory may def ine

those fixtures r^rhìch aì^e easilv novable brl tlre tenant, and those

wh jch requ'ire ass.istance fronr the 'landlord or third partìes. Any

damage to the real propert.y or the support structure by the tenant

vrhen movjng ìanClord's fjxtures vlould be the tenant's responsibìì it;r.

1?. Third partv agencjes rent'inq (or rentjng-to-oirn) Cetachahrle units

have access to dr¡¡ellìn.cs. Thus a varìety of clvrellìn5;s âre poss'ible.

lf Lhe aqenci,o5rciìâtii:ls (detachable un'its) are fìxed to the real

property (suppori structirre) then they become the possession of the

I andl ord upon pa.y'ìnc the amount ovi j ng on them.

There needs to be a clear definìtion of the serv'ices and amenìt'ìes

that are included in the rent and the resronsibjììty of a landlord.

Presently, onìy those services not'included ìn the rent ancl the

13.

-1?7 -

responsibilit-v of a tenant are required to be lisied.14' It is proposed that the stan,lard condjtìon report form be redesìgned

to nlake r¡ore of a djstìnctjon betr^leen r.;hat ìs suoport and r^¡hat js

detachai:le units. Thìs ma.y be tiecr in rvith a proposed ìnvenrory

of landlord's fjxtures mentjoned earljer. For exampìe, the form may

d'ist jnguish between f jxtures rvh jch are r¡ovable or jmmovab,l e. ,Also,

types of personaljzatìon jnherent vrjth the supoorts ancl detachable

unjts could be naired on the form so that they coulcl be agreed to atcomrnencement of tenancy.

15. Supports üâr ç6¡¡-ìn nany uses Þrovided that neighborìng uses are

conpatjble" They should not physicaily interfere ¡¡ith one another,squìet enjo.vnent of the nremises or cause a nu'isance or disturbance toone another.

The type of tenancy maj/ be considered

term of tenancy rnay ìnfluence the type

by a tenant.

17 ' Tenants nray be able to increase or decrease thejr rent according to the

amount of snace and eçuipnrent the¡,need. An.y clrancle jn rent dur-ing

a term of tenanc,y may requjì ê d flevi agreement. Any change jn rentnay also reaujre a change jn the security depos.it.

lB. The offjce of the P.enta'lsman ma¡r ¡01 be fulfilling ìts func.Lion ofthoroughly jnvestjçratìnç1 compìajnts concern.inq f.itness and repair ofdvrr:lling. Iìentalsnan appears to be fulfjl-ljnq its funct.ion as an

advisor and educator on the respective rjqhts anci obljqatjons oflandlord and tenant.

l9' Landlords rules anc rerlulations adcl terms to a tenancy aqreement

that l'in'it specìfic t-vpes of personaljzation such as repartjtionjnq

l6 a forn of persona I 'izati on. The

of personal i zatjon attempted

-l2B-

or refinish'ing dr,ieìììng space.

?0" l4un jc'inal b-v-ìarnrs I imit specìf ìc tynes of personal'ization such as

repartiijoninq dr,re'ilinq space or interchanqing facade conrponents,

The by-lar,,;s trans'late the reeu'ìrenents for a dr¡re'llina fìt for habìtat'ion

ìnto quantìtatjve nrinir¡ums that result in conformit;r of fjxecl drvelììng

pr0oucrs.

CHAPTER IV

THE ACT 0F D!,ltLLII,lG: pR0pEp.Ty iyANAGt[,itNT

The need for property managenient of rental hoLrsing can be traced to atleast tirree recent develor¡nents in Ncrth America. Fìrstìy, r;rban.ization,

or the migrat'ion cf populations fron rural to urban environments dernanded

neW shelter. Seccndìy, technoìog'icaì acìvancements jn the bujlcljnc industrysatisfiecl this cienland fcr shclter by nakìng possìl;ìe very'large repetitivestructures whjch cculc house hirndrcds of tenants. Th.irdì¡r, in inost cases,

the oivners of ihese ìarge, repetìtive structures l^lere 'ìnvjsible' orabsentee, for exanpìe jnsurance conpônies or entrepreneurs. Rather than

deal directìy rvith the corrpìex'ity o1' leEal, socjal and econom.ic relatjon-sh'ips r'rith the hundreds of new urban tenants and enployees to servjce and

maintain the mass hous'ing, landlords empìoyed property manag.rr" I

The individual urban dvreller occupying a space jn a large resjdentialstructure may be considered as a statistìc or a part of the market by the

property manager. He, like everyone e'lse, has h'is olvn l'ife styìe wjth jtsourn needs and I inljtations, and yet he occup,ies a space wh jch jn most casesjs almost jdentjcal to his neighbors jn the same structure. In order tosìmp'l'ify the property manager's task, .it seems necessary that every tenant

be treated as havjng exactìy the same requirements. Rather than communjcat-

inq wjth a landlord on a one to one basjs, a tenant may never even meet the

real landlord, let alone the property manager. In sone cases, a tenant mav

l'l'lelson L- North and Alfred A. Ring, Real Estate:.princìplelqnd_!rgs!ls:,5thed.(Engìev,¡oodCliffs: prentìce-tfá1 .

-129-

-l 30-

consjder the janìtor to be a hard r,vorkinq landlord.

Habraken feels that nrass housjng ivas never intenCeci to house cne

ent j re commun j ty, but that lnass housì ng 'rras an energenc.y measure for

shelterjng a large nunber of people jn a short period of tjme.

"0ur proi:'lem began rr,hen th j s emerqency measure from the turnof the century qrel jnto hous.incl for the ent jre commun j tyand thus became the norm."Z

0n the one hand lve have the prooert-v nranager '¡lho i s attempti ng "to secure

the hjghest net jncome fronr the property durjnq the remainjnq useful ljfeof the property. "3 0n the other hanrl, yre have a number of tenants rn¡ho are

seeking sheiter that is fi t for irabitatjon. Provjcied that aqreements

ancl buììding by-lar^rs clo not interpret'fjt fo" habitatinn'u, a fjnìshed

dr"rellìng product, then the proL''ìem js: irovr can ì^1e rejntrocluce the natural

relat'ionsh jo into rental hous'ing vrher-o the act of dr¡lel I jnq .is personal jzatjon

of dwelììng space anc r,rhere tl,.e rental housing process js manageable?

The purpose of th'is chaoteris to Cefjne nanaqement tasks and propose

management policy ootìons for real property (supports) ancj landlord,s or

tenant's fixiures (detaci¡able units) that relate to the act of drvell'ing.

The act of dlrellìng ìs defjned as varjous types of personalizatjon of

dwelling space. l4anagenent tasks ancì pof ic-1, optìons wilì relate to seven

types of personaljzatjon of dr,vellìnq space that have been djscussed

prevìousìy. The objectjve js to evaluate each type of personaljzat.ion from

the po'int of vjew of advantages and djsadvantarles to landlord and tenant.

it may then be possìble to assunre l;hat t;zpes of personal'izat'ion are sujtable

for a part'icular hous jnq s'ituat'ion, and the best manaeernent poi ìcy to fol low.

2,,,-Habraken, Supports ,

3Howard L. gliss anclCl iffs: Prent'ice-Hal I

p. 24.

Charles iJ. Sill, Real Estate l4atqggs_n! (EnglervoodInc., 1953) p. 7.

-

-t 3t -

Thìs chapter drar^rs its information and ideas from several sources. The

sources are: (l ) textbooks on propert.y mana.qement, (e) a management proposaì

for a publ ic hous'ing project jn tngìand cal led pssHAK4, (3) jnterv jer^rs

t'r'ith propert.y managers anC, (4) various discussions yrith advjsors, class-mates and col ì eagues.

Property management deals ivjth the directjon, control and operatìon ofreal propert.y which js leased or rented by a landlord to a tenant.5 Inth'is definition" rear property may be equated rvith 'supports,. The main

objectjves of a propertv manaqer ar-ô: " (l ) to r¡a'inta jn the jnvestment

(ìncome) in tne property, (Z) to majntajn the ph;usicaJ aspects of thepropert.v at a poìnt of optimum eff jc jenc.v and econorny.,,6

The functions of a property manager have been categorìzed by variousauthors. For examÞì e, Ratcl i ff l'ists them as fol I olvs :

"'l. l4erchandisìng space to secure a maximum Eross income.2" Reducing operating and maintenance costs to produce-tnemaxinlum net income.

3. Reducìng the fjnancìng burden.4. Adapting the propert,v to environmental and market changesthrouqh changes ir managemqn!_poìicy, through investingadditionar capitar in renodellino n.,óáernizalion, oradditj?lr,,tor the nurpose of either increasino or reduc-ing

exPenses. " /

Bljss and Sill cateqorjze mânasenrent functjons in a sjmilar manner: (l )

merchandis'ing property, (2) operations and maintenance, (3) remodeiì.ing,

modernjzation and rehabjljtatjon, (4) record keepìnQ and rent collection.B

û.'Supra, p.

6l'lorth and

TRichard u.

Company, Inc. ,

B^. .önss anc

56. stbi¿., p. l.Rìng, lìeal Estate: prjncjples and practjces, p. ZB.

Ratcliff' Real Estate Analysis (i{erv york: i,lcûraur - Hill Bcokle6l ) pp. 7TT:zTI.

-

Si I I , Real Estate lianager¡ent, p. g.

-132-

Project PSSHAK (Primary Support Structure ancl Housing Assembìy Kit)9 at

Stamford l-l'il I , lJackne.y, proposes a management process rvhich app'lies maìn1y

to the assemb'l.y kì t (detachabl e uni ts ). The manaqement process consi sts

of:

(l) Educatjng tenants about the adaptable housìng scheme v¡'ith films,

models, I jfe sjze nlock-ups ônd nlans that shor,r good alternat'ive

ì ayouts .

(2) |rqanì zì ng an exclrange facì l i ty for ihe assembìy ki t (detachabl e unj ts ) "

(3) Charginçl a rent for a) tne value of tì,'e assembìy kjt'installed; b) an

addjt'ìonal charge for delìvery anC pìck-uo of components; and c) a

charge for repair or repìacenent of damaged components'

The propert¡r managenrent functjons for real prooerty (supports) and the

mânâoeaênt nrocess for landlord's fjxiures (Cetachable unìis) are cor¡bined

together in the folIorving Iist:(l) 14erchandisìng supoort space anci detacilable unjts.

(2) 0perat'ions and maintenance jncluding a) orç;anìzìng an exchange

facility for detachable unjts, and b) educatjnct tenants about the

adaptabì e housj ng scheme.

(3 ) Record keep'ing and rent col I ect j on .

(4 ) Reduc j nq the f i nanci irq burden.

(5) Adapting the oroperty to envjronmental and market cltanges

through citanges i n nanactenrent po'l ì cy, remodel l j nq, moderni zat j on or

add'i ti on s .

The nraìn concern of thìs chapter is point (5) adaptjon of real prooerty

',"iabil liamd'i ancl ilicholas l,Jilkìnson, "Project PSSHAK .l97.l", a report

sut¡m'itted to the GLC, London" 1971, p. 4"

ì aa

(supports) througn the posìtjonjncl of flre lancllord,s fjxtures (detachabìe

unjts). It js bel'ieved tnat supports and detac:rable unìts riay prove

to be advantaç1eous to property managers r^rho may need to adapt the physì caìenvjrontnent jn response to envjronmental, socjal or technologìcal change.

supports and detachable units recognjze the need for cJrveller partjc.ipat.ion

in the housinq process. By allor,vjnq tenants to adapt thejr drvell.ings

according to their neeris, it is believed that tenants will becone more

responsible for their envjronment. Action means jdentjty rvith the envjror-nlent anJ this creates a sense of responsjbjl jty. The problem as stated js

hor^l to nlake tite act of d,¡,ellìnq nranageal-.rle jn ternrs of rental housjns.

lqiiqy_le]r!:The seven types of ¡ersonal jzatjon (or conmunal ìzat'ion) categorìzecì jn theIntroducti on requj re specj fi c nanagement pol j ci es. Ihe fol I o¡rj ng dì scusses

severai poì'ic.y ootions for eacir type of action ancl then assumes a por icywiljch appears to achieve a proDer bal ance ¡etlçeen the act of dr^rel I ìng and

property nianaqenlent. l^ljth these poljcjes in mincl, prorrertv management

functions for supports an¿l cjetachahle unjts are developed jn more detajl.Type ì: Furnjsned d,¡relljnq (se_^ fìg. 0,1, p. l)!'Jhen a tenant rents a furnishec crlveilinc from a ran,rord, a tenant may

personal jze h js clu/el I inq scace b.y adcìjnq persOnal belonq jnqs or by

rearrangìn-c the furnishjnqs (orovidecl the..v are not buiìt-in). A landlordmay alter the quantity and quarìty of each type of furnìshìng accorcr.ing

to nlarket denanCs, or as they need repa'ir or reolacenent. If a tenantwere allov¿ed to choose the quantit.v and quality of eacn type of furnishinq,then the fo l l ol';i ng po ì 'ì cy optì ons \,rou r d need cons i derati on ;

(a) f'4aintajn a fixed quant.it.v and qualìty of each t.ype of furnìsh.ingthrouqhout al I dr,rel I i'ng snacs

-l 34-

/r \(b) No fìxed quantjt.v or oualìty cf each -uype of furn'ishjnq ìn d:,rellìng

s paces .

(c) A maximunr - mjnimum range of qualìty ¿¡¿ quantity of each type of

furni shì ng 'in d'¡vel ì i ng spaces .

Polìcy (a) js no djfferent titan the policy tnat most prooerty nanagers

choose present'lv for tneir furnjshed dlvelljnqs. Tenants must accept the

furnjsh'ings that are included lvjth the du;ell'ino space. pol'ic:y (b) 'is jn

complete contradictjon r¡jth present property ìranaqeilent ool ìc¡2. Essentìaì ìy'it means that tenants are able to have all furnishjnqs removed, or compietely

repìaced w'ith a different quaììty or even donblc the numher of furnìshìngs

i n a dwel I i nq space. The I jmj tj nç1 factors are exchancle charges and

additjonal rental cltar-qe. A landlord neeCs tc siock or have access to a

v¡ide variety of furn'ishinqs; furn'ishings jn stock are unproductive. Polìcy

(c) strikes a compromjse between po1ìcjes (a) and (b). A tenant js able

to change the quantìty and quaìity of each ty;re of furnìshìngr to a certa.in

limit. A landlord js assured of a mjnimuni productive value of hjs furnjsh-

ìnsg and he r,,¿ould need to stock only enoucilr unìts of each t¡rpe to meet

estimated maxinum demanC.

Tvoe 2: Unfurnished drr,ell'inç1s (see fìg. C.2, p. B)

Unfurni sited dr,,rel I i ngs have var j ous qual'itj es and quantì t j es of feature

jtems that are included jn the rent. For exanrple, the student Co-op offers

carpet ìn ììvìng rooms, becroons and hallrvays...stove ancj frjdqe (.l3.3 cubjc

feet)...larcle "French .l,,/ìndorv" jn livìng room...drales...\^/alk-in storage

room...vinyì asbestos tile jn bath, kjtchen ancl clin'ing a"sas. "l0 ilost

unfurnished dr¡,rellinqs include a frìdge, stove and some rl',veliìngs ma,v have

lô' "College Housjnq Co-operatìve Lìnjted advert.isement brocilure

-l 35-

colored appl lances jnclucl'ing a dìshr,vasher. If carpetjirq or drapes are not

includetl, then jt js ììke'l¡r that a tenant rnust suopìy thenr.

It seems that propertv llanagers nay have several po1ìcy optìons regarding

the quality and cluantity of feature jtems jncluded in an unfurnished

dweì ì i ng.

(a) cffer rvhat is consicered 'stanclard equìpment, or ¡rhat rnanaqers consjder

prosOect'ive tenants need, such as a f rìdqe and stove, a tub rv.ith

shovrer head, rv.c. and basjn, drapes an,C carpetìno.

(b) Offer drvellinq space t'riih only tlie 'bare essent'ials' sucil as plumb'ing

fixtures. A tenant js then responsible for rentìnq or suppìying hìs

otvn frjdge, stove, carpetinq, drapes, etc.

(c) 0ffer "optìona1 equìpnrent" for exan.nle, a choice of several qualjtjes

of appl iances. An air cotld jtjoner, d jshLvasher or extra r,rashroom may

be i ncl uded.

Property managers tend to use feature jtens as a means of attractingprospectìve tenants. flotvever, each feature iter,l adds to the rent" ,,l1though

some tenants ma-v f ìnd a 'package deal ' attractjve r^rhere al I the conveniences

are jncluded jn one rent, student housjng needs to offer tenants basjc

accommodation at the lov¡est possible rent. 0ptjonal eouìpment could be

offered and those'¡rho choose adCitional features r,vould then pay an additional

renta I rate.

Type 3: Refinishable drvelljnq (see fjq. 0.3, p"g)

A refjnishable dr.velljnq js ¡rlrere the mater.ial color 0r texture of walìs,

floor or cejfinç1s maj/ be altered" A fjnish may be chanqed for functional

reasons or for aesthetjc reasons. l, functional reason for jnstal I ìng vinyìasbestos tjle jn y;et areas nray be for ease of cleanjng. An aesthetjc

reason for instal l'inq certa jn drapeS or carpeti'ng maj/ be to enhance persona.l

ienancy.

(b) a cir.rel ìing tl'rat js ref jn jshable at a

utjljzinq a gìven ranrJLr of lanjlor,l,

need to be a condi,ion to relurn the

-l 35_

furnì shi ngs.

There are several poììcy optìons that a properry nlanager can cons'ider

regardìng a refinjshable dr'¡ell jng;

(a) a dr¡rel'lìng that is refinìshable at a tenant's convenience ano expense

and accordìng to a tenant's needs and tastes. There may be a condjt.ion

that the Civell.inq be returned to a neutral decor upon termjnatjon of

tenant's collvenience ¡.rut

s naterial s. T;lere ,voul d not

dr,rellìng to a neutraì decor upon

tenlinaLion of tenancv.

(c) a dwel I jnc that js rer jn jshable at ti:e nanagers convenìence (Lrsuai'ly

betvreen tenancìes) and expens€r (L;sualì¡, ennìo.yino tracìesnen). Tht:

Cecor" rrlaJ, Ì_-'e accol^djrr¡t to ivl,.rt ti;: ìlane(ler consir_ler,; narketable, or

accordÌnr; to tire specif ic iasLes of presnective tenants.

Po'lìcy (a) ''"equìres at least tt,vc reCecoratjons per tenanc¡l jf a tenant

decides to vary from the neutral cecor. Policy (b) requjres at least I

redecoi^ation per" tenanc-v 'if a tenant clec j,les to alter tr,"e dec0r chosen by

the previoLts lenant. 0tltertvjse, no refjnishjng'is irecessar,/. poìicy (c)

ma.y requ'ire a redecoration for each nel,,r tenant jf the manaqer is aitemptìnq

to attract prospectìve tenants, or jf tenanis specìf.v their oÌ/rn tastcs.

Itl -"erms of a sLrpport striicttti e licLisirìg sLrdrltì.ç, pol i¡r., (a) r'ray be nreferrecl

by studenLs vl;lc rljsh lo 'lo tneir oì1rn thing'. Pr0perty nanaqers nrav prefer

poììcy (c) where all of the refinishìng ìs by the nianaqenent in order tocreate a 'narketable' ci¡tellìno space. A comoronìse seens to J-;e pol jcy (b)

v¡here a landlord supplìes materials and perhaps expert advjce and a tenant

chooses the decor and provjdes most of the skjlls and labor.

-137-

It js also possible to concejve of a supnort structure r^rhere various

sectors beç¡ìn to provoke or suggest certain functjons b.y the narure ofthe fjnjshes' For exanlple, a space ¡¡jth tjles on tne floor ancl l,ra1ìs may

suggest lvet functjons such as batnroolls, laundry rooas or kjtchens. A

space tvith carpetinq and olastered lvalls may suggest a specìf-ic livingsDace for a dininq room or bedroonl. A space rvith harcl,¡,ioocl floors and

dr.ywall walls ma,y be consjCered a qeneral nlultìpurpose space to be equipedwìth any furnjshìngs or fjnjshes desired.

Type 4: P.epartjt.ionable dvrelììno space (see fjq. C.4, p. lO)

A repartjüionai:le <jvrellìng can be ccmparecì rdjth a furnjshec dvrelljnq jnorder to derj ve varj ous pol ì cy ontì ons . The fl exi L. I e conponents that areused to subd'ivide slrace and act as storaqe vtalls nlav i-.,e called landlord,snlovable fjxtures or detachable Linjts. A tenant then has üre poss.ibil jt.y

of adaptinq the ia¡rout of his dvrelf ing accordìng to h.is partìcular neecl

or accordjng to group needs.

The poì'ic;r sp¡i0ns are simirar to those for furnished d,¡reilings:(a) nlainta'in a standard quantity, cluaììty and types of cetachab.le unjts

jn all d'¡reììing spaces. The detachable units nray be connected jn

vari ous conlbi nati ons .

(b) no fixed quantjty, quaììty and types of detachable unjts in d¡rel1ìnq

spaces. Choice of detachable unjts is completel,:y optjonal, and the.y

nay be connected j n varj ous conbj na tj ons .

(c) provide a naxjrlur¡ - niininrum ranqe of qua'l'ity and quantìty for each

type of detachable unìt. choice is rimited to this ranrre of serection.Detachable units can be connecteci in various conhinations.

In terms of a sLrpport structure housinl students, poììc.yr (b) may ¡efavourable to soile students,¡rno wl'sh to njnjr¡jze rent b;v eìiilìnatjng every_

-t3B-

th'ing from the dlvellinq but the barest essent'ials" For exampìe, a student

nay treat the ditellìng as one large space except for a bathroom and a

kitchen area. The rest of the space then becomes a'landscane of furniture,

books, cìothing, boxes, êtc. flourever, proÞerty managers nay favour

poìic,v (a) 'in order to standardjze all drvellinq unjts, to riljnjnljze record

keepì no , and to ma ke a I I detachabl e uni ts productj ve.

A possibìe compromise is policv (c). ,A tenant can choose the quantìty

and quaììty of each type of detachable unit from a lin¡jted ranqe offered

by the property tnanaqement. A basjc rental rate can be charged for the

min'imum qual'ity and cruantjty of units and an addjtjonal rate for each

additjonal piece up to the maxìmum. There may also be a charge for pick-

up and deì'ivery of unjts.

Poììcy (c) assures a property manager of a mjnimum rental income from

detachable units. ïhe number of extra units rec¡uired in stock can be

estjmated accordjng to tenants needs for addjtìonal detachable units"

Unproductive unjts can be repaired or repìaced while'in stock. lf all

detachable units are product'ive, then rental income is maxim'ized.

Tyoe 5: Interchangeable plulrb'inç1 fixtures (see fjg. C.5, p. ll )

A'lthough 'it js not possjble Lo connect or cìjsconnect p'ìunrbinq fixtures

easiì.y and without some professional skills and governmental supervision,

technologìcal advancement and chan-Qes in nrunicìpal by-laivs ma.v make such

adaptat'ions of the nhys'ìcal environment possjble by a tenant jn the

future. In antjcipatìon of sucil poss'ibil itjes, pol jcy ootjons need to be

considered by property nranagement.

Plumbing fìxtures suclr as tubs, tojlets, basins and sinks are consjdered

landlord's fixtures. Presentì¡, they are ìmmovable as far as a tenant ìs

concerned, but the.y nray be exchanQed by a oropert-v rnanager for ner,,l or

djfferent t3zpes with the ajd of

tub niay be repìaced b_y a shower,

to date nlodel .

-l s9_

a s ki l l ed tradesman. For examp.le,

nv^ â *ni'l ^+ *^..q uv ¡ r E u rr<rj, be repl aced bv ;.vu ¡ çp roLcu ull An

The poljcjes rvhjch apply to repartjtjonablê dwell.inqs aìso may applyto interchangeable prumbinq fixtures. A dlvelrinq unit by definitioncontajns sanìtary facjljtjes.ll presentìy, jt is normal to fjnd a

tub r¡rith a sholer head, a toìlet anrJ a basin mountecJ in a counter in thebathroor¡. A double kjtchen sjnk js usua.lllz ¿¡u on.ly other pìumbìngfjxture incluclsd 'in a cllvel iing unit. some tjrvell jnos ma.y have portabledjsht^¡ashers vrhjch could be defjned as an apnlìance that reriujres rvarersuppìy and drainage to operate.

It js oerhaps dìffjcult to ìmagìne anyone not requjrjnq less than thenormal four f jxtures ìn a drvel I jnq unit. fJowever, for someone rvho

does no cookinq, then a kjtchen sìnk,a1l not be recujrecì. Stucjents jnresjdence na-v find onì.y a basjn jn illejr rooms, ârd share tojle¡s anobathinq facjljtjes ¡rjth others.

It is perhaps easier to conceive of tenants requiring more than thenormal four fixtures in a dwerinq unit. Some ma.y vrish to add a seconcrLot ter. lflls usual'l¡y demancjs an additjonal l.ras jn ìn the sante space.some na.y rvish to separate the tub from the toiret ancì oasin in order toal lorv three peoole to clo tr,\ree th jncrs at the same tjme. Some nay ,,ish toadd a slop sink for the iieav.y duty creaning work arounc the drverÌìng, ora doubJe laundry sink in pìace of or in adcrìtion to crothes ¡¡ashers.

It js apparent that there are r¡any more comh'inations of plumbìng fjxtures

a

up

ll Cìty of l^ljnn.ipeg By-Lar,¡ llo. 740/14, p.l5

-t4c-

possìble than the standard three fìxtures jn a bathroom and one'in the

k'itchen. If di fferent tenants ha.ve d'if f erent needs f or ol u'nbì ng f i xtures ,

v¡hich of the follorvjnq is the best poljcy?

(a) A fixed quantity and qua'lìty of each type of fjxtures combined jn

varjous v,/â,v5 þy utjlizing partìtjons.

(b) llo fr'xed quantity and qua'lity of each type of fixture. The fjxtures

ma.y be cornbined in various ivays by utìliz'ing nartjtjons, or by

i nterchanqi nq I ocati on.

(c) A, maximurn - minimum range of quantìty and qLrality of each type of

fixture. The fixtures ma.¡r be combjned ìn various v/ays b¡r utìììz.ing

partì ti ons, or b.y j nterchanqj nq I ocati on.

Policy (a) means that a tenant nrakes use of the pìumbìng fixtures that

are incl uded 'in the dr^rel l'ing space. If thelr are fixed then perhaps tite

fixtures can be enclosed lty part'itions to produce varjous combinations.

If they are detachable, then the fixti;res can be relocatecì vrjthjn the

drve'ìììng. Poìic¡r (b) requires that a property mana:qÊr neeCs to stock a

¡r'ide variet.y of f ixtures. -fhose not in use are unproductive. The

result'ing rental charge may be the limìtìng factor. Folìcy (c) najnta'ins

I jnri ts on the qua.nti tv, oLra I ì ty and type oî f j xtures tliat are permì t ted

per dlelling space. A ¡)r"0pert¡.,r'tanaq3r n:e:is io siocl: onl'",enoucJlt fjxtures

to neei the iraxiíNun -ôstinat':d Cenand.

Poljc-y (a) rvith fixed utilìzing flexible prrtitions to Dro,luce varjcus

conb'inatjons seeÌlrs to ¡e the best inrmedjate rrolic,v. tventualìy, the

plunrbìnq fixtures na-v become detacliarlle. At that pcii-ri, Poì'ìcy (a) r,lay

stay ìn ef fect or pcl jcy (c) nay be ìr,rplenen'ied.

Type 6: Internal exnarìsjon of contract'ion of d'^.rol'linn cnnr^,. lc.e fì9. 0"6,

P. 12)

-t4t-

Property nanaaers nra-v' need to expand or contract the size of drvel I ing spacejn order to rleet the requirentents of riìi'ferenù jnd'ivjclLral:;, conlrunai

gr0Llps or fanjljes v¡iro are prosÐectjve tenants. iena;rts iray need io expand

or c.irtract the size of their oweil'ing space to saiìsfydifferent spaLiaì neecls cluring thejr lenqth of tenancy. General ìy, therenra\/ be a need for ncre space as rivinq stancìarcrs r-is:.

Tlrc poì'ic¡z 3¡1ii0ns r?qarcÌ'inc'internar e>rpansion ai^e:

(a ) Horjzcntal expansjon or contractìon only.

(b) VerLjcal expritsjc;r or contraction onì¡2.

(c) iJorizontal and vertical expansion anc contract.icn"

The jncrement of verticel exparisicn or contractjor is 'logìcal l-v o¡e flocr.The jlrcrenrent of l¡orjzcirt,ll exrens jcn or contrac,:jon ira1, be. r irrcir, r foot,ì 'yar'J, 1 net':i" ot' I s,:ctor.l2 ïire ninimuir increrrent o-i excansìon shouldbe ìarge enouq'l 5o itrovide soire utjljtj, value for the tenant. It sllouldalso be defjnable ìn leqal ternls vrhen cìescrìbìng tne prem.ises. fhe smal lerthe increments of expans'i'r the more conplicatec becomes the propertymanagers task of allocating soace to prospectjve aird cont'inuing tenants.

In terms of sunports structures for students, there niay ientl to be

[J0re expansion oi^ contraction of ,,ii.lr:l ì-inq rryr lrre or-oper[y ilanager loacc0,r;rodate prosor:ct jve tenants tran by conL jnuinq tenairts. Th js ìsi¡ecause oF sLucent's relatively short terrr of t.non.r¡.13 Holever, increasedflex'ibìììt.y of the pl'r'zsical enrlj¡slrm.nt na;r nake lonrJer tenarcjes rnore

attractive.

1')''Supra , p. 33.t?I J ,̂râ )^f-l/ r. na ì^ | eS

of student-tenanrs,llanâger cfrequìre an

theeìght

Stude¡t Co-on escimates that thenronth to one year tenanctz.

maj ori ty

-142 -

eolìcy (a) rvhen coupìed r,rith a sub-oolic.v thai expansion or contractjon

may be'in increnents not less that an area CefineC as a sector r,lou'ld

rrt'inimjze the compìexities of allocatìng and recordjnq sDace dsage. Poìicy

(b) inlcljes tllat vertical expansion or contractjon ìs b.y a mìilimum

increment of one floor. Poììcy (c) naxjmizes ihe number of opt'ìons

available to a ienant for expansjon 0r ccntractìon, L:,ut conrpìjcates thr-.

property rlanaoers task of al locatjriq an<j recordjnE sfiacۓ usage.

Tie choi ce of coì i cy rie;;ends upcir tlte suppor r s trilcture. Sorre areas

ma.)i onl)/ accoilìlodate itol"izr-rnta'l clr v:rl-ical e.xpa.rsion or ccntraction. 0iher

arees nay eccDll;noCate botil. Ii js a¡sum:d tilat ihe pÌ"opL.rtJ/ lranager's

Lasl< of allocatìng aircl recor:!jn(; !pace usaqrl ano options can be developed

for tile sake of nlaxjrnizjnq tenants' cptìons. tsoth '¿ertical anii horjzontal

ei{sansjon sirould be possjble.

Tyoe 7: txternalìy exoandable Crnreìììng

Altering the interi'ct -exterjor boundary

for a subarct j c cl jmate I j ke l^li nnì neg.

rna_v be 'in response to internal ìayout of

need for more interior or exterìor soace

¡rith interchangeable facade el

j s a di ffi cul t technj ca I probl

Tire need to al ter the boundary

a. dwelling, or jn response to

CIiIC¡ILJ.

eÌÌt

+l^^LíIË

The poì i cy optj ons are:

(a) The location of the facade separaiinq interìor from exterjor js fjxed"

Sub optìon (i ), the facade ìs composed of transparent, translucent

or opaque panels rvhich may be jnterchanged or exchanç1ed for more 0r

less of each type" Sub optìon (ii): another facade may be establjshecl,

j . e. a green house.

(b ) The facade separat'inq i nter j or fron exteri or n¡ay be rel ocatea an.v-

lvhere r^rjthjn a defined zone" Sub opt'ion (i) aìso apnfies.

Poìicy (a) by itseìf gìves no more flexjbìlìt¡r than already exìsts today.

I ¡^- l+J-

Sub-opt'ion (j) is a reasonable possibilìt), for a',,linnjpeg cljmate provided

that the connectjons are good. Transparent, translucent or opaque

oanels can Lre located accordjng to the internal la,vout. If for example,

an opaoue panel is exchanqed for a translucent pane'ì , then a poìicy settìng

a nax'imum - mìn jmurn range of exchange nay apply sim'ilar to poì ìc jes for

other detachable units. Suì:-ontion (l ) also permìts a pronerty manager

to replace paneìs that are obse'lete, that need repajr. Sub-option (i i ¡

is a reasonable possibility for creat'inq a buffer zone bet,¡reen the'inside

and the outs'ide. ,1 landlord nay stock the reauirecl equioment to create a

semj-jnhabìtable space, perhaps other rentaì agencies may offer the

necessary equipntent. Alternatjvely, a tenant could do jt hjm--self. Polìcy

(b) 'is d jff icult jn a I'linn jneq cl jmate because of the need to overbu jld

to al lor^-r for mover¡ent of the exterior wal l. Thus connections rvith the

support str"ucture ma_y be d jff icult to seal.

It js assunied that ihe best pal ìcv 'regarding externa'ì expansìon (or

contractjon) of cllrellìn1 space ìs to fjx the locatjon of the facaqe

separatìng the jnterjor from the exterjor and to perrnit the erectjon of

another facacle either oLitside or ìnside of the fixed facade. The result-

ìng space betr,;een the fjxed facade and the flexjble facade becomes a

buffer zone betrveen the exterior and ihe interior such as a sun porcn

or a qreenhouse. It is proposed that both fixed and flexible facades

consist of ii¡tercllanqeable paneìs; oDaque, translucent or transparent.

The poì Ìcy reqardirrg a rnaxìr¡um ancl mjn'imur¡ nunlber of each type of panel

can aìso aop1y.

Choj ce of pol i cy optj ons

The foreqoinq discussion of various pol ic:¡ optìons for managr'ng seven

types of personalizatìon and comnlunalization of dlvell'ìng space has suggested

-i 44-

pol'icy choices. These clto'ices seenr to be a comprcrnjse cet¡le en tenant's need

for action and nìanageì^rentb need to control al I tenants, ac'b jons.

Poììcy opt'ions may change from year to year. As was poìnted out, a

change of poì ìcy na¡r be jn response to env'ironniental change, chanqe of

I 'if e styì es and technol ogi caì advancements . i{anagernent po'l ì cy ootì ons

aìso depend upon terms of tenancy agreements as prescrìbed by The Landlord

and Tenant Act. Three areas that nra¡'requ'ire further study before choosìng

poììcy options and iiirplementìng supports and detachable unjts are: (l ) the

organjzatjon of an excl'iange facìììt¡i, (2) introdLrcìng thìrd party rental

agencìes ancì (3) orctanjzjnq a uiorl.:shop for self-nlade conponents.

A prereourlsite for stuC.v'ing the above areas is the need to stuc.ly the

needs and lin'ì-uatjcrns i.,.[ i-i:nant,s. ]n ti,is case, tenan-Ls are iraìnl-v

stucjents . trlhat clurabl e ccl'rsur-ier goo..is do students acqu j re Cur j ng theì r

ttniilersi't,v career? l,lhaL qoods are purchased, rented or borro,,ved? Is ther-^

rr prìorìi-v of needs? Regardìng srrpports and detachable Lrn'its, jf

the policy that a rangÊ of quantìty, qualìty and type of detachable unjts

are avajlable: (l ) v,rould students tend to use the least number, and

lovrest qualìty of each type of detachable unìt thereby njn'imizìnq the rent?

or (2) woulci stuCents tend to nake up the difference r,,rjth self prarle,

borrov¡ed, rented or pr.rrcliased j tems from el serirhere? The se questì ons are

best ansrvered after a sur\,,ey 'is conlpl eted i n thi s area.

no such information is avai'lab'ìe.

U n fortu nate 1 y

Rentaì Agencìes

By checking the acvertisernents, it ìs possible to deLerirjne the types

of detachable unìts that are now offered by rental agencìes. The ljstincludes: clothes washers and dryers, T.V. (rent-to-buy), radìos,

record pìayers, projectors, guest becis, cribs, rclì-a-vra¡, beds, ajr

-145-

cond jt joners, fo'ld jn¡ -screens, bers, coai racks, corÐl ete noCern apartnent

a.nd househol d f urn'isirì ngs , end sc on.

It rnay L.,e ass,unerì fro¡r the above bhat ren'tal e.gílncir:s are abl e to offer

a full Iine of app'ljances to ejther individual tenants or to property

managers who then offer them to tenants. Plumbing fixtures, due to thejr

fjxed nature, are not offered b¡r renta'l agencìes" Hov¡ever, as techno'logy

develops nevJ models r,;hich are easi'ly connected or dìsconnected, these ma¡l

also be advertìsed.

Exchange facjlitv

It is assumed that the pronerty mana.ger of a support structure l^rould also

adminjster a systenr of detachable un'its such as partìtion panels and

,Ê-^-J^ ^ì ^-^^+^f dcdoe e rernerìLS throuqh an exchange facì I jt-r,. Since such th'ings are

presently bujlt into rental housing (iherefore a part of the support

structure), there 'is not a larqe enough der¡and to justif;r marketìng of

partìt'ion panels or facade elements b.y private rental aqencies. An

exchanqe facjl'ity rvìthjn the support structure can contajn a stock of

additjonal detachable unjts of the same quelity and type as are jnstalled

rvjthjn each dwel I ìnÇ space. Assumjnc the pol ìc.v re0ardjna exchanging or

replacing detachable unjts is that a maxjrnrrn¡ and a nrininlum nurnber are

permìtteC per dr^ie1f ing, th-.n Project fSSH.nK nay bc used as a nrodel for

estimatjnq the amorrnt of sbock required to run an exchange facì1it-v:

"To es'timate the stock,re have assunred tliat an averaqe of ttioclwel I ìnQs per rnonth i'rjl I be aclapted" (Thìs ìs equìválent to anaverege of al ter'ìnt; each dv¡e I

'i j nq every 2 years ) " The stockrequìred to sirpport the exchange facììity depends on the rangebetween the max jmum and n'rì nìmum number of each type of uni tjnstalleci. If the stock'is maìntajneC at tvrjce the range, thenjt l^ljll be able to nreet the extrenie cjemand of tr,vo cìlvellìngs botl-, jnreouìrinc an incre.rse fronr the nrininum to nraxinrunr nurnLrer of unìts. "'+

l4i-'ar¡di ¿rnil !lilkirsc)h¡ "Projeci PSSHÄK .l971",

appendix B-2.

-1¿,5-

'r,Jor l<s hop

A f urther assumpt j on ì s that many student-tenants ma-v r,vant to make some

of thejr o\4/n detachable unjts for their dwelljnq" Thìs creates the need

for a co-operatìve lvorkshop. A workshoÞ can also be associated wìth an

exchange facilìty for detachable unjts offered by prìvate agencìes and

properrl/ nranagenent. Its fLrnctions coL.¡ld'include the fol 1o'lìn3 :

(l ) ìriorkshop mernbers and niaintenance staff use tools and equìpnteni at

a specified tine of day and dLirìng seasons of greatest demand such

as i n the fal I , duri ng Chr'ìstmas hol ì da.v or the summer break "

(2) Liorkshop members and majntenance staff nake conponents for

dwellìngs and for the exchange fac'ilìty respectiveìy.

(3) l4a'ìntenance staff orders and stores jndustrial goods and materials

from wh j ch coirponents are bu'ì I t

(4) i4ajntenance staff purchases durable consumer gooCs to replace \,vorn-

out, obsol ete or undesi rabl e goods.

(5) Tenants select and exchanqe detachable un'ìts from the exchange

fac'iììty"

(6) i'lajntenance staff orders rentab'le detachable unjts from rental

agency to repl ace or j ncrease exi st'ing stock. Datraged or undesi r-

able detachable units are returned to rental agents'

Some further management questìons that may need to be answered before inte-

grati ng an exchange f aci I'ity and workshop are as fol I ou;s :

l. 1¡hat size of housìng project is needed to make an exchange fac'ì1ìty

and,,vorkshop feasible since it is servìng a Iimited market contained

t^rìthjn the housing project and it can not feasibìy extend its servjces

to other housìng Proiects?

2" At r,rhat tjme of day, weel< or year 'ìs an exchange facil'ìty and workshop

*147_

operatjonal to be most useful for students?

3. How is an exchange facirity and urorkshop fìnanced, by its memoer_

users or by the entire co_operatjve?

4' Are the tools and equìprlent o,¡;ned or rented ancl if the latter, ari,rha t perì ods of the year?

5" t{hat js the relative square footage cost of an exchange faciììty andvuorkshop? r,Jhat amount of area can be programned and budgeted forsuch a facìììty?

6. Is an exchange facirit.v and urorkshop managed by the property manageror a separate majntanance manaqer?

7 ' Is 'it possible to ìntegrate a consu'lt'ing service for student tenantsand a workshop training proclrani? At rvhat time of day, r,veek or seasonshourd ìt operate and r,vho r¡rourd act es consurtant and instructor?

These are iust a sampìe of the kjnds of questjons that neecl to be askedand ansv;ered before an exchange faciììty, workshop, consuìtìng andinstruction servjce could be jmnlemented. unfortunately, these questionscan onì.y be treated as ìmportant considerations at thìs point in tinre"

The present co-op managel¡ent process of merchandisjnq space and equipment'is presented.l5 Corilnlents are acidecj jncijcatjnq proposed changes to thispr0cess for merchanC.isjnq supports and delacliable unjts.l ' i"lanagernent rJistrirlutes a'cvertisement brochures in advance of conrrnence*

¡,ent of tenanc.y. They contaìn information concerning:a) what a co-operat.ive ìs, b) nenbership, c) prìorìty for^ acceptance,

lSGu.ry Charjes, Tire Co-op, Cctober lgl3.

-143-

c) acceptance and full membershÌp, e) lease and safety deposit,

f) suìte features, g) facjljtjes and benefits, and h) applìcatjon

form for priorìty membersh'ip

Advertisement brochures about supports and detachable units may foììoLt

the same format. Pojnts that may requìre modifìcatjon are lease and

safety deposjt, and sujte features"

2. Appììcants respond to the advertisement w'ith an enquìry and a provì-

sional membership fee. An appì ìcation form is conrpìeted statìnq

personal jnformation and choice of one or turo bedroom dwellìng unit.

P.esponse to an advertjsement for a support dwellìng nray requ'ire tne same

information. Instead of statinq a preference for one or tr,vo bedroom un'it"

an app'licant may be asl<ecj to state requìred drvel ì ing area.

3. l4anagement assìgns a sequentìaì number based on the date the applicat-

ion js receìved. 0n July I, the number of vacant drvellìng unjts are

calculated from notices gìven for terminatjon of one year ìeases on

September l. Offers of accommodatjon are then sent out to appììcants

beqinnìng with the lowest number on tne active list. The following

prìorìty ìs used for appììcatjons submjtted before Juiy 1: a) mar¡ied

students, b) graduate students, c) under graduate students, and d)

non students (uo to 20% of househoìds).

If after the early appljcatjons have been processed and there are stillvacancies, then the priorìty ljst does not apply to aopìicatìons submitted

after Juìy I "

Assìgnìng a sefluentjal number to aoplìcations received seerns to be a

faìr wa¡r of saying, fji^st conle fir^st serve.j. If the t.ype and teri-n of

tenancy are to be considered as fornl-s cf personal j.zatjDn as suggestecl ìn

- I ¿î9-

the prev'ious clrapter, then perhaps there may be per.iod.ic nronthìy

tenancies, or four to ejght month terms to cojncide yrith unjvers.ity terms.in this case, tenancies nray commence every month or on January l, l4ay l,or september l. Apprications L:/ould need to be receivecr December r, Aprìr ì

or Auqust I to recejve a prìorìt-y number for the follov¡jnç¡ term.The ntanaglement pol ìcy of gìv jnq f jrst and second prior.ity to married

and graduate students appears to be contrary to the idea of a supportstructure housinq a number of different I ife styìes. This poì.icy .is

an

exampìe of property managers attemptìnq to specìfy the tenant to match thedwell'ing unìt product. Hov/ever, thìs poì ìc.y may be just.if ìed by the factthat on the average, married and graduate students are nrore stable and

responsible than sìngìe un.Jer graduate student..l6 The poì.ìcy of Eìvìngnon-students ìast prìor-ity is clue to tr^ro reasons " F jrstìy, the rentalstructure of student co-operative housing .is comparatìveìy ìower thancompetìng housìng in the market pìace. If this po1ìcy vrere not impiementedthen the structure may be eas'iìy f i I I ed vrj th r^rork.ins tenants vrho have

more income and can therefore afford to pa.y a h.iqner rent. Secondry, thereis a spec jf jc sect jon of The Landl ord and Tenant Act r¡rhìch g.ives a landlordor hjs property manager the right not to renew a tenancy agreement urìtha non-student on the grouncls that the structure is maìnìy f-ìnanced by theFederal Government for the use and occupancy by students.lT4' Flanagement sencis an appì icant an off er fcr accornmodat-ion cf ejthe r a

cne or Lwo brlcroori: dr,ie'il irrg Lrni r. Those appì.icants rvith rorvesr

príorit,y r,ray not receive an offer for the type of dwer r ìng unit they

l6su.r.y-Aclams, intervjevr wjth a properry manager, Transmark Ljnijtecr^l^Jjnnipeg, Januarrr, 1975. ¡ -f-- -J "ìe¡'q\i\'' e ¡ ¡crrrJrrrot r\ L"'rr uuue

lTfhe- Lan,llor^cl aiicl-le¡airt_¡cL, Sectjon lC3 (6)(c), p. 4l "

-l 50-

need. They eìther ma¡l accept -ulre cffer or look elselvhere.

i4anagement of a suoport structure and detachable unjts sencìs offers of

acconrmodatjon to appliccrrts thcrt ma.y c0niajn a plan cf illr: cìr,,r:lììrrg space

offerecl anci its total squara foota.Qe. Cffei^s of accotirltoCatjon atteirrpt to

n:et tile denands of al I aop'lìcants. Hor^¡ever, Cue to the sìze and

confìguration of vacant dlvellìna space, it ma'/ not be possjtle for nranage-

nrent to offer exactìy ,,^,,hat apoì ìcaäls recu jre^ ihei efore, â strategy of

subdjvidjno and allocat'ing vacant dr,vellìng space is n-^ederl to sat'ìsflr a

majorr't.v of appl icants requìremenls.

As spâcè is allocated on a prìoritv basis, there nia,v be some leftover

spaces that are not satjsfa.ctory for apoììcants r,¡'ith the ne>lt hjglrest

prì orì iv. lior,tever , I ef to'let" sp¡.ces rirv be su j tai:l e for ap".l i cants in,ì th a

lo'ver priorìt1, irunr5er. I f a pro,:ertJ' nlnager exoects to ¡la'ìnta.in a

tniniirurn vecancy rate, thelr it is necessarv tc assign rema'ininq dt.rei'lìng

spaces to persons v,riIIinq to accent them. As a result, there rnay be a

mixture of married, qraduate, underqraduate and non-stuCents in close

prox.imìty. This is contrary to management's pol.icy of seqragating

student ì'ife styles jn order to prevent djscord. Holvever, a nl'ìxture

causes no socjal oroblems provìded that tirere is a good socjal program

that encourages accord rather than confrontation. Sjnce confljcts

betureen djfferent lìfe styles are mainìy created by sound transfer beti^reen

du¡elljnq spaces, the desìgn of the supnort structure and detachable units

also reduces orincreases the probìem.

Offers of acconrmodation Inaji also contajn a guìde for plannjncJ ones

dwell'inq. Thìs nray aid the prosnective tenant in determìnìng the layout

and equìpment of his dvrellìng before iie actuaily moves in. It a'lso ma-y

allow a tenant to establjsh an ìnventory of necessary equ'ìpment and the

resultìng total rental rate f6¡ lha enâ.ê nlrrc oQUìpment.

-l5l-5. Appf icants receive an offer for accommodation ano musr

a certaìn perìod of iime or rose h'is prìority number"

accept the offer then suhmit the co-op membershìp fee

depos ì t equa I to ha I f of one nlonth ,s rent.

reply -r^ij thi n

Anpì i cants rnlho

and the securi t"v

Appììcants who accept an offer for support drvell'ìng space may need tosubmjt a proposed layout of the drvellìng and an jnventor.y of necessaryequipment in addition of a co-op membership fee and a securìty deposìt.The minimum securjty deposit is deternrined by sumìng the rent for the spacepìus the minimum rent for detachabre units and crividing by trvo.

6' Management recejves acceptance of accomnrodatjon from appììcant alongwìth the co-op nlembershjn fee and a security ctepos.it. flot all offersmay be accepted" ïherefore, tïanagement may have to lvajt a certainperiod of tjnle before offering the available space to an appl.icant r,,¡ith

the next hjqhest prìorìty number.

in add jtjon tc rec:: jv jn,'¡ l¡e acceptance or' dwell Ìng sDace, co-op ineilìoer-

shìp fee arrd a security deposìt frorn an applicant, the manegeilent of a supporLs tructure may receì ve a proposeci r ayout cf the ch,reil ì ng space o a nci a n

inventory of detachabre units needecr. rie nanagement then r-.,as to deveìopa strategy of at^i^angì nc for each acpl ìcants needs. soi-ne appì icants ira¡r

fail tc sLrbnlit proposeri layouts and inventory. In thjs case, fìnal arrange-ments need to be made vihen the tenants comn'rence tenan.¡, "

l8

7 ' Lancl orc anc tenant conrpì e t.e a s bancrarcr fori, of teranc), agreenent uri thadditjonal ternis adde,l ry ìandlord or tenai.rl.

Ïhe stan'lard forn of ten¡llcJ/ aqr.enrent aìso app'lìes to support ch,rellìngs"

lSIt should be noted that the foreooinomanagenrent v¡orkl oacl over a l onger perio,t ãfal I tasks at cornnencement of tenancr¡.

process may be a neans to spreadtt'ne, rathcì" than concentr"atìng

As r^;as pointed out in the previous chapter, the basjc intent of the

Landlord and Tenant Act and the siandard form of tenanc.y agreenent seems

to enhance the act of Cvrelljnq subject to a fe,¡r technical details. It is

tlre additional ternrs adCeC i:y a ìancjlord tnat nay tend to I init the act

of dr,vel I 'ing. Tlteref ore , the aCdi ti onal terr,rs of tne tenancy agreement

must be cons'istent v¡jtn management Þol jcv reqardjng tire allo,¡lable types ì

of personal i zati on and comnìunal j zati on.

B. Landl orci and tenant nay insoect the prenrìses at terir jnation of

tenanc;r to detenrine its condition. I'lormal uear anci tear or damage

can be deternjned i;;,2 comparjng a post-occupancJ/ condjtjon report

vrjth a Ðre-occupancy report.

It has been proposed in the nrevious chapter that the condjt'ion repor-u

for support d',vel1ì nEs sirould dist'ingui sh betileen '^rila t j s sunport and tvllat

i s detachabl e un j t " ilonral v,,ear and tear or damage of tire support surfaces

and the quantity ancì condition of detacnable unjts can oe deternined by

comparinq the post-occupancy condition reoort ,¡rjth a ore-occupancy report.

9. In bettrreen a terminating tenant movìng out and a neìr/ tenant nov'ing ìn,

a. landiord may have to make repairs to tire duelling to nrake jt fjt for

hab'itation for â her¡1 tenant. Alt--rnativelv, if there is not sufficient

t'inte, then these re ìrai rs r,-ra-v neeci to i:e noted on the pre-occupancj/

concljtion report and conrpleteC durjng tire initjal period of ner.¡ tenanc¡1.

If the repaìrs or refinjsn.ing can be compieted by the tenant, then

perhaos there may be some agreement to reduce the rent to cover the

costs of materjals and tenant's tjnie, or perhaps the'lancìlord nray onì;,

suppìy the nlaterials.

In terms of supoorts, a tenant rnay vrish to Þersona'ljze hjs drvell jno to

sujt his o'"rn needs. Some actjons sucn as repartitjonjng ntay not need agree-

-l s3-

ment bettveen landlord ancl tenant, but an actjon such as detachìngpìumbing fixtures, or exÐanding a dlvel I ing internaì ly rray nee6 agreementfrom a I andl ord to suppì.v adv j se or skì I I ed trea,iesmen " SLrch pror:rÌ sesneed to be noted on the pre-occupanc.v cond j t j on renort before tirey rvouì cl

become ìega1 ly br'nding.

0peratîoils and ¡4ajntenance

There are sone methods of reclucÍ ng operatì ons ancj maj ntenance expens., . I g

For exampì e, Ratcr i ff oroposes that terms of the tenancy agree*ent rna,v

requi re tenants to unrJertake sone of the oÐeret j nq ancj ma.intenance costresponsibirities such as: rent for heat separate fron rent for space,janito.ial tvork, anc ninoi renairs. Hcr^rever, since a landlord is resoonsi¡lefor nornal repair anc nrakincl a cr.¡eliìng fìt for habitation, a tenant naynot be regur'red to nake rriajor repaìrs t,rat are not a result of rv.i lful orneql i c,ent dana ou.2C

lìatcl iff consicrers carefur ten¡nt serection as a neans of recucìngmajntenance and recJecoratjnq costs" Responsjble, r,rell_behaved tenants rvjllusuall'y create less !'/ear and tear tnen jrresponsible tenants. Some aparL-nlent blocks fiâ1r svon reclujre letters of reference from prospective teirantsto ensure property managers of thejr responsjble natu.u"2l Thìs may beconsjdered as a metnocj for pronerty n:rnagers to inhabjt their reel propertytvith tenants fitting certain -specifications sucr rs marriecì couples r,rithourtchjldren" It ma.v r¡ell lie tliat s'ing'le stu.Jents cresir.inE to srare a drveliìngwjll have difficuìt.y cclnvìncjnq sone nroÐerty nanagers of thejr" responsìb1e

l9t?ut.l ìff , p,eal Estate Anall¡s js, p.?i-Ine Lancllcrd and Ienant Act, Sectj2r:.-

-teleph0ne jntervje,r,r r,rjtn resjclent197s"

?17 "

on ?3 (l), Ð. 35.

nranaçier of Soutilv j er+ pl aza , Feltruary ,

-t 54-

nature despìte letters of reference. The questìon is rvhether or not the

dec jsìon b_v proÞertyr managers to al low onìy certain tenant I ife stJ¡les

i nto thei r apartnent approaches cli scrini nati on aga'i nst such groups as

s'ingìe student ìndivìduals.

0perat'ing and maintenance costs ma'/ be reduced through effjcjent

management. This means competent management, an effjcjent organizat'ion,

effective accountìng and budgetìng, good custoirer relations, effectjve

collection, Droper personnel policjes anC carefi;l purchasing. Alternatìveìy

niai ntenance costs may be put off duri ng i ean times. l,lo'n/ever, prompt repai r

¡nd ronl¡romanf ìc fho iroci nnf içy. CLilef';LjSe, manaqement nav Fjnd that

their best tenants are preparec.l to termjnate thejr tenancy, or offset

tneir rent on ths grounds that th-. landlord fails to meet his oblìgatìon

to piajntajn the prenises jn a. qood state of repajr and fjt for habjtatjon"

Finalìy "sav'ings ìn operat'inq costs can sonetimes be acconiplìshed b¡r

repìacing obsolete and inefficjent equipment r^r'ith nodern counter parts"22

For example a nei^r heating plant or apli iances ma:/ save the manaqement mone.y

jn the long run through reduced operatinq and majntenance costs. -fhis is

seldom the case because a bu j'lcììng usual i.y becomes econon'ical ly obsol ete

l¡efore jt is funct'ionaily oi:sclete. In otiter words, because of land

values, taxatjon and interesi rates, ìt seenrs that denolitjon antl reconstruc-

tion 'is m0re economjca'lì1,, feasible tlran renovatìng or moclernizatjon. Th js

js an area that js in conrpìete contradjctjon wjth the jdea of a suppori

structure spann'ing decades" In orcier to ìnplement a supoort structure, the

economjc systenr requires a reassessnrent. ljnfortunately, th'is ìs beyond

the scooe of thìs thesis.

22Rut.l'iff, Real Esta.te .^,nalys'is, o. ?1g.

-l 55-

l?onnrd kaonì^^ And Rent COI leCtjOnrrçvv¡ s r\uvP¡rrY

In terms of supports, record keepìng and rent coljeciìon needs to be

separated 'into two procedures. Fìrsi1y, recorCs of space al location and

rent per spat'ial unìt are needed. Secondly, records of detachable unjt

allocation and rent per cletachable unjt are needed.

Dt^/el l'ings ma¡r be composed of various sectors wh jch are def jned by the

support structure " Each sector na,v demand rn0re o)" I ess rent dependi ng

upon its s'ize, position and servjcìng. A graphjc recorcl .is needecl to

ajd the property manager 'ìn: (l) relatìng the soatjal unjis to a o'efjned

premìses under the tenancy agreenent, (2) determjnjnq a strateqy of

al locatjng vacant spatìaì units to prospectjve or continuÌng tenanf,s,

and (g) calculaL'ing the rent for a dwelììng by suming the rental rate for

each spatial unit"

Suoport dr,vellings are composed of one or more sectors" Property managers

can ass'ign a mjninlum a.nd a t-:raximum number of detachable unìts per sector.

The minjmum rental rate for a dwellìng equals the rent for the sectors

pìus rent for the r¡jnirnum number of detachaole unjts. Knovrjng that each

sector conta'ins a mjnjmum number of detachable units, then jt .is a natter

of allocatjng a reserve stock of conrponents to tenants up to a maxjmum

allowed according to the number of sectors composing clvrelling space.

Fi nanci ng

This area'is not deveìoped jn thìs chapter" ir,ather, .it rnrouicl requìre

a chapter aìì jts ovrn. It jnvolves comparing the costs ancj benefjis

of supports and detachable units to normal housìng. Thjs'is be.yond the

scope of thjs thesis" All that can he saìd js that according to the

estjmates by Project PSSHAK, the costs of supports and detachable unjts

-156-

are no higher than costs of normal housing.23

in addjtion to this, Rabeneck argues that space is the best value fol^

the money:

"in terms of 'value for money' adaptable solutions with increasedspace standards are the only reaì safeguard for the future hous'ingstock. Tradeoffs between space standards and technoìogicaì gadgetsseems to us a dangerous approach. t¡lh j I e the reducti on ì n area maybe tolerable in the short term, its effects become more pronouncedas the occupants 'standard of livìng ìncrease over the years."24

Adaptation of the Ph.ysical Environrnent

Seven types of personal ization (or communal ization) of dwel l'ing space

are discussed in thìs chapter from the po'int of view of establishìng

property management poì jcies that set certain l'im'its on what tenants are

able to do'in rental hous'ing" Property managers may also need to adapt

(or communalize) tne physìcaì envjronment jn similar ways ìn response ro

environmental , socìal or technoìogìcaì changes outsjde of the propenty"25

Environmental changes includes chanqes in accessibjl jtv to the nroperr,,z,

changes in servicìng, or changes of land use" Socjal changes include

changes of attitudes, customs or values; socjai changes may be due to

a demographic change in the compos'ition and economic base of the neighbor-

hood. Technolog'ica'l changes include advancement in mechanical systems,

structural methods, materjals, components, appl jcances on equìpment"

Ratcl ìff djscusses varjous t.vpes of adaptatjon. Firstìy, adaptation

may be operatjonal such as a change of polìcy. Poljcjes have already

been discussed as they relate to'impiementing various types of person-

alization and communaljzat'ion. Po1ìcy changes may have an indirect effect

23Hamdi and l^Jilkinson, "Project PSSHAK 197.l"

24Andru* Rabeneck, Davìd Shappard and Peteradaptab'il'ity", Arch'itectural Desjgn, (February,

25Rut.ltrr,

-rr,

o. zz4.

Append'ix B- I .

ïown, "Housjnq flexjb'i ltty/1974) " p. Bl.

-157-

on the physìcaì environment. For exampìe, if there is a change ìn thepopuìation characteristjcs such as a transjtion from high tc low jncorne

groups, then property managers may need to accept lower jncome tenants.standard equìpment may be removed from durel'lings and become optional. The

bujldjng then takes on a nelv characrer"

secondly, modernizatjon or "restol^ing the structure to maxjn¡um attractjve-ness and productìvity"26 ì, direct adaptatìon of the physìca1 envjronmentby a property manager. Th'is may incrude repìacing obso.rete equipment,chang'ing the spatiaì arrange¡rent of the build'ing to accommodate djfferenttenants, redeconation of the interiors or modennization of the facacle

such as repìac'ing oìd window frames with new types,0r changìng the arch*jtectunal character of the facade wjth materiaì, color oi texture. Itshould be noted that these types cf adaptations do not affect d.irect'lythe act of dwellìng for each tenant, bui thatthese adaptation cnange thenature of a bu'iìding and ane types of communalization. The questÌonremains should the expression of the gr"oup, clom.inate the individualexpressjon of dweì 1 ìng?

Thìrdìy' conversion of the structure l'rom one function or use to anotheris another type of adaptatjon. For example a resiclentjal buiiclìng may be

partìally or total'ly adapted to functjon as commercjal or office space.Thìs possibility demands that structures are adaptabìe, that they be

designed to functi0n as many thìngs throughourt their lifesnan.

26rc¡d", p . zz4.

-l58-

Conclusions and Assumptjons

L Property l{anagement is an outgrolvth of urbanjzation, development of

build'ing technoìogy and absentee landlords. Tt seems to be another

barrier preventìng the act of dwejlìng and the natural relationshìp"

2" The problem is hor^r to approach the natural relationship and yet stilì

make the nental housjng process manageabie"

3" Property management functions for suppot"ts and detachable units may be

categorìzed into a) merchandìsing space and equ'ipment, b) operations

and ma'i ntenance, c ) records and audj ti ñg, d ) reduci ng fi nanci ng, e)

adapting the physìca1 env'ìronment.

4" The seven types of personalization and communalization need to be

manageabìe for rental housìng. The poijcjes whjch still gìve optìons

to tenants are:

Type l: Furnished dwelììng - a maxjmum*minjmum range of quaiìty and

quantìty of each type of furnìshìng 'in d'¡relììng spaces.

Type 2: Unfurn'ished dr¡relling - prov'ide a dwelì'ing space that js fit

for hab'itation with the optìon of add'ing equìpment, or services

Tr¡na ? "

as requr reo.

Refinìshable dwellinq - refinishable at a tenant's convenience

but u.tilìzìng a gìven range of landlord's materjals and equ'ip-

ment "

Repartìtionable dwell'ìng - provìde a maxjmum-mjnimum range of

quaiity and quant'ìty for each type of partitìon component"

Interchangeabl e pi umb'ing f 'ìxture - f or the present time,

provìde a fixed quantìty and qual'ity of fjxtures but lajd out

so that they can be combined jn various ways through the use

of enciosìng part'itìons. Plumbing fjxtures may become

Type 4:

Type

6

-l 59-

detachabJe in the future. in this case, a max.imum*minrmurn

range of quality and quantity of each type of fixture coulcl

be ìmpi jmented.

Type 6: Interna'lìy expandable dwel I ing - both vert jcal and hor jzon-Lal

expansÍon should be possìble ej ther independent'ly or consecutjve*

ly.

Type 7: Externa.lìy expandable dwelling with jnterchangeable facade

elements fjx the pos'ition of the facade separating interigrfrom exterior but al lorv erection or. a seconcrary facade out*

sjde or jnside the fjxed facade; translucent, transpanent

and opaque paneis should be jnterchangeabìe"

Renta'l agencies, exchange facilìty ancl a workshop shoulcl be utj jized

Assumption a: rental agenc"ies suppìy a complete line of appììances

and perhaps plumbing fjxtures jn the future"

Assumption b: an exchange faciìity stocks a min-inrum number ofquaìitjes and tyoes of pariìtion paneìs, storage components, doors,transj ucent, transparent and opaque facacle panel s.

Assumption c: a workshop'is provided to allow for self made items,for majntenance of detachabje unjts, and for jntegration wjth exchange

fac'i i i ty.

support dwellìngs may be advertised illustratinq a prcrposecì ìaysu¡,s ì ze and confi gurati on "

Response to the advertjsement lvoirld require preference of ciwelling

size and confi guratì on.

The type and term of tenancy shoulcì be considered as forms of person_

aljzation' Periodic tenancies by the month aird short term tenancies,four o¡" eight months ìong may be offered.

B"

q

-160-

Prjority for married or graduate students over sinqle undergraduate

students may be justìfied for reasons of their responsjbjljty and

stabì 1 ity. The questjon js who accommodates sjngl e undergraduates

other than residences and room and board situations? Individual

singìe students may become sub-tenants, boarders or ìodgers of marrjed

or graduate student tenants ìn support structures. single student

groups may need to be segregated from marrjed or graduate students.

Alternativeìy, respect for neighbours rìght of quiet enjoyrent of his

dwelling may be achieved through socìaì progran'ìs. Sound transfer mav

also be reduced through correct design of supports.

Lowest prìority for non-students may be justjfjed by the fact tnat

student housing ìs built at a prìce that students can afford. Students

cannot compete wjth the rents that workìng tenants can afford"

F4anagement needs a strategy of pìottìng and allocatjng vacant dweìììnE

space to prospective as well as continuìng tenants who have options

on adjacent space"

Management needs a strategy of allocaiing detachable units to dwe'lìing

spaces for prospective as well as contìnuing tenants who may mjnjmjze

or maximize the total number in the'ir dwel'lìng durÌng tenancy.

The management policjes should be consjstent wjih the terms of the

tenancy agreement.

Operatìng and majntenance costs may be redr-lced by gjving tenants nrore

responsjbiljtjes for repair and majntenance, by selectjng Ì"esponsibìe,

well behaved tenants, throuqh effjcjent management, by offsettìngmajor majntenance expensess or contrarì1y by repìacìng obsolete and

ì npffìn i onf onu i-ï* , pment.

The costs and benefits of supports and detachable units neecl to ne

10"

ll.

'1 2tL.

fa

14.

15"

-l6t-

conipared t¡¡jth normal housjng ìn a separate stucly. It js estimated

that the cost of supports and detachable units js no gr^eater ihan

normai housìng. Space, rather than technolog'ica1 gadgets is the bes.t

value for the money and is a prerequìsiie for acraptabìììiy.l6' Property managers ancl tenants may need to aclapt the physìcal envjroir-

ment jn response to envìronmentaì, social, or technologicaì change.

17' Types of proÐerty nanagement may be indjrect such as by po1ìcy change,

or direct such as modernization or through change of use, such as

conversion from residential to commercial or office funct.ion.

CHAPTER V

STUDTNT HOUSING IN l,JlNlJIPtG: THt CONTEXT

The purpose of thìs chapter js to support the hypothesjs that the

ljmitations of 1ìfe sty1e, lega'l agreements, property management and

support structure and detachable unjts determjnes the type of personaì-

'ization (or communalìzatìon) of dwellìng space. For th'is purpose, e'ight

student hous jnq s j tuations jn f'linn jpeg are presented graph.icaì'ly and

djscussed in terms of the above four factors" The physìcal envjnonment

'is descrjbed as a support structure containing dwel'lìngs ( or the

container as a dwell jnq) and detachable units whìch relate to the type

of personalization (or communaljzatjon) apparent in each sjtuatjon"

For exampie, ìn a given situatjon the support structure may ìnclude every-

thìng for the act of dwellìng except furnìshìngs. The furn'iture then is

described as detachable units and the act of furnishìng a duiel'l'ing ìs

categorìzed as the second type of personaljzat'ion" In other words,

detachable units are those aspects of the physical envjronment about

which a tenant has the right of say to util jze for personelizjnq dr,reììÌng

space "

Each student housing situatjon is analyzed in terms of zones, margins

and sectors. Each support structure has unique arranqements and climensjons

of zones, margins and sectors that are summarjzed and compared at the end

of the chapter. Thjs anaìysìs leads to the development of a desìgn modeì

for a support stnucture ìn the fjnal chapter.

-1 62-

TA

Bt

Stu

dent

'l'iv

'ing

at h

ome

MO

DE

RN

S

TU

DE

NT

HO

US

TN

G T

ypts

(p0

sTl,r

AR

)

Sin

qle

deta

ched

hou

se,

Exa

nole

: Le

may

hou

se

* in

di v

i dL

la l,

l4ar

ri ed

coup

ì e

l-lar

ri ed

cou

p'le

wj t

hch

jld(r

en)

tu r^rjthin f

amì'l

y, b

ut v

rjth

pubì

ic a

nd p

rÌva

teag

enc

i es

Sel

f nan

aqed

and

maì

ntaì

necl

Ren

ting

an a

part

men

t -

prì va

te I

andl

orc

t

H'ig

hris

e ap

artm

ent

bloc

k

Exa

nlpl

e: S

outh

vien

pla

za

Indi

vidu

alc

or,r

p I

elia

rrie

C c

och

ild(r

çn)

com

ixun

a I

g

Per

sona

l jz

atjo

n (o

rC

omnl

unal

'izat

jon

) ty

pes

¿)J

r+"5

"óu/

Ren

tjng

a ro

om -

publ

jc la

ndlo

rd

Sta

ndar

d fo

rm o

f te

nanc

.yag

reem

ent

wjth

add

ition

_a I

term

s.

, *l

4a rr

i ed

up'le

14ul

ti-s

tore

y R

es jd

ence

hall

Exa

mp'

le:

Unì

ver

si t.

yC

ol le

qe R

esjd

ence

rou

p

t^ri

th

Pro

pert

y m

anaq

emen

tag

ency

lìesi

dent

nan

ager

ess

Res

'iden

t ca

reta

ker

s

"tnc

tv't

ci u

a I

l^nt

ìnlln

:l ñn

^rrñ

yr!/u

P

Per

sona

l iz

atjo

n (o

rC

omm

unal

jzat

jon)

tyoe

s,a

Ren

tjnq

an a

part

men

tco

-ope

ratjv

e la

ndlo

rd

Ilesj

dent

s ag

reer

nent

Hou

se r

ules

and

requ

lati

ons

Thr

ee s

tory

waì

k-up

Exa

mpl

e: S

tude

nt C

o-op

i'4an

aged

and

niaj

nta'

ined

by

Uni

vers

i l"y

of

l'lan

itoba

[larr

jed

coup

ì e

*l'4

arri

ed c

oupl

e v,r

j th

chj l

d (r

en)

c om

nlu

na I

grou

p

,-l

-(J rD

Per

sona

l jz

atjo

n (c

rC

or¡n

iuna

ì'iza

t'Ìon

)ty

pe I

"

Ten

ancy

agr

eem

ent

urith

add

ition

al te

rnls

Gen

era ì

by-ì

ar,

vs

(/)

(,/)

cf-

C-5

-C

J

(lc)

c¡-

-5

-5 ID

In-h

ouse

man

ager

i,lai

nte

nanc

e b.

yem

p.lo

yed

tena

nts

-l-

!."<

il

JrD

Per

sona

l i z

atjo

n (o

rl^

n'',-

"^-

I -'

--

-1.:

^.^

\\,u

iilrir

L¡ |

dt

ttd L

l0rì

/

ùype

s

I Cfi (, I

-5 (

QD

ÊJ

Ð-r f D J -t

-

Êr

-úor

orD

TD

-) aD .c

+

ccJ

JaÞ

J"

or

Lno 5 O

J T .D

TA

BLE

5.

(5)

Ren

tjng

an a

part

men

t-

prjv

ate

land

lord

OLD

ER

ST

UD

EN

T H

(]U

ST

NG

Typ

tS (p

Rtr

,./A

R)

Fou

r st

orey

v/a

1k-u

p

Exa

mpl

e:

Ath

ol I

Apa

rtm

ents

Indi

vidu

all'l

arrie

d co

upì

ei'l

arr

j ed

coup

l e

v,rj th

child

(ren

)*C

omm

unaì

gro

up

(6)

Ren

tìng

a ro

om -

publ

ìc I

andl

ord

Sta

ndar

d fo

rm o

fte

nanc

y aq

reem

ent

lvi t

had

dit'i

onal

ter

nls

Fou

r st

orey

res

jden

ceha

l Itx

ampl

e: T

ache

Hal

I

Pro

pert

y na

nage

men

ta

g en

cyR

esid

ent

care

take

r

I nd

i v'

idua

IC

onrm

u na

1 a

rou

p

(7)

Ren

tìng

a ro

om -

frat

ernj

ty ì

andì

ord

Per

sona

l iz

atio

n (o

rC

omm

unal

ìz

atio

n) ty

pes

/<

Res

iden

tq a

orce

nren

tH

ouse

rul

es a

ndre

guìa

tions

Sin

gl e

det

ache

d ho

use

Fva

mnl

o.

iìol

l¡ lln

S i

I O

nu\

- |

uu

'Ji

Fra

tern

i ty

Man

aqed

and

maj

ntaj

ned

by t

he U

njve

rsity

of

ila n

i to

ba

P0S

Tr¡

JA,R

Indi

vidu

alC

omnl

unal

qro

uD

(B)

Orr

ynin

g an

d oc

cupy

ing

a dv

rellì

ng

Per

sona

l ìz

atj o

n (o

rC

omm

unal

izat

ion)

typ

e I

lrlo

leoa

l aqr

eem

ents

amon

g m

emD

ers.

Hou

se r

ules

and

regu

I a t'i

on

s

Si n

gì e

det

ache

d ho

use

Exa

mpì

e: l

^lal

ls h

ouse

i{ana

ged

and

mai

nta'

ined

by n

embe

rs

*l'1

arri

ed c

oupì

el{a

rrie

d co

upìe

rvì

th|

.r

i/ \

cnl r

0(re

nlC

onrm

unal

gro

up

--{

(< -o ID

Per

sona

l iz

atio

n (o

rC

onrm

unal

'i za

tion

) ty

pes

-l,2,

3,4,

5,6"

flo le

qa'l

agre

emen

tsan

ong

mem

bers

but

pubi

'ic a

nd p

ubl i

c a

pri'l

ate

agen

cìes

(-/)

L/1

f:o ôo ci-5

J rD

14an

aged

and

mai

ntai

ned

by0\

^Jne

f

tn f

-<

__t_

,

rrD

rD

Per

sona

l iz

atio

n (o

rC

onrr

nuna

ì ì za

tìon

) ty

pes

2,3,

4,6.

wi t

hnd

I Cfì

¡

arD

-5(o

lD C

D

IDJ

=rD = cf 5-5

Ðo

rD T

D

=5

fD

cF:5

'-<

c-+

EJ

ID c+

=c)

c+ o

Jtn

a-

rD

-165_

Tables 5.1. and 5.2. sumnrarize the maìn poìnts developed in ihe pages

to follow for those vrho care to study oniy the illustratjons. Ihe eìghtsituations are listed and described in terms of the t¡rpe of support

structure, the life st;lìes ìt conta.ins, the ìegaì agreements thar govern

its use and occupancy' the responsjbjlities for properry manaqement and

the types of personalization that detern¡ine the detachable units. The

fjrst four sjtuatjons are cateqorjzed under modern, postfrrar hous.ing, thenext three under prewar older buildìngs. The final situation is alsopostular housing.

Situation l: Living at horire (s'ingre cretached house)

Approx'imately 52il of al I students attencl'ing the uir jversìty of l4anìtoba

durìng the 1969-l?70 sessjon resjdecl at home.l rhls is the iarqest bocl¡r

of students wjth sirrilar housing sjiuations jn i^linnìoeg. The SZ% f-ig¡ure

correlates closeìy rvjth 57.1% t^thtch js the percentarle of all full tjmestudents attendinq the universÌty of i4anitoba durìng the lg69-19/0 session

who are from l,Jjnnipeg.2 The djfference betuleen these tirlo fjgures " 5.7%

is assurned to represent those stuclents who moved auray from hone durjng theunjversìty term, plus students who moved to lr]jnnjpeq and took up permanent

res i dence .

Support Structure

A modern s'ingìe detached house jn a suburban nejghborhoocl js a volume,¡rhjch

frÏ' Auid and G" Charles, P,ecommendation on Ad¡!j!_þnq1 Student l.Jous jngDevelopnient at the Unjyersjt dentjalAãtisoitJorn-mlTTee on Housjng, l,jinnìpeg, .l970,

Þ. Z.õ.Full Time Enrollment by Geographical Area , 1967-',973, (Ì,,J.innìpeg:Unjversì ty of llanitoba , lgl4)

"

-r66-

Photo 5.1.LEMAY HOUSE

Lemoy house:

-top-fronf dosr

-center - back door

note qddition

-bottorn - Jerny's

room bu¡ilt in

bqsement

- Owner cccupied

single detqched

house

fli

$'f'r

f

\

titltl' .r

E;fl',Y

;1

\i

+*i.\*/ :1.'

t,\"jafÐ.- itl:;: I

N)

i6l

Fí9. 5.0.LËMAV HO{JSË

Area ofhouse.. " "2,428

ôT

Volume ofhouse...14,136

î?IF

Area perperson."...486

CT

Vo1 ume perperson...2,B25

^-L.r.rost per 5"F.per mon. $"OZSCost per C"F.per rnon" $. ol :Area of student'sr00m..".".250

qFVolume ofstudent's room

. "..1,750IF

Types of ActionsMain floor:/^\(¿/ TUrnlSnlngsrea rra ng ed(Jl new Tt0orfin'ish(4) openìnç;re I oca ted(7 ) entranceporch add i tionBasement fl oor:

(4) partitìonrel oca ted(5) pl umbj nqfixturesrenoved(3) bedroonredecora ted

sae Be - 0uu= [6u

I

UZon t.ü

rüngt\

menfc'd

0Õ0'l

i

I

I

pl mm

-=€:rr)ê)ñ(/) Y

snei3gI

Z or¡cou zu --0

nou,th

l6î

Fig. 5.2.LEM1AY HOUSE

Types ofActions -

Second fl oor:(4) storaselval I createstwo bedrooms.(3) entirefl oorredecora ted

LËMAY HOI.JSEse cle - N"= 16o

D

lll

*i¿ünrnü-lf A LJ

@

flo$r p

north

-l 69-

js divjded vertjcally by rvalls and horjzontalìy by floors into drve'l1ing

spaces. The dl,¡elling spaces are oFQanjzed jnto a h.ierarchy of publjc top.ivate and fami l iar to personaì spaces. Each fam.iìy mer¡ber ma.y nave a

persona'l space or share personaì space w'ith another fami'ly member. The

entjre famiìy shares fam'iì¡t spaces anc jndivjduaììy uses pr.ivare spacessuch as bathrooms. Pul¡lic spaces are for guests as vrell as the famjl.ymemDers.

Llle 5tvle

A student who rives at hone is a menrber of a famjìy. He or she may p.ra¡r

an ìr'tportant role jn the famiì.y such as helping to nake clecjsions, heìp.ingt'vjth hone nanagement and nraintenance or helpìng the fanrììy adapt the home

to famjìy needs. But the niajn role js that of a stuclent, stuclying, mak.ing

lìttle or no jncome, but depenciìng upon famill, support" Therefore, a

student pìays an individuar rore and ìs a specìaì case in a fami-ry, becausea student needs qujet and prìvacy for study.

The daiìy rout'ine wourd incrude eatìng at home, driving or busÌng toor fron universìty, attending classes, helping r,rìth householcl cnores,relaxjrg, studyjng, entertajnjnq and sìeepino. Thjs routi.ne may varysììghtìy on weekends or d'ifferent tines of the university term.Lega I Agreernents

L'ivìng at home means that there is no tenancy agreement stating theresponsibilities of the student to his fam.iìy or vice versa. Responsi*bilities such as managìnq certain househord affairs, maintainìng theconditìon of the house' or usinc personal and familial space are developedas the student grol^/s up in the home. The responsjbiljtjes are understoodand they cltange throuqh time under varjous circumstances. The family cannot control the student's style of life or vice versa. If the student life

_17 C_

styìe and the famìly 1ìfe st¡rie begìn to conflìct, then the student may

attempt to 'isolate himself or move out of the house and into hjs o\^/n

space.

Propert,v i'4a na g ement

The owner of a sìngle deiached house manages the financ.ial and contractual

agreements lvjth publìc and/or prìvate agencìes. The orvner js responsjble

for al I ma jntenance. He may e'ither niaintain the house hl'mself , h jre

professjonal maintenance men or a combjnatjon of both.

Personal ization (or Cornmunal ìzatìon)

A famiìy ìnstalls and rearranges furnjshings in family ancì personal space

(type 2); famì ly and/or personal space nra.y be ref inished (type 3)" A

large bedroom may be subdjvided by the use of a storage wall (type 4)"

Extra plumb'ing fixtures may be added or old pìumb'ing fixtures replaced

(type 5) in ivhjch case, the famììy may transform a basement or attjc into

a rumpus room or study loft respect'ively (type 6). Extra space may be

needed and added to the existjng bujldinq to functjon as utilìty space

(type 7). Therefore, a fan¡'ily r^rhìcir ourns anci occupjes a dvrelling has

the opportunity to personaljze and communaljze snâ{-ê in all <evo¡ types

of ways "

A famiìy is consìdered to be jn a constant state of change. Durìng

the perìod t^ihen a family member js a student, the lìfe styles of famì1y

members, the agreements betlveen menibers, the r.Janagenent and ma j ntenance

respons'ìbjljtjes of members, and the supoort structure may undergo changes.

As a student matures and becomes an indivjdual he may be gìven more

responsibjlities and freedom to do'¡lhat he r¡tishes, for examp'le, jn

expressìng h'is.indivìdualjty in the home. A, student may personaljze his

space by rearrangìng fam'iìy furnjture, by mal<ìnq hìs o!{n furnjture,

paintìng, \,Jall naperìng, hangìng curLajns, 0ì^ nrany posters. in some cases,

-t7l-

a student may take possessjon of a basement or att'ic and have the

opportun'ity to desìgn the spaces as well as choose the fjn-ishes and

arrange furni shi ngs wi th'i n the spaces. In thi s case, the resul t woul d

be a very personal expressìon.

Sjtuatjon 2: Renting an apartnent (privateìy orvned new multi-dive'lling

Sllnnnrl cfnrrnf¡rr,_Yr_ __ -_re

Southvi er,v Pl aza (formerly l,latheson Towers ) i s a hi ghri se , L-shaped apart-

ment block in Fort Garry. Access to the single aspect3 unfurn'ished dlvellìng

un'its is vìa centraìly ìocated elevators whjch feed jnto a double loaded

corridor" There are exit stairr¡rells at each end of the corr'Ídor. The

dwellìngs are bounded by concrete party walls, â lìght frame corrjdor wall and

and a masonary and steel stud exterior wall; a large s1ìding winoow opens

onto a bal cony and there are one or tlo other sn¡al'l r,vjndows. The bounded

dwelling spaces are subdjvjded'into a k'itchen, ljvìng/dìning room, bathroom,

storage areas and one or two bedroonrs. by steel stud ancl dryrvall partjtions.

The appliances include a range (with oven) and fridge (rvith freezer).

The plutnbing fixtures jnclude a staìnless steel kitchen sink, a wash basjn,

toilet, and tub wjth shower head. The build in storage components include

cupboards, cabitlets, closets and storage roont" An air conclitioneris

opti onal . Lj ght fi xtures are I ocated i n tire kj tchen , bathroom, bedroom,

storage room and hallway. A cojn operated clothes washer and dryer are

located on each floor for publjc use.

\1nñ têç i do nn'l rr

so on.

acnprf drnrol I innflnrhlo ¡cnael-

uni ts have openings to the outsi'de on onedlell'ing unìts have openìngs on two sjdes and

s tructure

Photo 5.2.SOUTHVIEW PLAZA

-t7?-

Southview Plczo :fop - mcrrieci sii;denÌ's ofle bedroonn opt.

bottorn riçht - rnuin entncnce

bof to ¡"rr lett - iirf erior e orridorpnivet'*ì;':' çrsne¿*, mcncged by u pnoperiy

rlcnergenrent *ü*nty { ncsident mGnügeress

i,.:'PìT"-1+*sÈ:1

Ml-Ìj'aî!

reud¡¡¡tå¡

'iï*TË$ s$

ìti

*r-iil -

5J t

T::"wãl't {)

ri

',;-:

È$

tr

T

.'

.: r-r ti-l_: rii

li'Bw

$æ

--:-'ïs'-Ðü

-B**u

üi

F¡9. s.s.SffiJ'TTWIW PLAU A

Sìngl e BedroonApartment

Area.. ".....625cr

Volune...5,0001f-

Area oerPerson.....Jl2

S"F"

Cost per S"F.per nlon. $. 284

Cost per C.F.per non. $"OSS

Types of Acti¡n

(2) personaifurnjshinqsrearrangecl

(3) paintincÌ orw.rììcaperìnq

Key

.d

II

qrrG memtB

sasN

Zome 0ns

Js2

i74

Fis" S.4"SO{JTHV¡ËW PI-AUA

Tu¡o BedroomApartment

Area.... "..825^-\F

Volume. ".6,600C.F.

Area perperson .....275

qF

Vo 1 unre perperson " . .2,20D

nr

Cost per S" F"^

^F -oer non. . þ. z5b

llncf no!" I F

nêì^ mrìn { nrzts",

'dAnçt

GTãmg

Bemt

B

@mguqo

!g - tuu [@

-17 5-

Life sty'le

The lìfe styles of tenants jn such an apartment block could be summed

up as beìng very private. So¡.re of the prìvate life sty'les jncluded sìngietenants sharing, marrìed or common ìav,r coupìes r^rith or without children,all from various backgrounds and uljth various occupations. Single tenants

tended to have ioud parties on weekends. l4arried or common ìar^r couples

remajned quiet. The few children that were livjnq in apartments could attimes be heard in the corridors.

There ìs very little social jnteract'ion between occupants of variousapartments except when forced by publjc spaces" The majn entrance lobb¡i

and the parking garage urere the areas of most interactjon, the former

l^lhile checking one's maì'l box or \,laitjng for the elevator and the latterwhi I e parkì ng oneos car.

The elevators were capsules of forced proxìmìty and r^lere not conducivefor relaxed jnteractjon, nor u/ere the long narro,w corridors areas fórsocial interaction. The onìy other areas where social jnteractjon could

be on a one to one basjs v¡as in the ìaundry rooms, the swjmmjnq pooi, or

sauna bath"

Some tenants or thejr guests were irresponsìble in the way they treatedpublic spaces. For example, there were instances of someone pour-ing beer

along the corridor carpets and leaving bottìes strelvn about. Lìght bulbs

were removed from corridor luminaries and there u/as one case of someone

urinating in the elevator. Perhaps thìs kjnd of vandaljsm uras a reactjonto the confined public circulatjon. It would be safer to add that jt uras

likeìy the result of sonte rather r¡¡jld partjes.

Property management

southview Plaza is managed by a professional properry management agency on

-17 6-

behalf of an absentee landlord. The agency empìoys a resjdent manageress

and resident caretakers t^;ho look after tenants' needs. This arrangement

js an improvement of the lines of communjcat'ion betleen tenants and the

property management agency. Previously, there was only a resjdent care*

taker, and communìcations with the management occurred onìy lvhen tenants

sìgned a tenancy agreement, remìtted the rent, or when agreement was

reached on the d'isposition of a damage deposìt" Before a resjdenr manager-

ess l{as employed, the resident caretaker represented the management to

some tenants, for jt u¡as through the caretaker that tenants communcjated

the need for repairs or majntenance of thejr apartments.

Agreements

Tenancy agreements betleen a tenant and the landlord (as represented by

the property managetnent agency) contained terms in acldjtjon to those

found ìn a standard form. The agreements r,Jere non-negotiable. In other

words, terms could be added by the management, but not by a tenant. The

agreements favoured the managements requjrements for majntajnìng a net

return on the absentee landlords'investment, but the agreements djd not

represent individual tenants needs. Th j s r,vas probably the resul t of tenants

negotíating ìndiv'idually with manasement rather than collectiveìy vja a

tenant's association. There lvas no tenant association because tenants vuere

content to I jve a private styìe of 'life.

Personal ization (or Comnrunal ìzatjon)

Tenants adapted their st¡r'le of ljvìng to the jnflexjble envjronment and

the non-negotiabìe tenancy agreements. Tenants ìnstalled and arranged

personal furn'ish'ings and belong'ings withìn the gìven spaces (tvpe z)

If tenants refjnished or redecorated their apartnrents (type 3) thìs

act of dwelling had two ìmpljcatjons. Tenants could purchase materjals

for decoration and then upon termination of tenancy, purchase materials to

-177 -

neutraljze thejr act. 0r tenants could purchase materials for redecoratjonand termjnate tenancy. In the latter case, jf the landlord consjdered theredecoration as const'itutìng damage to the apartment, then the tenanrwould have to forfeit a port'ion of the damage deposit to have the

decoration neutralized. If the landlord considered the decoration as a

betterment, then both the tenant and the landrord were better off. The

tenant had the satjsfactjon of Ðersonalìzing space (even though he fjnancedjt), and the landlord ended up vrith a more marketable apartment, (whjch

he dìdn't fjnance).

situation 3: Renting a room (pubricry orvnecl, neu/ resìdence)

universìty corìege and ilary speechry Hail are turo examples of modenn

resìdences built on the universjty of i'lanitoba campus jn the sjxtjes tosupoìenrent the res jc.lence accommodation provìded by an agÌng Tache Hal l.Discussion for thjs part focuses on universìty coì1ege. Tache Hail isdi scussed I ater on.

Physicaì Environment

universìty coì'lege ìs a multi-storey residence block" The student rooms

are sing'le aspect and access to them is via tlvo corridors lvh.ich run the'length of the buiìding. The interconnected corridors create a core ofutil it-v islands which contain ganc wasirrooms, storage rooms, stajrwel lsand elevators. student lounges are centraìly located on .very floor,but access to them alternates from either the mens side or the womens side.Ott two floors there is access to the iounge from both sides. This isaccomp'ìished by openìng the corridor on both sides of the iounge, and by

relocating the food preoaration counter and furnìture.The singìe rooms have a gross area of about r50 sq. ft. with a usabre

area of .]30 sq. ft. The rvalls are off whìte, the carpet a gray tone. A

narrow openabìe window is tight ìn one corner with a steam heat regìster

Photo 5.3.UNIVERSITYCCLLEGERESIDENCE

;I

I

l

-r7B-

Ccllege nesidene e: top- eornnnunci lcunqe

-l:ottor"n riçht*rnqi¡'l enfr,:¡ree

^ hoTtor:r ìr:f I * $inçlr s"rÐ$"i1 {er student*publie ly owned nnd mrennçed by the

Univcnsit;.r *f fl*{nnitobu

Univers:ty

HR

HH IHffi

@É"

Jo'9erMq-S

Fís.s.s.UIUIVERS¡TV TOI*LEGE

Avpr¡¡a cinn'i a''' -' *)f 00Ìrt :

A,rea. 150\F

Volune '],350f.F

Area perperson (l)"..150

\tVo I ui-ie nerperson (Z).1,350

.F

Cost oer S"F.per i:loil.^".$"¡S¡LOsI per i..i.)er non....$.0+lTypes of ,Acti oi-,

'l' rearrancin¡furni ture

ffT-T$-H

ilimryiìil

T

$ililålþ41Øn&-jH

Þ

{ø

.g@

@

ffi

e)E)

@

tr/

ís8 Fl stGBe - Iuu=

t.pålìg wr

dimemsîg6t,/

A

$au

A

$au

Key p8um

sÇGUg - $uo* 800u mort Í"¡

e@ ffian

ffi@

d- 6? Õ r* MB

61 rq

typi

amü

-l8l-

below' There are fixed standards for flexible shelv'inçJ, fjxed closet,drawers and mirror and a groove atabout 5 feet heìght encircling theroom for hanging pìctures and posters. The room is artifically illuminateciby fìorescent valence Iiqhtinq. The furn'ishìngs jnclucle a bed, desk and

trvo chairs.

Li fe Sty'le

The ljfe sty'le of male and female stuclents at Unjvers'ity Co'l'leqe could

be described as a mixture of personal and conmLrnal ìiving. sjngie students'in the male rvjng share the l2 double roorns or individuall.y occupy the140 s'ing1e roons. Al I !B roons jn the !^/omens, \,,¡jnq are sìngìe. Th jsprovides the majorit,v of residence students l'rìth persona'l space. siudentsshare the gang t'vashrooms, eat meal s together jn the Gr"eat llal I ancl attencl

classes at universìty corlege ìf in the facurty of ,Arts and sciences.Students study at all hours of the nìght. Thjs sor.rervhat rouijne clìscipli'neis enrìched wjth informal gatherìngs ìn personal rooms, in the abundant

corridors, the common lounges on each floor, or the larqe lobby or the'lounges on the majn floor.

Aqreements

Agreements influence the $r'inds of life styles at Unjversi'iy Coììege ìn

several Lvays" Firstìy, the universìty established pr.ior.ities forappìÌcants. Presently, the prjorjtjes are: 60% of all resjdents are from

rural Manitoba " 20?¿ of all resjdents are from other provìnces in Canada

and 20% of all residents are fronr other countries. Also, 50% of allresjdents r,rust be junìor students and 50% senjor students, r,^rho are spend-

ing theìr first, second or third.year in resicrence. If there are any

vacancìes after all appìicants fron: outside of llinnipeg have been accommo-

dated, then appl ìcants from I,ji nnì peg wi ì'l be acceptecl. secondly, the

-182-

Universìty assigns the rooms to appìjcants and in the case of double

rooms, the Un jversi t.y ass'ìgns t',rto students to each room. In other v/ot ds,

students rnay apply for s'ingìe or double rooms, but the.y cannot choose the

locatìon of that room. These pol ic'ies, al thouqh they prov'ide students

wìth I ittle cho jce, serve to house students rvho are neur to Ìdjnnìpeg. The

resjdence contaìns a mjxture of many styìes of ljfe, mostly foreìgn to

l,iìnnìpeg. The present turnover rate is not less that 50% and so there

ìs aìways a young group of ner^¡coners. Un jversìt.v Ç6'1'ìege acts as a

steppìng stone into the student socìety of lJinnìpec" After a year of

resìdence, most students have made companjons and perhaps dec'ide to leave

the paterna'l'istjc resjdence envjronment and seek out a place whìch gives

them more autonomy and seìf expressjon. Those,vho wish to remain'in

residence have that opt'ion" Un'iversìty Coì iege also becomes an ìdentjfjable

communjty on campus " especjal I v for those residents registered in the

Arts and Scjence program who would other'¡iise have been part of a rather

large and nebulous Arts and Science Faculty"

The agreements bet';¡een the res'idents.rnd the landlord (the University

of flani toba as representì ng the publ ì c ) are spe'l I ed out onl.v ¿5 regards

Assessment Dates, Board and Rooni fees, deposjts, room reservations, arrivals,

lvi thdrar¡lal s and student f ees . The above are descri bed i n the form "Res i dence

Accommodatjon on the Fort Garry Campus - 1973-1?74" and apply to l"lary

Speechìy Haì.l, Tache Hall and Universit.y Co11ege"

Agreements between the owner an,l the residents in regards t9 the use and

occupancy of the resjdence are not speìled out jn a "Residence Agreement"

as i n Tache Hal I , but seet¡ to be understood . The agreer,¡ents are understood

as a result of tradition and are modified as a result of the social inter-

actìon of res'idents" By tr"adition,'it'is meant that senjor students inform

-l B3-

junìor students of what js ancl what is not allowed. By socjal jnteractjon,jt js meant that necessary changes to the agreenents aì^e fornulatecl by thestudents' ratifìed by student qoveÌ^nment, then recommended to the landlorclv'rho then studies them ancr makes the finar decisÌon regardinq -imprenrentat-ion.

student government consists of a floor representatjve, a resjdencschajrman and vjce chajrman. Thjs governìng body, kno\n/n as the ResjdenceAssoc jatjon, meets at the beq jnning of the year and then once every rr,vo

weeks or vrhener/er there are jrnportant'interiraì prcbiems to be resolved.in add jtjon to th js, there are f ìve Dcns r^rhose funct jons are to soc.ia11yanimate the students and to act as discjplinar.v agents. They are appointedafter beìn-q jntervier,leci by the provosi anci f irrs 5¿r¿ent representat jr¡es.

0ne chjef Don is chosen from arrongst the fjve. Ìhe provost js a un.iversityprofessor anpoìnted b3r Lhe Universit_v.

The Resicience Association draftec "sone iiseful ïnfo.¡,boui lìesidents,,r,rhich Iists available resources in residence ancr on campus. ïhe onryrestrjctjve statenent jt contains js "'if you are havjng a guest stay ur.ithyOu Overn'ight, please teì ì one of the Dons. "

l4anagement and l,1a j n tenance

The unjvers jty manages and nia jnta jns Un.iversit,v ç61leqe" l,lanaqenlent

includes advertisino, settinq roorn and boar,J rates ? processinq appì ications,allocating rooms anrl supervis'ing maintenance. i4ajntenance jnclucles uleeklymajd servjce for cleanìng and chanqjng ljnen jn the rocms, and generalcaretaking of pubì ìc spaces " After the UnjversitJ, term is compìetecl, thereis overall cleanjnq and naintenance to prepare the resjclence for summer

occupancy. Students are responsjble for majntajninq thejr personalbeìongìngs' A laundry room ancl sewìng room are provÌded for student use.Personal ization -and Communal izati on

students come from r¡arjous backgrounils and hous'íng envjronirrents ro

_tB4_

Unjvers'ity College and therefore have varjous needs and expectatjons

concerning their net'1 hous'ìng envjronment. Houlever, they a1l have

basica'lìy the same room, either ind jvìdLral l.y or shared" They are able

to express their personalìty throuqh the posters or t^rall hang'ings they

brì ng i nto the space, or through rearrangì ng the c.lesk, berl and tr¡ro

chairs provìded (t¡¡pe l). 0f two students 'intervjeinred, one I jked the

given flexibìlìty v;ithin the room: the other poìnted out that there are

a limited number of arrangements possjble because of the area of the roonl,

and the location of fixed equipnrent such as shelvìng, f'luorescent valence

ì'ight, closet and vanjt¡r and the heatjnq register under the r,¡jndow.

There js no agreement stat'ing that a student is not allowed to paìnt

hjs or her room, but at the same t'ime jt js understood that painting is

prohìbjted" Sorne students apprecjate or are not affected by the offwhìte color schenle jn the rooms. Others reject the color trecause it js

too j nsti tuti onal and may w j sh to brì ghten up the space " I-lor.,;ever, no

students have paìnted graphics on h/alls in their rooms to cate, (type 3)"

As '¡rith most students requests, they nrust go through the residence

association before beìng ratjfjed by the landlord" Perhans this route js

too compl icated and therefore students choose to r¡ount posters and wal I

hangìnas to o'ive the space a personal character. Even jf thejr request

to paìnt were approved, there stjll vrould be a problem of convinc'ing

unions 0n campus that such an act urould not reduce unjon lvork.

Rules and requlatjons regardìng vjsitjng, com'ing and goìng and alcohol ic

beverages have been relaxed jn the past seven years jn resjclence on the

[Jniversìty of l'lanìtoba camous" This permìssjveness has been carrjed

through by students in request'ing that the common louncles be opened to

both men and women on two floors. The act of creatinq access is an

_t B5_

example of the'interp'!a.y of ljfe st.y'ì,^sj aqreements, nanagement ancl

majntenance and the physìcaì envjronnlent. The result js communal izaijonof space.

Hgreements u/ere necessary to perrnit the ìounges to be shared by men

and \^Jomen' This aqreement l'las the specìfication for mak'ing the necessâr-v

openings bet'een spaces and for the rerocation of the food preparation

counters in the ìounge' Thjs physìca1 alteratjon jn turrn creates more

social interaction betv/een ûren ancl rvomen and influences the use of the'lounge area. The arrangement of furnishings l^ljthjn the ìounge r.espond

to the needs for movement, ìoungìng and food preoaratjon spac_^.

The phys'ica1 environlren-u was aclaptecl to the chancring stLlclent lifestyles. In turn, the ljfe styies of men and r,ronlen,¡ijll adapt to eacfi

other a.nd to the nel^; perm'ìssjveness that such a cnanqe ìÌ.ì crgì eefi€ilts

and an alteration to the nhysical ervironment create.

Sjtuatjon 4: Rentjng an Apartnient (Co-operatìvely or^inec ne\¡/ multj*dr,vell jnq

s truc ture )

Coì lege Housing Co*operat jve L jmitecl js an exampie ol. a r¡odern sl-udent

c0-op' Since jt is the model for this thesjs, djscussjon about the inter*play of ììfe styìes, agì'eements, nanaqement anrr mainLenance and thephys'ica1 environment js more general for thjs part tha' --in i:revious

chapters.

Physìca1 Environmenr

Coiìege Housjirg Co-oÞeratjr¡e Liiiljtecl, js a three and one haìf storeywalk-up rvìth access to dtve'lììng uniis vja jnterjor cìouble loaded corrÍclol^s"

The drvellìng units are organjzecl jn a number of l,¡inqs urhjch racljate frorn

the two main entrances. There are fire exits at the end or. each corridor.At the jntersectjons of corridors are communa'l spaces such as lounges,

I obb'ies , I aunCry rooris , of îi ce:i anG nleeii nq room.

- t86-

Photo 5.4.EOLLEGE HOIJSI[$GCO-OFERATIVË[- I MITED

e ollege HousinE

e o-operctive Lf d,

*top - ¡ ¡toin enTnqne c

-cemlen- con't$,¡xon

IounEe

-bof tom- ðiving noom I

¡.6t.of e student's frpt. ,Ð:-c0- 0perflf ivelyewned with on in-house studemt

ånone gen

Fig. 5.7.CÕLtEGË F{GU$Ih.$ü

CÐ4PËRATIVä LTD.

0n e beriro ciirâ-lcrtrient,Area. .....57{)

S.F.\¡olunte..4,608

C.¡.Area perner"son (2 ) 288'q

F'i0luill-Õ f si^ÐeÌ^s cn :'?'¡ 2 ,3Ot

iFL0S-1. rlef ) i.Fer'ìír. $ Z:

Ccst 1c;¡ -l -

ÐÊf lrrr.r.. $.û29ïr¡res ¡t' AcIioä( ?') i'ílcì ì^ r'rÌ ir Ç ì l r;

Der"Stl¡, If urr,., sh j l:r s

(3) oajnrirc orv,lal loalerínq

esÞ

{N

{Uf,fl

etr"çg?

û.)i:ffi

+G)ë)

{,Æ

i

åli 1Ì

I

I T"i1

Pe ntie å

t88

ETñ R M¡ rH. v. u.EOLLEGE !{ÛIJSINGOO-OPERATIVE LTD.

Two bedroonrApartment:

Area..... 768\ts

Vol unre 6,144c.¡_

Area per/^\person{JJ ¿5õqÉ

Vol ume perperson(3) 3,072

^-Cost per S. F.per non. s.zuCost per C.F.

À ^^

rper mon. Þ. uz3

wrGde

Key plerr; $cm$s* 1"" lüü' **rth\

tneÐ

ñ$tn6¿x8

ûmt

-iB9-

Ïhc dr^lelling spaces are bounded by concrete block corrjclo,* l^lalls ancl

exterior \^/alls and ììghi framed pa.rL¡i u;alls. There is a ìarge s,ìidinEgìass urindow in the f iving rooms and smal ler rvinctor{s -in the bedroom" The

floors and ceiì ìngs are core f loor construction. The dr,vel ì-ing space ìsdivided ìnto a ljvjnq room, dìnìng area, kj Lchen, srûrage areas, tojletand one or tr^io bedrooms by steeì stucl and clryulal ì partìtions.

The appìiances jncJucje frìcige ancl stove. The plunrbing fìxtures jnclude

kitchen sink" toilet, l.Jash basin anc tub r,,,-i Lh shower heacl. ïhe fixedst0rage components'include couirters, ca¡jnets, ciosets and -storage ro.m.Lì f e Styì e

The orjgìnaì purpose of Colìege l-ioirsjnÇ Co*operatjve Linljted t^las rohouse nlarried students r,li th or ¡lithout chi lcìren. ro maintain i'aximum

0ccupancy holever, the student co-op nor,r houses a vai^iety of jife styiesjncludjng s.ingìe students groLtps, lltarrjecj or comnon jar,l stuclents i^rjth orwithout children and non-stuclents up to z0% of househoids. A sìng1e

student lives a nlobjle style of life and bherefore is 'less responsjbleto his roommates and neiqhbors than nrarriec stucleirts are to theirselvesand theìr children. ltlarriecl or colinroir larni stuclents r^rithout chilcirenhave responsibi'lities to each other" and are noÌ e âìra) e of iheir ,l esponsÌ-bjiity to the conrrnLtnìt¡2, but ljke s-ingìe stucjents the.v are stjll veny

mobjle. Small chjlclren have their oun noÌsjr cleveloping ì Í"f,e styìe whjchmay be apprecÍateci by other parents i¡urt io a iesser extent by sÌnglesfudents or couples v¡jthout chilcjren. The ì^eve)^sÊ js also true; narl iedstudents r.;ith chirdr^en may resen'u the nìght r ife that niost singrestudents asp'ire to, especial iy on u,reel<ends " The social iirteraciionbetween tenants js affectecì by 'Lhe above k jnds of lìfe st_rrìes. Par.ents

with children meet other parents via the irnselfconscious aclveniures of

I 90-

their chjldren. Singìe students meet other single students vja the panty

atmosphere. llarrjed or common 1aw coupìes have more friends outsìde of

the buìldìng than urithjn, and thejr friends r^rjthin the co-op are usuaììy

sìngìe students rather than other nrarrìed or common ìaw coupies wìth or

rvi thout ch'il dren.4

Agreements

Col ìege Housj ng Co-operative Ljmited resjdenLjal renancy agreement has

extra terms added to the standard form that tend to limit the act of

dweìììng. Some of these terms are discussed in Chapter IV. In additjon

to the tenancy aqreement, there are General BJ,-la'¡ts of Col ìege Housing

Co-operative Limjted (the;t,ssocjatjon) that act as the i^egulatjons for

the internaì management of the AssociaLjon. The by-ìa'rrs inclucle the

obiectives of the Assoc'iatjon, requirenrents'for irembership, procedures

for electing a Board of Dìrectors, theìr powers and dut'ies, conducting

meetings of the Association and the Board of Directors, fìnancjal reports

and shares in the Assocjation, and amendments to the by-laws. There are

also other house rules and resulations l,,hich nay change from year to

year "

Property i''lana gement

An 'jn-house' property nanager ìs empìoyed by the Board of Djrectors.

Th'is provides for better communjcation betvleen tenant - members and the

management than previousìy when the Board of Djrec'lors empìoyed a

professjonal property management agency located outsjde of the co*op.

ïhe functjons of a property manaqer are cljscussed in Chapter V.

4Intervi ew wi th manaqer of C. H " C. L. , 0ciober, I gZ3.

l9t -

Personal ization and Communal ization

The type of personalization ancl communaljzatjon is presently ìi'ited by

the tenancy agreement ancl ihe phys'ical enrrironnient to furnish.ing thedwelli'ng unìt (type 2) and jn some cases refinìshìng o'r redecorat.ingthe drvelìing unìt (type 3).

The dwel'l'ing units at the co*op are cresìgnecr accordirrq t' ìnput fronrstudents" Therefore, the units are not pìanned-in tota,r c,.isregard forthe needs of thejr users. However, there are presentìy more ì.ife styìeswjthjn the student co-op than origi'naì 1y anticipated. The number of sìnglestudents groups enconpasses a ìarge nunrber of these Llnanricìpated ììfestyìes ' The tt^ro bedrooD apcìrtnrents i,lh jch a,'e des'igneci for niclrr jed studentsl^ljth chjldren are nol¡l occupjed jn some cases b.yz r.oLn- sinqle stuclents wji,hdjfferent neecls and ljnijtatjons. stuclents apprec'iate prìi/ate roons forsìeep and study, but the rigid spatia'j organization of the dr¡relììng uniis.oes not ator^r for a reorganization of the spaces to create, Ðerhaps"four study bedrooms jnstead of two" Theretore, the spat.iaì orqanjzatjonof the dr¡¡ellìng unit inflLiences the I'ife styìes of the occupants" Forexampìe, to obtajn prjvacy for study, one or two members may have to go

elsewhere"

Situation S: RenLing an apartment (prìvateiy or,rned old multi_dwel l inE

structure )

l"Jjnnjpeg has a large quant'ity of order bujrdìngs ivhÌch serve very we-ìì

for student hous.ing because of thejr reasonabje rent, reasonab.le proxìmÌtyto the university of r4anitoba, re'iatively'egotiabre agreements and

variety of spatìa1 organ jzat jons. Hol^rever, th js stock js sl or,viy beingreduced as neìd developmeni takes over" The modern rnurti_drvellinqstructures that are replac'ing older buildìngs may have Settei^ standards.

Phof o 5.5.ATF{OLL APTS.

-t92-

,ÀtholI Apontmenf s : -tüp - str:de¡lt rs t\,ro bedreorn cpt"

-ho$te c-n le$t - rncin entrcnce

-bo'Ì'iom riEhf * rerir f ire ese qpð

- privcleiy owned by ,¡ pnr;perfyrilencg*rnent ügsfie'."r

lç

Fds. 5.9.ATdTLL APTS"

Ttvo bedrooltApartment:

Area.".. 546qF

Vo'l urre , . 4,91 4

C^F"

Area cerperson (2)

2i? e F

Vo I u:,re nerpers0r \¿)

2,457C.F.

LOsf, per t,.f .

per illon. $".]93

Cost per C.F.per non $¡Zl

Tyoes of action

(2) rearranaj n'personal fur.n'isnjnqs

(3) pa'intingor wall-paperì nq.

A, übä*-ninünb AG.t)

snt'üt

ijI

r

€Ð

çåÊÊ

6J

üQ)

€fi.

ffi? I lH* ï{e

fPien

$'

iilrii'l-i..li.ljli.-:-,.- |"!iisìslt:.-i I IÐ' l,;,1 +'l;'l gu I s' i Ð' I

r-_---a

q3 gYé

n- )"

"

Þ -@ J - Ø

þ.¡

trffi

@ ã'

Syp

deoI

I ct

n\,

ÕW

3-€

þ

-l 95-

but they cost more for less space"

Physical Environment

The spatial 0rganjzatjon of ojcìer muj Ljp'1e clr,,ieìììng structui"es aie

varied' The common characteris'rics incrude ììght lveris, verändas, nû

elevators, access to drveì ì Ìng un j i-s v ja clj i'ferent cornb jnat jons oi. both

interior and exterior staìrr,'tays and corridors. The dl,lelìing units may

have a sìngìe, dcubie' 0r triple aspect cÌepencling on ¡heir iocatron i,-rithinthe buj jdjnq. In mrlsi cases, i-he olcer structures clo not nreet today5

egress standarcls ' Therefore, exte,*jor i'jre sta jl',s har¡e l¡een addec to many

structures "

Aìthough the structural systeni oF mosl. olcler nrultjpte ci,,^reììinE structuresmay be sound, t'ime and the ac'vanceirent of technology have resultect ìn

f inishes, appì jances, cûmponenLs and ¡lechan jcal systenis being llo,-ir ourt

and obsolete. To rnajnlaiÌ.ì a compeijtjve stancìard, some sr.lners have

relvired structures, or repìacecì i'vorlclen Lvincior^l franles v,rith aluminim frames"

lnside the du,;el1ìng unit, nelrr pìumbing fìxtures such as stainless steelsjnks, tubs, and basjns repìace old fjxtures and are connecterl.Lo oldplumbing stacks. ApplÌances such as ranges ancì fr'.ìciges are addecl orreplaced. Kitchen counters or storaEe cabj¡lets are rebLijlt or added.

l¡lalls and woodwork are'refjnishecl nrany tìmes 0veì^ and carpet may be aclcleci"

Al I of these changes occuì^ at ci'if f erent times and each change has a

different I ife span" Thus, clr,ier ']'ÌnE units contain ,anv rnakes, gi;ar ities,and colors of appì ìances, coinp0nents ancl f jn jshes. These -bend -to i¡ake

each dr,;ellÌng unit djfferent.

The quaìÌty urhjch seems tc v'enra-in constanL js ihe spatìal organìzatjo¡r

of the dr.vellìng unìt' i'lany older" sìngìe detached dyrellings are qLiÌte

spacìous' Therefore, they mô.yi 5. subdivicled anci transfonrieci inic trtro orthl"ee suites r'vjth either sha;'ed oi" sepâÌ"ô.te entrances. Th.is may mean addÌng

I 96-

or replacjng appljances and plumbìng fixtures, and closjng off the

dwell'ings from each other for fire and acoustic separations.

L'ife st.yìe

Privateìy owned and rented older buildjngs such as multìpìe dvrel l'ìng

structures, singìe detached or semi-detached dwelì.ings are capable of

tak'ing varjous life styìes and are very popu'iar amongst stuclents for the

reasons stated above. Sjng'le student jndjviduals rent attic or base-

ment sujtes in s'ingle fami'ly dl^reilincs" communal qroups may share a

ì arge ol der apartment. i'{arr j ed students w j th oi" v.l j thout ch j I dren mav

occupy an entjre or subd jv jded sìngle detached dr¡rel I ìnq.

Agreements

The negotiabjlìty of agreements between tenants and landlords for the use

and occupancy of older build'ings depends upon rvhether they are mu'ltìp1e

dwellìng structures or sing'le detached dr^;e'lììngs and also upon the age

and conditjon of the bu'iidìng. Tenants occupying a multìp1e clwe'lìing

structure wj I I probably sign a tenancy agreement wi th the orirner. Li ke

most standard forms, this agreement ,,^rould state the respons jb jl'ities of

both parties and the allowed use and occupancy of the durellìng unit.

However, since most older dwelìing unjts are below the modern mjn'imum

standards, changes or alteration to the prer¡jses by the tenant urjthout

the landlord's approval occur quite frequentiy and wjthout any legai

recourse from the landlord. The tenant for examp'le may wish to repaint

the dwel'ling unìt, and the qua'lity of hjs workmanship or the color that

he choses vrould not jn most cases detract from the aiready substandard

quaììty of the dr^relìíng structure. Tenants rentjng single detached

dwellìngs from an o\Ä/ner are on a one to one relationshìp wjth the owner,

and j n most cases tlre acrreementç are Verbal rather than stated .in a tenancy

agreement "

-197=

Management and i4ajntenance

An old multìp1e dwelIìng struciure na;r be rranagecl by a professional renialagency. Most olcj blocks hartea y-esjdenr caretake¡.,¡lhose responsjbjlitìesjnclude ma jntaìni'ng the pubì ic spaces, i eplac jng brokeir or clamagecj

equ'ipment and acting as a discìpìinary ageni if, he-is so inclined"Personal ization and Communal ization

0lder bujldings have conta'inecì nany ìife styles, harie bee¡r governecl by

many agreements, have been managed by many persons or corporat.ìons and

have been maintained jn a satjsfactory or unsatjs factory condj ijon " Some

older bujldìngs such as large sinole deiachecl dr,velìings have l¡een

renovated and subdivided into two ûr nrore cil*.elling units. 0thers, sL;ch

as mul tìpìe dlvel I'ing strurctures have been LlpcÌateci ¡;i th modern appì jances

or pìumbìng fixtures in order to remain co¡;rneijtjve on the hous-ing nrarket.

These kinds of aclaptatjons irave besn initjatecl by the 0r,,,ner 0ï^ prdirdger.

ïf no adaptatjons are nade by the cìrner or rnanaqer, and the buiìdingjs allowed to slor,','lJ¿ deterjorate and become outcated, then ihe agreements

betr'veen the landlord and tenant r,;i I I probabìy be more neq0tiable. Ifbetteffnents are made, then the agreemen-ls probabìy vrì1ì remain strjngent.Negotìabie agreements means n¡ore freeclom of choice and an opportunity tobe able to exÞress oneself jn ones dr¡;elìing. Sirjnr;ent agreements cìstel-

acts of personalizaiioti and commLlnalization. StuiCents lorho r^l-ísh to 'ljr¡e

a life free from strjnctent agneements l,1j j i p..-oitabì3t accept a sil¡slancjarcj

env j ronment such as on ol d spac i cus house or cl0âf tment bl ock , and -bhe

negotiabìe agreements that qovern" "fhe t.ype oi'personalìzatjon anci

c.mmunal ization ma-v include furnishìng the spaces, i.e.r.ìnishing spaces

and repartitionjnq, (types 2,3,11).

-198-

Situation 6. Rentjnq a room (publiqLy_oWned___old resjdenceL

Tache Hall js a men's residence. ivlary Speechìy Halì for women is connected

vja Pembina Hall. Approxìmately 50% of the Tache Hall resjdents are

senior students, the remajnder junior students. Therefore, it is a ìive'ly

crowd¡ 0rlê whjch at the beqjnnjng contaìns many strangers, but by the end

of the second term conta'ins many companìonshìps.

Approxìmately 40% of the residents return each yean for a second, third

or even fourth year ìn residence" The other 607á move jnto oÈher housing

sìtuations such as room and board ìn a prìvate house or sharìng a dwelling

w1 th other s i ngì e s tudents .

Approxìmately 60% of the resjdents are from rural l4anitoba, 20% fron

other provinces jn Canada and 2C% from other counirjes" If there are

any vacancies at the beginnìng of the first or second term, they are usually

f i I I ed up w'ith peopì e f rom l,ll'inni peg "

Tache Hall, like Unjversity Co1ìege serves a very ìmportant function. Itprovides a relatìveìy stable environment which a single student jndiv'idual

who ìs from outsjde l^Jinnìpeg can utiljze as a steppìng stone jnto the

broader context of the City.

Physìcal tnvìronment

Tache Hall js d jv jded ìnto symetr jcal East and l¡lest sìdes by central ìy

located community spaces" sjngle aspect rooms are reached by a u-shaped

Ha'llway system on both the tast and L,lest sjdes. Internal open stajrwells

on the tlvo jnside corners of the U-shaped haìlr'vays connect the four floors.

There are external fire stairs at the end of each ha1ìrvay. A gymnasjum

nestles between the stems of the U-shaped pìan on both sides of Tache Hall.

Gang washrooms are also located on the insìde corners of each floor.

There are a variety of double and s'ìng'le room volumes and configuratìons

Fhoto 5.6.TACHE I-IA!-L

-r99-

Tce[ie l{all residenee: f op- West lcche Hall entrsncc* botÌorn - sTuderrt?s rüonì

-publicly owned nr-rd mencged viq

thc Urriversity of Menitobe withc resident qssce ie te dírce ton

2-i)t

Fiç. 5.8å.TATHH HALLRËSß ÐENCg

Averaqer00n;

Area

Vol Line

dou bl e

187çF

2,010

l\rea peroerson 93

ç.F

Vo'lune perÐerson I " 005

C.F.

Cos t per .S . F.Á ^^per i'ron s. Jö

Cost oer C.F.0er f"ton. $.uJ5

Types of Action/i \

t rl rearrangtnrifurn i ture

€effiG"Ð

G['rün

€"Þ

M

@

æ

€'e

&Þ@rf)

4'l Ian

ii:,:i

:i:i:

il:ii

o8

v -1

"& @

1

K=

-*

b ; ; w .¡þ g Þ\

@

õ (\l

r ¡

*4 g

*!.e

" (J

tui e

sJ

q,tr

FM

ß3

EÕ @ :-

_?.0?._

because of thei r vari ous 'l ocat'i ons and oni entati ons i n rel ati on to

spatìal organizat'ion and archì tectural expressìon " A recent study concl uded

by the Assistant Djrector of R.esidence categorìzed all the the room

variations for purposes of assessìng lveekly room rates'in relatjon to

their area and desjrabilìty.5 Wlthjn a given room, a student 'ìs gìven

either a fìxed or separate closet, a bed, desk, and chajr and in some cases

a chest of drar¡¡ers. These cornponents, he is free to organize wi th jn a

space whìch ranges in confjgurat'ion and area from 127 to 260 sq. ft. The

smallest double rooms hou¡ever, afford ver-v feur plannìng optìons unless for

exampìe students opt for bunk beds"

0ther factors v;hich add limitatjons to reorganiztng the space incjude

steam reg'isters under the ìarge r,;indol^rs, location of electrical outlets,

sinqle flourescent lumjnaries mounted on hìgh ceìlings, and hard pa'ìnted

pìaster f jn'ishes.

Lìfe Styl e

I{jthjn a sìngie or double room, â student plays a number of roles which

jnclude the student, the host, the creative artjst, the pey"sonal caretaker.

As a student, actìvities jnclude formal or informal studjes such as

readjng, writing, medjtat'ìng, day dreamìng, I jsteninÇ to music or radjo.

As a host, actìvitjes'include talkjng to onc's roommate or guests,

drinkjng, eatìng, makìng 1ove, loungìng or just fool ìn.o around. As a

creative person, â Student may personalize his space, make music, do

hobbjes or make somethìng to eat. Personal care includes dressing or

undressìng, lookjng after ones own health and hygiene, sleep'ìng and cleaning.

Ã"Stan Nelson. Proposal to jncrease room rent of the ìar.qer and moredesìrable rooms in Tache Hall made to hJ. J" Condo, June, 1972"

- ¿UJ-

since the majority of rooms at Tache Hall are double, a majorìty ofres j dents do not have a personaì space as def j ned by four r^¡al I s and a

door that they can open or close. A majorìty of students have to share

a space" In most cases, one's roommate at fjrst is a totai stranger, but

becomes a very close companjon or a dreaded nujsance after one or two

terms of resìdence.

The uray a student defjnes personal space within a shared space.is by

choosìng a bed, a desk, a chair, a clothes closet and the drawers jn a

chest, and by coverr'ng or fjlling these objects r^rjth personal beìongìngs"

A student may also define a space by the arrangement of these objectsjn the gìven space and by mounting posters on the walls adjacent to hisspace. Therefore personalization is clefinìng ones persona'l space ny

choosing and locating personal objects 'in that space. Once a personar

space js defjned, then a student can carry out the other roles of hjsìife sty'le within that space"

Outsjde the bounds of persona'l or shared space are several levels ofsoc'ial interaction. The first level is clefined in phys,ica'l terms by a

hall of singìe and doubre roorns who use a gang washroom. This group ìsalso defined in administratjve terms by the existence of a proctor who

represents the interests of both the administration and the student. The

proctor's role is to socia'liy an'imate students in a halìway and to act as

a djscipììnary force by teach'ing socìa1 respons'ibììity. The second levelof social interaction is definecl in physicai terms by a stairwel'lconnecting aìl four floors and in social terms by seìf government. The

open stairwells act as a connection betiveen floors so that members ofdifferent hallway sociar units interact. This serf government br-ings

together representatìves from each hall to make decisions about internalprob 1 ems .

-?_04-

The third level of social'ìnteract'ion is defined ìn ohysìca1 ternrs by

tast or lJest Tache Hall and in social terms by rìvai ry between these tr¡ro

communities. East and l,Jest Tache are separated from each other rather

then connected by a ìarge centralìy located audjtorjum at the tvro upper

levels, a lunch hall at the main level and recreation hall at the Dase-

ment I evel . These are the spaces r^rhere the tv¡o s'ides meet, but these

are the spaces that separate them. Rivalry is nra'inìy ìn sport actìvitìes

but extends to jnclude partìes, creatìvìty and self governrnent. The

result js two identjfjable communities and the nlembers of each are prouo

of the fact that they live eìther jn tast or ì,Jest Tache Hall.

The fourth level of social jnteractìon js defjned ìn physicaì terms by

Pemb j na l-lal l and by the need 'uo eat. Thi s j s where students from tast

and ldest Tache 'internrì ngì e wì th womeir res jdenis from l{ary Speechly l-laì I "

There are several other forces acting on soc'ial jnteractjon which cross

al I physi ca1 determ'ini ng boundar'ìes. 0ne of these j s the background of

the student" If two or more students con,.e fronr the same rural town, or

same urban nejghborhood they nrore than 1ìkeìy will seel< each other out for

companionshìp. Secondly, many students may meet fellow residents jn their

facuìty, lecture room, seminar or lìbraries and therefore become companìons

because of simi lar interests.

Agreements

The Directors of Tache Hal I jnit'iated this year a res'idends agreement

which resembles a tenancy agreement. A student resjdent must s'iqn this

agreement, and sjnce the legal age'is nol{ e'ighteen, and sjnce most fìrstyear students are over eìghteen ,vears of age, the agreement b'inds student

residents to the terms contaìned with'in it.There js a difference hovlever, betlveen 1ega1 responsjbjlitjes and

-205-

understood responsjbiljties" llost students, according to the assocjatedirector" are aware of the restrict.ions as u;el I as v¡hat is al lo'edthrough traditions. Althouqh the residents agreement makes ìt ver¡z clearwhat is not alrovred, students rearn from ihose student residents, rdho

return for a second year that students have more lìberties that lvhat theresidents agreement makes'it appear. Then what is the purpose of theresidents agreenient? 0nìy r,lhen a staff member makes an issue aboutcleaning dìfficulties jn the roons and about disrupt'ion of rouijne rdork,or when a student creates a health or fire hazard or dìsrupts neighboringstudents rnljth excessive nojse, then the agreenrent vrjll be enforced.Management and Maj ntenance

The management and maintenance of rache r-ial r is simi r ar to that f orUniversìty Coììege. There ìs ueekì¡r rnajd serr,¡jce to clean the roor¡sand change the rinen. caretakers maintain the public spaces. Laundryfacilities are provided ancr stucrents are responsibre for their own

ì aundry.

Personal ization and Communal ization

The Directors of Residence jnfluence the life styìes of resjdent studentsin several urays.

a) The Directors determine the prooortìon of students from unic.ity,rural Manitoba, the rest of canada ancr other countrìes that areaccepted jnto Resìdence.

b) The Djrectors assìgn neur students to rooms" some returning studentsmay be able to reserve a room of thejr chojce.

c) The Directors 'install proctors jn erlery l-laììrvay to socìaÌìy animatethe students and to maintain discìpì ìne through teachins sociarconsc i ousness .

-206_

d) The Djrectors requìre students to sìgn a Res

though 'it js not enforced in al I cases, the

to limjt personaljzatìon of dwellìng space.

e) The Djrectors rent rooms to tr^lo students r,vhì

for only one student.

icl entc Anrpernpnt. Even

res i dents a oreemen't tendsrvr qJr ev¡¡'

ch are ìarge enough

Tache Hal I 'is a very strong .inf lex'ible structure. This physìcal

envjronment does jnfluence the ljfe style of its inhabitants jn terms

of the types of personal jzatìon poss'ib'le (type I rearrang'ing furnìshìngs)

and jn terms of the h'ierarchy of socjal interactions Èhat ai.e set up.

The Assjstant Director has been able to personaììze space rvithjn Tache

Hall by nraking the necessary agreements'¡r'ith the admìnjstrat'ion ancl by

cuttinq an opening 'in the th jck masonary rval l thereby creating a one

bedroom suite, necessary for the'lìfe styìe of a married couple. Also

some students 'in Environmental Studìes and Interjor Desìgn have made

studjes into the flexjbjljtjes \^/ithin the boundarjes of the more spacìous

rooms" Some proposals are to add a mezzanine floor thereby gjvìng roommates

more privacy for study and sleepìng.

The Residence Student Association Counci I 'ìs the students voice in

makìng agreements amongst students and with the admjnistration. it js

through this representatìve body that more liberaì agreements are made

regardìng visìtìng hours and consumptjon of alcohol r,^rjth'jn the resjdence.

It is also through thìs councjl that aqreements may be jnitiated allowing

more personal ìzation of dr,;ell ìnq space.

Sj tuatjon 7: Renting a room (old fraternity house)

There are many ol der houses i n l^Jj nnì peg whi ch have been purchased or

are rented for purposes of transforming them into Fratern'ity or Sorority

Houses. These houses then function as club houses and as accommodation

Photo 5.7"þËLT'A UPSITONFRATENNITY

-207-

Dello Lf psllon Fref eu.nity; top * nne i¡l enrf rnnr*bottor-n r içrill - rÐi-T1i-r"loÍr" livi¡',rU i,"rùrìl

boltom ief f * sf udent's rÕüm

owncd e nd rnancçed l:y tfr,: f refer*1.1-5r

Fig. 5.1S.DÊLTA UPSILONFRATHRNITV HOLISE

Area ".,.4"1fîs. ¡,

tlolune".34.B40C,F

Area perI ¡\,perslnibJ..b'{.j

:;.F"ì;¡l¡1'r;g irp¡cersíìn(0). s"c0z

t,;.icst :ie r S. I:rer' 'ìci " i07.ì

Crrst 'rer i.:A^^^Ðe'f î !" .;Utll'

i,,:es':f ci-ti,r"

/a \

i jl exlSt,* r

fr:i"ni t:r re "eât'r.-1,î,lêi

(7,) ir,stal I en.iAriâr';e,rerscnalfuy"n i li;re/^ \i-r.¡ f ÊÌI4.'Sl^l I t'ri,terscne I cr cil',i,Lirral srec3

(4) tseo'rtitjonbase'ent sf,ìce

tll ¡ I -,

;t c

{6 ) ertend'ìn ,

usable sLì,ìcÊìntr b¡se';e:tt

2i:l

Seeond floon p$em

õ(Ð

@€f?-^

Meim f|ocr pl6nn0rth T\

/^

fusement fåoorsc@üg - luu= ff6u

mn€mt

i e dnGffig

@-H r!¿'ffi

/Ã\Éì.,+it.\i

bin,:ai d ecl

En I Bu

I

Ira IGvl

@@

I

IIt-flq)

?^:?

Flg. 5. [4.ÐËLTA rps[LofsFRATERNITV HOUSE

Ìe.ii'ro: Bl

llle,ì ?10S"F.

',./nl¡,--c I ?Ãá t vvvAT

iti'ei ìeÌ^nêrq4rr |1" 2'l^ì,, \, / L tu

S" F-

'iol l;; :enar<,'ìn

îei'll I ì

üm.d

ån*

¿"Ðms

8"t

i*uo**

]--

Ët0

dirin@

$æ8íì$A ü.d

1r

'-/ j".

Ccst ¡er S

rer r'ìCn $

i,osr Ðe!^ U"l-":el''-lon $.0-.i

T-ypes ,ri Aci.jl:r

(2) jcstalljnrand arranctjnr¡ersonel fur-nishinqs

ra^.\lJi 1âlntlng,car¡eiing, waììpa oer j nr;

¡,'Ir-i"rffii-riii'.ïffi

iiii¡}:¡iii;rl:

erti

Ðs[0ñ8g f0

_21 0_

for some of the members.

Physicaì Environment

The spat'ial organization of older houses may be particularly attractive

to fraternitjes or sororjtjes because of the large number of bedrooms,

the large ììvìng, dinjng and kjtchen spaces and the basement and attjcs

which can be renovated and transformed'into club rooms or orivate rooms.

Therefore, the spat'ìaì organjzatìon js both ìn harmon-v r,ijth the ljfestyles of such societies as vrell as hav'inq the potentìaì of bejng modìfìecl

to suìt the partìcular needs and limjtatjons of indjvìduals or the cnr^ipfri

as a group.

L'ife styles

The I ìf e styl es of members r,vho occupy rooms i n fraternì ty or sororì ty

houses encompasses a number of roles. To be a nlember in good standìng,

one also has to be a qood student" Therefore study'inq js ìmportant. A

member must also be ready to entertain other house members or visitors

that come aìong. As a member, he a'lso takes on certain respons'ibjljtjes,

be it pres'ident, treasurer, house manager or majn'Lenance man. Tnen

there ìs personaì care and creatjve roles such es personal jzjng one's room,

or preparìng for a house party. The house js usualìy actìve r¡rjth personal

stud'ìes, entertajnment, hobbjes, and fraternal parties, meetìngs or

maintenance chores. The house becomes an jdentìfiable social unit and

members create and reflect the 'ìmage that jt makes.

Agreements

l"lembers utho occupy rooms have no tenancy agreements l^t j th the f raterna I

socìety. Since onìy mernbers occupy rooms, the agreements and responsjbjl-jtjes are understood. Any breach of responsib'ìl'itjes means loss of favor

from other fraternity members.

-211 -

Aqreements concerning house rules, management anci majnienance responsì-

bìljtjes or conlnlunaljzation of spaces, are establ jshed at fraiernìtymeet'ings. Iilembers make pronosals regardìng socjal, f inancìa1 or renovatjon

programs u¡hi ch may be agreed to or voted clor¡in " ,As netv nrenbers w j thdifferent styìes of I ivìng become the majorìty, then ner.v aç¡reements and

nerv programs may be jnjtiated.

Property manaqement

l,lanagìng a house jncludes fjnancial concerns, rental of roons, organjzatjonof socjal programs and deleqatjnrl majntenance and domestjc clutìes " lf thehouse js rented then there is the rent p'lus utilìtjes to pcr.y. If the house'is purchased then there are mortgage paJ/ments, rnaìntenance costs and serv jces

to pay' Ïo majntajn fjnancìal stabiììty alì rooms are occupìed and majn*

tenance or house renovatìons kept to a niìnìnrum. In orcler to l<eep the

house functjon'ing, members are responsjble for normal maintenance ancl

dornest jc duties. llaintenance b¡z prof ess j onal peool e neecls to be kept to a

minimunl.

Personal ization and Communaj ization

A fratern'ity or sorority rnakes agreements rvjth the aporoorìate publ jc orprìvate agencies jn order to occupy a house comÞatjl¡le to thejr ljfe style.These outside agreenents as ¡¡el I as the internal agreenrents determìnes hor¡l

the house w'ill be used. Interna'l agreements concernìng renovatjons have

t0 respect fì re or hea I th requl atj ons.

uJjthjn this framev¡ork of agreements an,j lvithjn the phys.ical and technjcallimitatjons of the house, fraternjty nrembers are free to make clecisions

about personalìzatjon ancr communarjzatjon of drveilinq space. l¡.ljth tjme,life styìes' agreenents and the character of the house change. The house

may be refurn'ished urith al I sorts of ner,¡ and usecl furniture or appì ìances.

-212-

(type 2). Communal or personaì spaces may be redecorated (type 3).

l'leet j ng rooms may be created by mal<ì nq open j nqs j n wal I s between sÞaces

(type 4). Plumbing fìxtures may be added or relocated (t¡rpe b). Base-

ments may become club rooms or viorkshops anC attics nlay become extra

study-bedrooms to 'increase revenue (tyoe 6). Storage space for equìp-

tnent may be added on to tire outside (type 7).

Providing that the physìca1 envjronment and agreements are flexible, and

that the managernent and maintenance respcnsibjlitjes are not too lìmìtìng,

all seven tynes of personalizatjon and communaljzat'ion are possibìe.

Situation 8: Cwning and occupy'ìnq a nev,, s jnq'le detached house

it is estjnated that less Lhat 5?i of al'i full time students attendìng the

University of llanitoba o1.,,n a hone. This estimate is determined in the

djscussjon on students r'rho ljve at hone urjth their parents (S'ìtuatìon'i).

L'ìf e styl e

llarr jed or contnon ìavt coupìes wjth or ¡ijthout chì ldren and communal

groups may o\^/n and occupy a sjnqle detached dlvell jnq. The life st.vle of

a communaì group tnay be sjmjlar to the life style of fraternìty members

vtho occup.y rooms j n a fraternì t.y house r¡ri th the excepti on that a f ratern.ity

house acts as a club house for members ì ivìng elseurilere. The ì'ife styie

of a communal group js an aggregate of the life st.yles of its n¡emoers"

i'lembers may be s'ingl e, marri ed or con¡mon ì arnr, nialr have ch j I cjren, and may

be young or old. It ìs a corirhjnatìon of personal lìfe styìe and communal

ì ife styl e where each menlber has as nruch responsi b'il i ty to the group as to

oneself . It may be descrjbed as one bìg happy famìly.

þlarr j eC coupl es, vrjth or wi thout ch j ldren, r¡rho ourn ancì occupy a nouse

may I jve a ver:y private I ife. The roles of 'tamjìJi members jnclude

responsìbjl it-ti to other fanrììy nenbers as r¡rel I as to oneself . The marrjed

or common ìarv couple may be matui"e adults \irho nlay have l.lorked to establ ìsh

tt?_ LIJ-

Photo 58.WALLS HCAJSE

'flli:.¡*lÉ*,ì,e?sì

Þii/,

Wclls hnu*se ' fop- frc,u-rt elevolinrì

bettsrm * !ivinq re0sn

note fireplqee qdditicç"¡

rþ:rnsr oceilpried sinçle deteehed dweå[imç

Flg. 5. [5.WALLS F{OUSE

Area 8l 6AT

'i'ol urrìe 6,52ra,î-

Area perÐe)^son (2) 4oB

('E

'i ol ti:le l,ernerson (2')3.264

tt'

Cost cer S. F.¡er :-ìon S 217

Ccst ¡er C.F"peì ron. 5.027

Tynes of Actrons

/^\"¿)

tnsra|1nland arranrn n¡:personal rurnì shì nlts/^\(Jj 0arntrno,carreting,tval I paperinc

(a) alterinqstora",'re wali,i er'ìovjnq clcset(7 ) poss ì b'l eexrension

'.i /i

ZG.

rìrnËA tr'G

Ême

#ltr'õÐw)Ë n{l

T}þ--0

nð

6B

Ia

-

____,+_I$

II

_Â--\U

tì: srü¡ Ð

n0rth

0n859{

dimenE'

!ons{

-21 5-

materjal wealth before one or both return to unjversjty for furthereducat jon. In approximate'ly 75"/" of all .u.ur,6 one spouse may attenduniversity whÌle the other ila)i ¡16¡ft, look after chjldren or both"Agreements

With singìe students shariflg, ä house may be either or,vned co-operat.iveìyby the group or by one member. Tn the former case, each part owner jsresponsible for meetinq f inancial obl'iqations with publ ic and pr jrrate

agencies' Jn the latter case the or,Jner has sole responsibjlìty and may

act as a landlord, rentìng the use of the house to other occupants who

are then defjned as tenants. In the formel^ case, there may be house

rules and regulations" In the latter case there may be verbal or writtenagreements between the or.tner and the occupants.

A married coupìe or fami ly r^iìth children may have home or^rnershìp ïnone or both of the parents names. Effect-ive'ry, the entjre fam.iìy ourns

the horne and each menrber has f reecrom of acti on wi thi n the ru r es and

agreements that the fami'iy estabr ishes over time.Management and l,ja j ntenance

For all styìes of livìng, a otvner occupied nome requ'ires self management

and maintenance.

Personal ization and Communal izati on

l'{ithin the home, there are a range of publ ic to prìvate and communal topersOnal spaces " These spaces may be personal jzed and communal jzed jnvarìous types of actions similar io students who live at honle with theirparents.

oAuld and charres, Recommqndaiion on Additionar s4€¡r_Hgu:rr1g, p. z"

-216,-

Concl usi ons

l. Owner occup'ied dt^relììngs (situation .1,7,8) offer the most poss jbil-jties for personalìzation of dwellinq space because: (a) there are

no formal agreements between or,/ners and occupants that 'lini t act jons;

the ljmjts are developed and changed wjth time, (b) jt l's a non-profìt

situation where expendjtures for personal ization are Cetermined by

the famjly or group budget; most types of personaljzatjon are consjderecl

an investment and a betterment, (c) the supporting physicaì framework

ìs ljght r^rood constructjon allorvjng ìnternaì alterat'ion and externa'l

expansìon; tne drvelling rests on a large nlot of lancl detached from

any other structure which provjdes nany optr'ons for adaptation.

2. Prìvately ourned multì-dwelììng structures (sìtuatìon 2,5) offerlinlited possibiliiies for personalìzatìon of cirvelljno space. Usually

the types of actìons by tenants jnclude furnìshing and refjn'ìshinçy

a dlvelììng. Thjs js due to tenancy agreemenis ol leases whjch speìl

out spec jf ic rul es and regulati ons that I ìnl j t tenants act'ions, lvrì tten

by profÌt motivated property management agencjes lniho attempt to

mjn jmjze operatìng and ma jntenance costs by rentìng des jgned dureì'l-ing

units to desirable tenants r¡tho natch tlre specificatìons of the environ-

ment.

3' Publjcly ourned res'idences (situatjon 3,6) offer the least possjbjljtìes

for personal jzatìon of dwellinq space. The types of actjons jirclucle

hangìng posters, pìctures or lval I hangiirgs, or rearrang.inc the furn jsh-

ìngs 'included wjth the room (bed, desk, cha jr). Thjs .ìs due to (a)

resjdence rules and regulatjons either understoocl or r^;rjtten jn the

forrn of a tenancy agreement that restrìct any other type of actjons,(b) management poì jcìes that attenrpt to m'ininljze add'ìtional service

217 -

and maintenance costs, and (c) smal I inflexible rooms.

4. Co-operatìvely orçned r¡ultj-dr¡rel'ling structure (sìtuatjon 4) offersthe same possìbi I i ties for personal i zation of dwel l.i ng space as

privateìy owned structures. The types of actjons jnclucle furnìshingand refjnishjng a drveìlìng. The niajor dìfference js that tenan¡s

are represented on a board of clirectors who set poììcìes for the jn-nouse property manaqer to carrJi out. However, thjs student represent_ation has stjll not prov'ided for other types of actjons because tenancy

agreements speìl out rules and regulatìons whjch restrjct actjons by

tenants probabìy due to the need to maintain a break even, non-prof.itoperatìon jn an inflexìb,le phvsical environment, that does not respond

to a varjety of stuclent life styìes but to a specifjed tenant, nameìy

nlarr j ed or graduate students ) requ ì rì ng one or tr¡lo beclroom apartments .

5' l¡lhen the supportr'ng frante lrork js abstracted'in each student housing

situation and analyzed in terirs of zones, margìns and sectors ¡ 0r"ìê

rxay make ihe for ror,,rjng observat jons: (a) each supportìng framework js

composed of an arrangentent of zones, irargìns and sectors, (b) sjmjlararrangements may be categorjzecl toqether, (c) general cljmensjons ofzones' marg'ins and sectors may provjde infornration for designing a

model support structure e'g. ìt nray be possible to arrjve at a generaì-

ized djmensjons based on exjst.ing sjtuatjons.

6' Figures 5' .l6.

and 5.17. jllustrate the range of dinensjons of zones,

margìns and sectors for four cli'fferent zonìng arrangements jdentjfjed

in the eìght student housing sìtuatìons in this chapter.

7" Fìgure 5..l8. iilustrates the range of dimens.ions of zones, marqins and

sectors for al r of the student housing sìtuations.

:."

nË 7ñ{rïtrVú evl5U 9Fû9. 5. H6. 0ÕMPARISÐN

Zoninç Arnmrycrmen$

Zomc Ð rmnçes fnom

Mmrglm md nonges from

Zome A rmmges fnom

Mmnçãm em nomçes from

Seetos's nemgo f reo'u"l

Seaton-mnençlms l"u:rçc'fnom

Zomñm6 Anrmngemeno$

Fdengåm ffi€ r@mges fromm

Rome A ås

Zome Ç nemgcc fnom

Seetors nenge from

Seetçr*mmrgins neurge fnom

$dARGJN Afl{Ð SËgîOR DSMËþ$SIONS

Ð*md*A*mc*A*cd*D

, Bô¡+n#- *: atöÐt

++ n'1*

rÆ--+L{--Lql

Õ"t€llr---------Ì

r 6utÐ,r;t--r'ið iÏ-__l

GG*A*G8*t-me*A-mc

$+ s'b

Fìffi¡n !.ffi

r I'tt ,

"-;-r"i. ¡Þ Ir-=_--'

!H

r ^eT--i L---i - !I ñfl

r

0vú

¡**J I el aæ

F';H $ÐtwHîyl 8.

¡3[ ,

' tlB$Ï

g$

¿"-J û Fo

ffi-pm*w-qÐ-ffi-ãq *s- eq-g -qm -w-pÐ*G

ttf;T1

'uffilGft¿r ,Eë

,

æ"8Ð GrS0ffiJÐråJ *J$$&@g

w$J$ æfupx 6J&$SçS

6! S @u@U

8g sq u86rmw

GE ffi êe,808

sg qe sigffirBw

s! w êM$z

8g pÐ ugffirw

8B ffi êM@U

&uâeMafumirw &*guog

'f- ^l

ßd

IJ--J"Gßu"þ' ð-

ò rìi ptu"Àf

G.q e"'

¡,f¡^q3

nnffi v$)

,! ,lêA¡9r g€ (- I

flß I 4o' \"id Ss

å¿r 78' ßwg t_l s----4 r @Å Ê'

êJB su8&Jpetr - "8@&æS

uJûJ$ ê&eimJ si@&$as

ußfi

sB:V-qÐ-ffi- sq-3-sq-ffi-qÐ- V -sÐ

aii$J# $afuB.s o êu@u

ru@r$ 6ê6umr 0q urfuÐw

ui0j$ s86uÐJ ffi êu$z

gN$¡sN3w¡G H0å33S frNW h$å$HVBry'BNÖZ S0 Nos[Mwdw03 '¿E 'ç :6H

;at)

uiÐr$ sê6uÐr qÐ usÐrÐw

wor$ ffiffiuBJ w êuou

s8 0Ð u8ßiÐw

ðuaura6uÐ.6JV &unuo¿

uæq ;

@&'-,s-r

¡qß¡DffJ@&'nÞ'

| @lßh' !¡

W uß'"

IßI

LB* {anlô¡ (1Jd, 8W

Hn,* ,

^!ì 6ì"ñ N I

\/+ rt3 B

.ß*"Q' e¡i$"s S&ÆJ GuEffiiBus -JÛa&es ¡u 0d

-aÊ -"9 wer$ BfuÐJ sffiðs@s $wÞ 0w

sg8 - uþ uÅ@éé sefumÆ Ð $M@a

n€*us" eff@Jß ß&fuBJ &q Mt&Jmffi

#Li:-l@è' ,g

!

L--------J IFßIßus I- I

nn i---l--.¡çG"

' uffi,i@å

u$11

*6 -u& effsJß B$ÐuffiJ ffi ffis$@R

us*eçg ß.M@r& BñffiMBJ qB ME&reN

uffi*,s eeå@i$ 8e&umi ffi& NE&ÁmN

sæ8*s¿ W@J$ @e&MÞJ W @M@g

u&sBiBdeM&$

SNOBSNBffififfi MOåSBS ffiNV Nf,$MWffW ,3Nffiæ SO NGSßNWdWO$ "88

.:.! ,,

u0ß *s8 Mi@J$ seffiMmJ PÐ

uffi-uG W$"sð sêfu&J ffi

uB&JÐW

6M@E

BBþ*æe@

"G &gs

CHAPTER VI

DTSIGN MODEL: SUPPORT STRUCTURE

Lrl teri a

The Introduction identjfies seven types of personaljzatjon (or communal-

ization) of dwellìng space. tach type of action affects a certaìn aspect

of the phys'icai envjronnent and requìres the right of say of e.ither the'individual or the communìty. If an inclividual has the rìght of say topersonal'îze then that aspect of the physìcaì environnleni affected js a

part of a set of detachable units. If the comniunity has the right of

say to communalìze, then that aspect of the phys.icaì envjronment affected

ìs a part of the support structure" Therefore, depend'ing upon where the

right of say'ljes, those aspects of the physìca1 envjnonment affecied

could be e'ither supports or detachable un'its. Thjs leacls to the fjrstcri teri on :

l. A des'ign modeì for a support structure should demonstrate the following

types of personal'i zati on or conrmunal j zaii on: ( I ) rearrangement oflandlord's furnishìngs " (2) jnstallatjon and rearrangement of personal

furnjshings, (3) refjnishing of wa1ìs, froors, ceilings, (4) reparr*

itjoning of the dwel 1 ìng space: (5) addìng, subtracting or combÌning

plumbìng f ixtures, (6) internal expans jon or contraction of clvrelì'ing

space, (7) externa'l expansjon of dwelling space or an alteratjon of

transparency, transl ucency 0r opaqueness of exterior r¡lal I s.

Chapter II jdent'ifies four categorìes of student l'ife styles. These

221 -

_222_

are i) singìe student'individua'Ìs, ìi) marrìed students without chiìdren,

i'i i ) nrarried students r¡ri th ch j'l dren and i v ) communal groups . The conmon

need of all these life styles js shelter that is fit for habìtatjon"

Students also need automony and responsjbi I ity for personal izing dl^re1 ì ing

space. Both of these needs can be fulfr'lleC through partic'ìpatìon in the

hous'ing process. A second crjterion Ís:

2. A support structure should be able to accomntodate a variety of 1ìfe

styles" Th'is criterjon basjca'lly affects the size and type of dwellìng

and the jnternaì organizat'ion of spaces and equìprnent. There may be

some outward form of express'ion v'ia personal furn jslrìngs, special

finjshes or ì ìghting, and treatrnent of the facade.

Chapter III discusses the effect that The Landlord and Tenant Act, the

standard form of tenancy agreement, 'landlorcl's rules and reguiatjons and

munìcìpal by-iarrrs have on the act of dwel'1ìng. The third and fourth

crjteria for the design of a support struc'ture can be dravrn froni the

concl usi ons of thi s chapter.

3" A support structure can be considered to be an arrangement of sectors.

The position and dimensìon of sectors should be definjtive so that a

premises may be describecj jn a tenancy agreernent as beìng composecl

of one or more sectors "

4" Detachable units or lancilorci's fixtures should be classified in two

gr0ups:

a) those v;h jch are nlovabìe by a tenant vrithout a landlorcl's c0nsenj-, and

b) those wh'ich are novable by a tenant r,vjth consent of a Iandlorci.

Those which are jmmovable are considered as beìng a part of the

support or rea'l property.

Chapter iV dl'scusses the need for property management poìicies for each

-223-

type of personal'izat'ion (or comnunal izat'ion)" In terms of detachable

units and support space, the fifth and s.ixth criteria are:

5' For al I detachable units which are movable v¡'ith or without a lancllord,sconsent, a maxjmum and a minjmum quantìty of each type of detachable

unit per dwell'ing space or per sector should be provjded. îhe number

of different types of components should be m.inimized to reouce

confusjon on the part of users, arrd to reduce the need to exchanqe and

stock ìarge quantitjes of components.

6' The minjmum ìncrement of expansion or contractjon of dwellinq space

should be one sector.

Chapter V anaìyzes eight student housjirg s'ituatjons to determ-ine the

relationship of life sty1e, agreements, property menagement and thephysìcaì environment. It is conclucled that each siiuatjon has sl-ightvariat'ions jn each of these factors, and that the resultìng type ofpersonal'izatjon and communalization observecl 'is ìn response to all ofthese factors. By analyzìng the physical environment in each case,

the areas and volumes of dwell'ings are determined. These faciors are

divjded by the number of occupants, and the area and volume per person ìsestablished. By djvidr'ng the rental rate per month by the area and volurme,

the cost per square foot and per cubr'c foot per month is calculated.These stat jstics provìcle a range of dwel I ìng areas and volumes, dr,re11ìng

area and volume per person, and cost per square foot and per cubic foot.Each housing situation is also abstracted and illustrated as a combination

of zones, margìns and sectors. From thjs, jt js possibje to deternljne the

character of existìng housing as describecJ by its zoning arrangement"

Also, the range of djnlensjons of the vari'ous zones, margins and sectorsprov'ide the basis for establ'ishìng the d'imensions of zones, margìns and

_224-

sectors jn a design nrodel for a sunport structure. A seventh cniterion

ì-.

7. A support structure shoLrld ref'lect the characterjstjcs and

dimensjons of present space.

Rabeneck, Sheppard and Torvn have identifjed ten present housing

desìgn characterist'ìcs which tend to ljm'it the act of dvreì1ing. The

fol l owi ng charac Lerj stics apol y to nrost conteìnporary housj ng buj l t i n

l^lì nn'ipeg:

l. Spaces are CesìgnecÌ for one functjon only and are djffjcult to

use for any other purpose e.g. use of bedroon as livinq room.

2. P.oonr proportions are jn keepìnq wjih iniended use"

3. Rooms are prov'ided r¡rjth function-related fixtures and fitt'ìngs,

e. ç{. wardrobes i n bedrooms.

4. Lìghting and socket outlets are located accordjnq to the planned

functjon of the roonl e.q. I jqhtjng reiated to bed"

5. ldindows are desìgned to reflect the function of each room e.g"

small wjndouls in bedroor¡; larser windoits jn ljvìng rooms, r,ljth

lower sills.6" Genera'l'ìy, one I'ivìng space ìs provided"

7 " Access to rooms other than the ì ìvi ng room i s by v;a¡r of a narro\nJ,

mi nimal hal I r¡rhich cannot be used f or any prupose other than

circulation.

B" Sinqle door access to al I roons.

9" Cutdoor space 'ìs access'jble fronl I iving room only".l0.

È.elatjonshìps betr,.teen rooms are generalìy based on shortest

djstance betvreen assocjated functjons, e"q. kjichen next to dìn'ing

-225-

roont, bath next to master bedroom.l

Rabeneck, Sheppard and Touln have ajso jdentifjed fourtsen basic requìre-.

ments for housing that recognìzes ihe need for adaptabìlity, and the act

of dv;eìììng:

l. Rooms and spaces ujthjn a unjt shoulci, as far as possjble, avojd

extremes of size.

2. Rooms should be neutral in terms of form (sìmple volume)"

3" ljoors and windows should be located to allow a var.iety of uses to be

made of the room.

4' Avoid centra'l ì ìç¡hts and other space nrakìng phys'ica1 constra jnts.

5. Avoid expressìng room functions on exterjor je. r,rjndor^r sjze varjation,outdoor space adjacent to ljvìng roon"

6' Allour for many functions in each room and a varìety of zon.ing possibil-i ties "

7' Provide utjlìty room or'large kjtchen and bathrooms to store equipment

and apo'liances.

8' Servjce systems should be separate fronr the basic bujldìng fabr.ic ancl

readily accessjble for servjcìng.

9. No equ'ipment, storase or furniture should be built-in (but ma.y be

included in dr,velìing as landlord's fixtures).l0' Plan form should allow a varìety of possible jnterconnectjons Deudeen

rooms.

I I " C jrculat jon space should be cons jderecl as roon h,etu-leen rooms ancì not

as access onl,v.

rRabeneck, sheppard and To'¡n, "Hous'ing Flex.ibjl jty/Adaptabjl ity?', p. 7g"

-226-

12. Provide a spare room v¡hich may function as a guest room or a second

'1ìving room"

13" Form of construction should emphasize ninimum alteration costs"

14. A wide range of alternative space usage must be possìble at mjnjnrum

,?cosï,.

The above desÌgn criterja are adopted in this Chapter as criterja for

the desìgn of a model support structure" Addjtional crjteria that aoply to

the desi gn of a support structure are I i sted as f ol I ov,rs :

l. A support structure should have a structurìng pattern that suggests

the use of VafioUS local matefials sUcil aS cact ìn nlara r'nr¡ç¡ glg,

masonary constructjon.

2" A support structure is not a skeleton but an enclosure"

3. A support structure slrould def ine varicus sectors so that a dvrell'ing

can be made up of a sector group"

4" fïechanical serv'ices (plumbìno) should be prefabricated in unjts and

coupled together on site"

5" i'iechanjcal servìces should be located Lo provjde a max'ìmum nunlber of

vlet function (kìtchen, bathroom) locatjons, sjzes and configuratìons"

6. The number of mechanical serv'ice cores should be minimized.

7. l'4echan jcal ventilation should be ninimjzed by us'ìng naturaì ventjlation.

B. Central heating should be suppl imented wjth jndivjdual space heaters.

9. tlectrical djstrjbution should be contaìned in the support structure,

but v¡j th extens i ons poss j bl e throuqh the detachabl e uni ts "

'l0. A c jrculaijon pattern ',^rjthin a support structure should a'llow occupants

of every dr^¡ellinq to contact occupairts of every other dr¡relling wìth-

out passìng outsìde for reasons of: (a) colcl climatic condjtjons, (b)

2Ibjd., p" Bl.

-227 -

socjal interactjon, (c) servjc'ing dure'llings ancl (d) access to communal

space.

ll. A cjrculatjon pattern should qjve the nossjbjljtjes for: (a) single,double and tripìe aspect in dwelììngs, (b) horjzontal or vertjcarcombjnations of sectors wjthout cutting holes through floors to createjnternal sta'irvlays, and (c) two neans of egress from every dvrel'l-ing.

12' 0utdoor space: (a) that ìs adjacent to every possibre dr,veilinq, (b)

that is not a token, unusabre area, but'rarge enough to be used as

an extensjon of dwellìng space, and (c) that may be transformed by

i ts occupants j nto senlj -j nhabj tabl e space.

The folìor',ring model support structure nay not satisfy alì of the crjtenjalisted in the Chapter' However,'it does serve to jllustrate some of the

ideas that are discussed. i'lany detajls need to be vrorkec out before

constructjon could ever be consjdered, and poss.ibÌì-v the des.ign r,vould

change in response to practical itjes and economjcs.

Model Support Structure

The criteria developed in prevìous chapters for the des.ign of a model

support structure are shotnrn to relate to the concept of zones, margins,and sectors. Figure 6.1" ìs a grid of various types of zones, margins,

anrJ sectors. Each is discussed qual itativeìy and quatìtativeìy.

Qual jtative descrjptìon

Zone A: Private interior space wì th relation to exterior.Zone B: Prjvate jnterjor space; no relatjon to exterjor.Zone C: Pubìic space, jnterior or exterior.

Zone D: Prjvate exterior space.

i4argì n ad: I,'lhere n¡ateriar separatì ng zone A from zone D occurs.

&Bqmpså&gôr^md Ágææ*g * xog*æ6we0$ u@Ë&Ð$å.$ 8ea "æsm{È6 "8@8áffi$c,89 ê$meE.$d

8ßqffiiQrå8$i$@ eß@êr$nxogxegxæ æ$ $GEåÐgÐ* uæsmds .$GEJ&$uß 6geÂ$J6[

s@M@E ÅMê$&li pm $8 8g&SB.$ê&$m.nBq0

iÐtBú$ ¡m"sm$Sm¿låS

.åe8"4ê&Xê E&8A$ q.8rr&Ðåê"$ - @$müs .ar8iaêÊi0 êåme$Jd

a0Ð6s "¿0riæ&x@ @&mAgid

"808J&$Kê" qô8ffi eåÐ{&mgÐi @uôÐm€s J@8"{@ôrJ8 êWê{0Jd

ssm@$ .80$Jæ&u8 sggq81d

u,{. X au!&JÞw-.r@$$sSì

U@*Åffi'K@ 8.8@gs@S- ffi

UVUÅWUHV Br@&sBS*W

aq'qm *pm su*gSxory

ffi @u@u

0 Ðu@u

B êu@u

w êuoz

sM0i_3puÐ'sNlÐHVþqå 's3f;N0u"0's"ffi9$

-229-

l'1arg'in ab: lJhere material separating zone A from zone B occurs "

l4argìn bd: tr'Jhere materiar separatìng zone B from zone c occurs "

Sectors X,Y and Z: Clear sìlace betuieen structural material - a structuraJbay that may be freeì.v partìtioned" In some cases, a sector may be

defìned by plumbing stacks or vrindor¡r and door locations"

A-sectors AX, AY" AZ: Spatial units - minimum areas of private.interiorspace with relatjon to outside. l4aximum areas include acljacent mang.ins"

B-sectors BX, BY, BZ: Spatial unjts - minimum areas of pr-ivate interjorspace; no relatjon to outsìde. þlaximum areas jnclude adjacent margins.

l'4arg'ins xy and .yz : l,Jhere structura I materi al separatì ng sectors occurs "

In some cases, non-structural material or servìces may occur in these

marg'ins.

Quantìtatjve Descri ptÌon

Djmensions of Zone A and Zone B: relatecl to the antjcìpated dr,rel'ling

functions that may be located in the zone"

Dimension of Zone C: related to the anticìpated pubìic activities thatmay occur jn the zone.

Djmension of Zone D: related to the antìcìpated exterjor actjvjtjesthat may occur jn the zone"

Dimension of margîn ad: if no movement of material is anticipated, then

the dimension is related to the lvìdth and location of f .ixed material.

If movement is anticipated, then the dimensjon of margin ad relatesto: (a) the mjnimum increment of movement that significantìy altersthe quaìity of interior or exterior private space, (b) technical

I im jtations of mater jal and connections betr^reen mater.ial , (c) contract-ual ob'lìgations in respect of nejghborìng tenants and landlord such as

prìvacy and erectìne tenants fÌxtures, and (d) managerìal po1ìcìes

230-

regardìng increasìng or decreasìng material requirements.

Dimensjon of marg'in ab: reiated to antjcipated maximum and m'inimum

dimens'ions of adjacent zones .

Dimension of margin bc: sjm'ìlar to consjderations for margìn ad"

Dimensions of A-sectors: AX, AY, AZ and B-sectors BX, BY, BZ are related to:

(l ) The minimum areas requìred b.v 1ar,r. i'lunicìpal by-ìaws should relate

min'imum dimensions and areas to sectors instead of nooms" A minimum

s j ze dr,lel I j nq i s then composed of one or more sectors that may be

f ree'ly partì t j oned .

(2) The need for a niaxjmum and a m'ìnimunr sector area that can be rented

by propert¡l management ejther seoarately as a dv,,el I ìng or in

combinatjon r^rìth oiher sectors to form larger dr^rellìngs.

(3) The technical and economic ljmitations of maxjnum and ninimum

structural spans.

(4) The s)ze of general, spec'ific and utjlity functjons and their

combi nati ons vri thi n a sector.

0f these above four consjderations, poìnt (4) is anaì.yzed in detajI in

Chapter V; the djmensjons of zones, margìns and sectors are related to the

size of dwelling functjons jn existìng student housjnq situatjons'in

l,l'innipeg (see fjgs. 5.16. , 5"17., 5"1S. ).

Zon'ing Arrangernent

Figure 6"2 illustrates the proposed zoning arrangement for a model suoport

structure design. At one level the arrangenent is D, A, C, B, A, D, r¡ljth

margìns between each zone" Thìs gives the possìbìlìty for sjngle rooms on

one side and sing'ie aspect dr,rel I'ing un'its on the other side ol' a pubì ic

interior corridor. At another level, the arrangement becomes D, A, B, A, D,

r¡rith an enìarged ab nargìn replac'ing the C zone. Thjs gìves the possibì1ìty

ffir'.t g? 'm>ã oE

=ì @ 5-CÞ å3.^'ß ä OH n (P

s.o ffi=5

rj

-'a 'Tr

Gä.

5m

=-J5"(Þ

ñõ'

x.v"m

ffitug¡6annp

ê [6u os

&uaL¡Ja6¡iD.¡"¡V

I

ffiw

êu0z[æea]

8"MGEJ

&3ædspê[&uss

fr

008rÁi!Ðås

þ¡I¡

Its:

q

I

å

w

ffiurggon*pdsCI ê[qûn0ü {

l[J!r 6urg¡amþdso a¡frurs

ffiI

$

I

I

I

I

¡

_i

$e¡êwêfuÐJJÐ ê!J0Z

æ [êÁ87

! 0'tffiûttrunn+n sê * *:rt-""'F {t\

I¡

It

J

¡

I

w0@"¿

4SedsÐ* _alñsrÞ

Ð ôfqfllOffi

I

Iô

tI

l. r- ):

SÅN3W3$NVUHW æWæ.a.s .&ru

uor$0ês

-?32-

for larger double aspect dwellìng units lvith access vja staìrt^rells.

Dimensjons of Zones Margìns and Sectors

Figure 6"3. illustrates the zoninq arrangement D, A, C, Bu A, D at Level

one and D, A, B, A, D, at level tu/o. Each of these zones and thejr

adjacent margìns are assiqned a djmens'ion at thìs stage of the analysìs

that corresponds to the djmensions of sjmjlan zones and margìns found jn

exìstjng student housìng situations in l^lìnnìpec (see fìgs. 5.16", 5"17.,

5.r8.)"

Figure 6.3. also'illustrates three sectors X,Y, and Z, each wjth a

djfferent dimensjon. These dinensjons are al so based on exjstjng sector

dimensions found in student housìng. Sector margìns have not been

.--;õh^.r. Äi-^-sjon sjnce the sjze of structural materjal js not assumed.o.)> l9f rËu cf u rilc¡l

Analysis of munìcìpa1 by-1atr,s, proÐerty manageinent re-cu jrements and

structural limitations þ/ould generâte more definjtive djmensions and areas.

This however, ìs beyond the scope of this ihesjs and jt js a subject for

further study.

F'igure 6"4" js a sketchy analysis of -uhe varjous dwelling functions that

may occur wìthin the A and B seciors. A more ìn-depih analysìs'is requìred

to determjne a maiorjty of the combinatjons of functjons' Perhaps

computer analysìs ma¡r be jntroduced at this level"

F'igure 6.5" illustrates the main elements of the desÌgn model for a

support structure. The¡r are I jsted as l'ollows:

l. Tt js composed of sìx djfferent size sectors that can become dwel'lings

'independently or in combination (zoned areas) "

2. The sectors are def 'ìned by structural bearing l'laì ìs pierced in

annrnnriate ^'1^^^^ +^ ^'rr^" for various horizon'ual combinations of-Tr,-T, .--- PlclLC5 LU d¡ lUl'l

sectors.

" 233

Få9" 63"ÐSMH$$Sü@NS GFfudARGåNS SgTT@ffiS

Sestor XFrüve$epwe8Samg

Sp@€e

Sec$or X

See$or gFrãvø$eDwe88ãmmSpece

See$CIr X

See$or V

Seetor X ïg

Leve8 Aüome Arrwmgememg

LweE å

äome Arremgememt

Agä-

A

(ø3

trq@ ffi"

I ,tR

&l

¿È

>

w n€ 'rÞ 4 w wþ

f\,,

C,J J.: I

dim

emsI

try\

6U

Fü

@ Øð

1Þ ¿

\" ffi

Fig. 6" 5.PLAN GF

?35

Zohre ldímc¡l

4'ls'l oau

_236_

3. A servjce elevator opens to the outside at the majn level and to the

ins'ide at other levels.

4. The facade is f'ìxed but the panels are jnterchanoeable (translucent,

transparent and opaque). A. flexjble facade can be erected outs'ide

or insìde of the fìxed facade to create a buffer zone.

5. The fixed plumbìng fixtures'include the tub, basin and tojlet; the

kitchen s'ink and drain board are detachable aìonq l^rjth the separate

wash basin in Zone A. The fixed nlumbinq fixtures can be combined in

various ,rrays by us'ìng part'itions"

6. The balconies are rnriCe to accorirnroclate outdoor act'ivities such as

barbecuìng, child play, and sun bath'ing. 1t also allovrs for enclosure

and the creation of a buffer zone such as a greenhouse"

7. The scissors stairs offer tv,io means of egress from a var'ìety of

dwelIing types ancl they also permjt vertical expansjon for turo

dr¡lel I i ngs rvi thì n support structure.lF. \ .ìrSection T-T (Figure 6.6") jllustrates the separate exit and enL,rance

for the scissors stairs. liajn entrance js at a half level above grade

and it connects to one side of the scissors stairs. Exit from the other-

side of the scissors stairs is at a half level belovr qrade. The ma'in

level and basement level are jnterconnected by a fljght of stairs and

this sta'ir pìus the jnterconnection at ihe roof level pernìts free

circulation of both sides of the scissors stairs"

Section S-S 'illustrates the various t-voes o'f dr^¡elf ings that are possible.

At the basement level, a publjc corridor separates sìng1e aspect dr,rellings

from service spaces (ìnc1udìng exchange facil jtt¡, r^iorkshop, storage,

mechanicall" linuble asnect dwellinas are nossible at the maìn level.

Fôs"6.6" I I I I

MomËL suPPþRl Srñrjül

pectão+r

t37 -

SËÜT$

Leveå 3

Lcve$ 2

Meirl åevcl

-T'

A$4

sec !e¡a&3Zomee

8'l'" !6u

Exit

-238-

A public corrjdor at level tvlo separates sìngle aspect roolrs from the

loler floor of tr,;o storey dvrell'ings. The upper floor .is at level three

and the internal vertical cìrculatìon between floors is via one side of

the sc.ìssors stairs. The roof funct'ions as publ'ic outdoor space (terrace)

and public indoor soace such as a party or meetjng room.

F'igure 6.7" illustrates noss'ible s'ingìe aspect rooms that occur at

level tr¡ro. Singìe aspect dr,¡ellings are illustrated in fìgure 6"8. and

they are possr'ble at the basement level or level tr',,o. F'ìgure 6"9.

illustrates double aspect dwellìngs that are poss'ible at the ma'in level

and the thjrd level. Figure 6..10. ì'ìlustrates possible turo storey dvrel'lings

r^r'ith the lov¡er floor at level two and the upper floor at level three.

Figures 6"1.l",6.12",6"'Ì3., and 6..l4. illustrate one possìble comb'ination

of dwellìng types r^r'ìthin the nrodel support structure.

Fìgure 6..l5 illustrates pubìic indoor and outdoor space at tire roof

level . ijote that one sice of each sc'issoìs stairs afforcis private access

(toned area ) to the roof f ronl tire '[rvo storey dr,vel I i ngs bel orrr.

2r9

Fà9.6.7.

SONGLË ASPËCT ROTfu4S

144 sq. ft.

Agö sq. ft.

- 2,i ii

ffig.6,8.SIhJGLË ASreCT

l"==-'l-:I

I

ÀiHI

I

.l

.-,, .-+l

I

I

4'lI

ö'itl

Zones

?t::

Fdg. 6"9.DffiJffiLE

{f)rO

-----@--

@L

Gu@

@frn

Zoarcs

24?

Lcveß

J{f"S

)û

Ft6" Þ.tIBASËMËMT

di¡nesl

å2'

wx

Þø

u@ r- ü

\)

@ft)

i4a,

Foç. 6.í$.SECOND PtAN

onEqul qd $snenslg5r

"i"lÉa; =,1.! 1" lö

TI

_ is

ün se dl,c I lf'.'

ffi w @ &

r- w

q & nt

I t-,- I

& (r{"

4

q @̂

@

A w qÞ

*

0tffi

ffitç

\w

a

l:l '!i-,' -

trtm a [ñs 0u, v. taJ.

RæFi

b'JZ*heq'lB'

di¡rrcns

lä'

Zones

CONCLUSTOi\S

After studyìng exampìes of European housjng projects in chapter I and

anaiyzing ldinnipeg student housjng 'in chapter v, jt js apparent that

personalization of dv¡elling space is the natural result of the act of

dleìììng. A natural relatjonship ex'ists between man and dwellinq

independent of cultural differences.

The actjvities of adapting the physìcal envjronment can be categorized

jnto at least seven types of personaljzation (or communaljzation) of

dwelling space as djscussed and ìllustrated in the Introductìon. These

categorìes do not necessarì1y encompass all forms of adaptation of the

dwellìng env'ironment, but on the other hand, not all seven types of

personalization are made manifest in a specifìc sjtuation such as student

co-operative rentaì housing. There are many ljnjting forces actìng on the

housing process; four are analyzed: ljfe styles, ìegai agreements, property

management and the physìcaì environment.

Life sty'les refers to a sty'le of 'lìving. There are at least four sty'les

of I iving ìn student socìety: I jv jng indivìduaì ìy, ì.iv.ing as a marr jed

couple (or fivíng common law), 1ivìng as a famjly wjth chjldren, and

'livìng communaììy. Each styìe of iìvìng is a stage jn the ìife cycìe

through whjch each indìvidual takes a clifferent path" At each stage, there

are certain requjrements for a volume of duielling space, and each style

of ljvìng requires a defin'ite subdjvjsion of space ìnto personaì and communal

areas and utìì'ity rooms" Houlever, modern student housing offers at best

three alternat'ives: bachelor apartments and one bedroom or two bedroom

-248-

-249-

apartments. l'lost students can aclapt their siyìes of I ivìng accorclÌng tothe layout and size of th-o d',lel ì'ing space, but there are also some

students who would take advantage of the opportunìty to aclapt the physìcaì

environment to better accommociaie theìr styìe of livìng.it is proposed that in aclclition to an individual,s right of say to

personaìjze dlelììng space by rearrangìng lancììord,s furnjshìngs jn a

furnished dweìl'ing (type l) or personal furnjshings jn an unfurnjsheddwe'lì'ing (type 2), and refjnìshìng drtrellìng space (type 3), students need

the r jght of say to repari'ìt jon dr¡rel ì ing space (type 4) jn orcler io createthe desìred numbers, s jzes and locat jons of peì"sonâl , ancl cgmiliunal areas.

The desÌgn of the facade jn a repariitjo¡rable drve'ìling is ì¡porranr.0n the one hand, ìt can be des ì gnecì lvj th a i¡and of u,rj ndorvs such as

lniies van der llohe's Apartment House in Siuttgart, Germany (jg?.7).

Al ternat jveiy, the facade can be cìesìgned r¡ri th interchangeclbl e facade

elements such as the l'lontereau AÞantnnent Tor¡ler by the Arsene-l1enrj Brothersjn Rheims, France (i970). A fixecl facade v;ith a band of v;jndows ìnterruptedby structural rrulljons 0r solid paneìs js rnost sujtable for a subarctjccljmate such as jn l,Jìnnipeg. Horu.,ievei, nodern apartment bujld.ings have

sl ìd jng glass doors onto prìvate oLltdoor spaces that are technìcal'lysuccessf ul ' The greater aì^ea of a facacie coul d be constructed wi th simi'lar'i nterchangeabì e or si idÌ ng paneì s that are transparent, ti^ansl ucent oropaque' Therefore, windol^,rs and soì ìd paneìs could be located accol^ct.ing tathe jnternal layout of personal and communal spaces.

sjnce a maiority of students remain at a fjxed adclress for a relatìveìyshort ierm of tenancy (generaì ly eìqht months to one year), the.r/ may no.l

want to expand their dwelling into r¡acant acljacent jnternal space (type 6i.Ïf the term of tenancy js more ihan one year and the style of living demancls

more space, then s tudents may tal<e adi¡aniage of i:h j s optì 0n a.s opposed to

-250-

moving personal belongìngs into a larger dwell'ing space jn another

nei ghborhood.

It js concluded that ìnterchangìng pìubming fjxtures (type 5) does

not gaìn much advantage as far as jnternal 'layout of dwel'ling space is

concerned. This type of actjon seens vjable on'ly'in conjunction with

internal expansion ìnto vacant adjacent space where add.it'ional or

different pìumbing fìxtures are requjred. Alternatively the washroom

pìumbìng fìxtures (turb, basin, 14,.c. ) can be fjxed in a locatjon that

permits various combinatjons in one or severaì spaces and the kitchen

plumb'ing fìxture (sjnk) can be detachable.

Internally expandabìe (or contractable) dr^rel1ìng space w1th a l'imjted

number of jnterchangeabìe plumb'ing fixtures (kitchen sjnk) can be

advantageous for property nranagement. A varjety of dr,vell ìng types and

sjzes can be offered for rent to a market that js constantìy changing.

A dwelììng can be modernized by updating plumb'ing fixtures.

Property management utjljzes tenancy agreements to spec'ify a tenanfs

r.ight of say regardìnc personal ìzation of drvel I ing space. The standard

form of tenancy agreement as prescrìbed by Part IV of The Landlord and

Tenant Act does not ljmit the act of dwelììng. The jntent of the new

'leg'islat'ion is to rega'in a balance betv;een the respectìve rights of tenants

and landlords, to ensure a tenant's rjght to a prem'ises jn good condjtjon

and fit for habitatjon accordìng to municipal by-lar^rs, and to ìmprove the

bargaìning positìon of tenants jn order to make the freedom to contract

more realjstic" However, â landlord's rìght (as applìed by oroperty

managens) to include additional terms in a tenancy agreement that are not

negotìated with a tenant usualìy resuìts in an agreement that restrjctsspecìfìc tynes of personalìzation such as repartìtìoning. sìnce The

?51.-

Landlord and Tenant Act assunres that munìcÌpa1 by-laurs ensure a tenant

of a dwelling fìt for habitation, there are no statutes ihat give,cenants

the right to adapt the physica'i environment jn order to make jt niore fjtfor habitation. Therefore a tenant's abili'cy to bargain rvjih a landlorcl

concerning the rìghi of say to personalize duellìng space depends upo¡

their relationship and the character of the ph.ysìca'1 enr,rironment in each

specifjc situatjon.

l4unìcìpa'1 by-ìatvs translate the po1ìc.y * a clurell jnq r¡ust be fjt fo,r^

habitation - into a set of min'imui'ri quantjtatjve requli ements that tend togenerate comformìty of dwel I ìng units, -ihis poì ìcy needs to be ti anslated

into requjrements that recogn'ize the need to rejntroduce a natural

relationship'into rental housìng where housing Ìs the process of peopìe

adapt'ing theìr dr,vel i ìng environmeni instead of peopìe having to adapt

thejr styìe of ljving accordìng to the des'ign of an jnl'lexjble environirent"

To conclude, it seenls that a margin separates those aspects of the

physical environment that are a part of a set of detachable unjts from

those aspects of the physjcal environment that are a part of a support

structure. Presently, rearrangìng furn'ishings js r,rithjn the rjght of say

of an jndividual whereas repart'itìon'ing, jnterchanging plumbing fixtures,internal or external exDansjon of dwellìng space and interchanging.facacle

elements js r¡ljthìn the right of say of a landlorcì or communr'i.v as iepre*

sented by a property manager. Refjnishìng dwelling sur r'aces js i,,rj,chjn the

margin bett^.]een the tvro spheres of jnfluence. The main pi"oposjtjon of thjsthesis is thai the margjn should be enìargecl Lo encompass more t¡rpes ofactions thai can be either the night of s.y of an indir"¡iclual or the

community.

APPEND]X A

THE LANDLORD AND TENAI{T ACT: PART IV

STANDARD FORM OF TENANCY AGREEMTNT

STANDARD CONDITION REPORT FORM

-252-

-253-

PÀRT XV

,App$iee$ion of par* !V.g? Except as specilicary pror.ided in this pa¡t, ihls l,art appiies .!oIenancres oi residentiar prenrisés änc te'ancy agreements notwìth.standing any:ll::^1:t :: pa¡t¡ r, rr or lir

"f ìl,ì. ;;;'", an_y asreemenr or rvaive¡ ro thecontrary entered into or rener,r,ed before and .subsisting ri,hen this part cornesinto fo¡ce or entererì into after-ih;";ü io*n, mto force.En. S lI. 1970, c. t06, s.3.

8-ændlo¡,d to provide tenar¡f wifh copy

FS tll Wherc, afte¡ the conring intoin writing(4,) rs execured by bo'rh the iena¡rt and the rancllo¡d or his agent; or(b) is executecr by the tenant and derivered to the rancilorcr for executionby him or his agent;

the landlord or his agent, as the case mây be. shat ivithin t*.enty_one days afterexecutron unde r ctause (a r or \\.ithin tï enr-1, ore ;;;;"rîi;;, àclive11, by ihetenant under crause (b), ¡r.o'i,1u th;' ienìnt u,ith a fury c_xecuted dupricateoriginai copy of the teranc,r, agreernent. rrrL rÌ rLtr d 1uI,y e-\e

Iin S lt 1970, c Í)iì, s.3.

Fe!flure to deliver copy of ienaney ogreel"nen!*.ø6 J^\sú rr, !1,rìere..rf:::^i-ll_" tllnn

l":,a¡ri.ecment is not cleli'ercci to the tenar:tin accordance * ith sub,scction r 11. tie -bbligations ;f ¿i,;'

't"e

n"ant thereun.e¡cease Untii the cop¡, is delir,ererl to hi¡n.En. S.if. ig70. c.10Éì. s.3

of agreemeng,

fo¡ce oi this part, a tenancy agreement

-254-

Cap. L70 LANDLORD AND TENANT

Secunify deposits.84 (l) A landiord shaii not requÌre or receive a security deposit from atenant under a tenancy agreement entered into or renewed after this partcomes into fo¡ce in an amount that exceeds one half month's rent under thetenancy agreement.

En. S.M. 1970, c. 106, s.3.

Ðamage.84 (?) In determining the disposition of a security deposit, ordinary wearand tear shall not constitute damage to the premises.

En. S.Ì\1. 1970, c. 106, s. 3.

Fosf-da9ed cheques.84 (3) on, from and after the coming into force of this part, a tenancyagreement shall not include a provision for the delivery of any post-datedcheque or other negotiable instrument to be used for payment of ient.

En. S.M. 1970, c. 106, s. 3.

eoercing tenanÍ to deliver posf-dated cheques.

E4 (4) Where a landlorcl or his agent coerces or attempts to coerce a tenantor offers any monetary or other consideration to a tenant to induce the tenantto deliver any post-dated cheques or other instruments to the lancìlorcì or agent,the landlord or agent, as the case may be, is guilty of an offence under this Act.

En. S.M. 1971, c.35. s.2; Am. S.M. 1970, c. 106. s.3:Am. S,ÙI. 1971, c. 35. s. 2.

Appointment of renlalsmen.Es (ì) For the purposes of this Part, the Lieutenant Governor in councilmay designate one or more persons as rentalsmen who shali, in addition tocarrying out such duties as are required by this Act, carry out such otherduties and perform such functions as may be prescribed by the LieutenantGove¡nor in Council.

En. S.ù1.1970, c.106, s.3.

Renlals¡mer¡ appoinled for specif ied anea,85 (2) A rentalsman designateil under subsection (1) may be designatedfrom among persons enrployed .in the gor,ernment service and may be requiredto serve within a specified area of the province.

En. S.Ii.1970, c.106, s.3.

Funefiewe o$ o$fice of rentalsman.

ES (3) The functions of the office of rentalsman are(a) to advise landlords and tenants in tenancy matters;(b) to receive complaints and mediate disputes between landlords and

t,enants;

(c) to disseminate information for the purpose of educating and advisinglandlords and tenants concerning rental practices, rights and remedies;and

(d) to receive and investigate complaints of conduct in contravention oflegislation governing tenancies.

En. S.trI. 197J, c. 106. s.3.

-255-

i,ANI)i-OIÌl ) ,\\ Ir '¡¡..ç-1¡'¡

Access io documentsB5 (4) l¡or tllo 1.rur llosc of jnr tr_ctilj¿rtìng a s¡rc-ciiic conr¡.,llir;t uncìer this ,4,ctttle rcntalsnlall ot, itn.\, pe rs()n autho¡jãcd brt. ¿¡1 s¡¡i€'¡ ,,uùu.

'ur,...ii,,i,, rïi".,,ü",Ji',il:l:tïJljs:riT',,r!ìi;,,:jìîii, i]ïäï::ito tthich this ;\ct all¡llies..citr.ing .,'-ui,,iiiil" lrr;ur.s, ¿rnir t,r s¡recriic ¿ocu¡rerts,ff;i:;iä',:i::.ili:l.i;.iïì:î:,i;,jî;",ì; i;"'ii,. ccin,prai¡,t nu,r 'i,,,v makc copìes

En. S.\Í. l3?t. c. lji, s. il.

Information conf idential.85 (f) Exc'c,¡rt iirr' 1¡'u ¡tr_rt.1t¡.se,s ¡f acttttLt ¡rt'trcet'riintls. oÌ. i,,i.'1h,, t,LtIr,r,*¡"()r il)ts ¡\ct. ncjtlrc,r. llre I.t,nt¿rlsì1,,,,ì ,,,,,.

Cap. L?0

l)rose culr()rl ult(l(rt. Ilììs r\ct, ur jn alrlof thc arlnlitrist¡ati()n ¿ui(l n,,f,r.,,,,u,Àniatr.l, liuIli¡rrjzCd l)Cfs()n shlll

alÌolv trr lrc r.,ollt¡lut.tic,¿rlcrl, to a¡t.\, l)ersonr.'r' on beli¿ilf of thc r.crtarr,r,on un¿å,.'iiìli

ta) kilou ilt{ly cont¡¡¡llic¡Ltt-. ¡r.ally.inlol'lltatirin obtaìnerl brSeCt tOtì; ( )t

(b) knou.inqlr-¡ll¡ru an\. l)ol,son to irtspccf. rrr lo havc uc(,css to, an.\.copyof âr\- r¡r'ok. r'r:c¡r.rì. ,t,,,u,,,.,ìt. tir,.., .i,r,rr;i;,,;i:ì;;* r.,r. o,rer recorcrobtairlerl ìrr'' .l on llcil.lif ut:, tìi. i c¡rt¿ilslra. L'rrlcr. rhi.s section.l,l:r. S ìL 1fì;1. (.. :l;). _ :ì

Exception.

85 (6) Subscc.tir¡l ri) riocs not itrohibìtia) thc conlntunlr,¡rt.lort rif lllflr.llatiotr br.tlic l.cntalsiltan lo ¡tcrsons clt:rr.gcrlttith i,t' ¿irl

'rì.i-st,¡ati,,,,.,,t'iìi¡,^slatrr*s ,,f t.aniiir',)r. of an.\, ()thÉ,rl)t'ovnl(.('llrut lel¿llc trr l|1ç suhlcct ntatIr,l.of thjs..\r,t: ol.fb) the collri¡ultir,¿ìfiolt l)r. lllc r.entalsl.lt¿u1., oI lrìr. j¡1i.¡;¡,1¡1¡ition ,,,jt.il thcco,.sr't .l l ll¿, l)c,t.sr)t.ì t. u.lirinl ,lat ini,t,r.l,ati,ll r¡:l.lt,.s; oric) the ¡.clclsc

:;ïïïl lli li:,,i{;ï''i'Jlìi,il'.1Ïî,ll;il'l'ìrlì:l',;lril'.,111;,,::ìî:'';ï",1,llil:-n. S.lI lf);1. (, ,,-. -. ,,

Courl order for access to documents.85 (7) lt.t r'at l'r'ittq r'ut thc l),)\\'efç c'onferrecr alrrl tlle ri,rics rrrr¡r.sccr ., thercìltarsnlarì urrrre'r' 1 I.s ,\t t rt,ì, ,.u,,tri,ì,iir,,

-,,, ¿rl' r)c.sorì uulhrr.izcrr ,r, himfrlr the l)urpojjc llr.,.:r¡r¡rÌr t,,. j,,ìi,:c,"...,i'iìl'o c;,,1,,,t..(,o¡¡1.I l.¡,..¡11lìttlt A.cess t. ¡.1,;;r¡¡,¡11,,,i ¡,0,,ì,ru.. ,¡,,,i,irr.,,fr. l.ilfs. r,r,r.rr,:,,, ,,,1,J,:,1,J,*i;],iìlt.*anrl ar-'c'.ttnts 0i ¿ì r'('1S(rrì r'ai'¡riìg 0r'r blr-.rnc,ss [. ri1,;,.i' 1rlr;.,\,.t r.r,rltcs anrrautlt.ri::ing hirr tr, ìr,.ke c, i,je:, 'ì;,,;.;;f'';;

rir l¡l¡¡, cxlr.irci: i,r,rr:tr.rrrn.En. S.\f. t:r7Ì, c :tõ, s jì

Order of Counf y Court iuclge.

15 fgl A.ir¡<lql rrl 1¡11. (,.unl\lllC i,l'(lcn t[)l)Jir,(l l,,l.ii.lrl i. rilablc and ne{.cs\;rt.\

(ltlurl ¡la.r'. ol íin cy l)iiilr-,sircrl that tlrc aLtllt )t.iL\. t()t

.\nr S.Ì{. lfj7Ì r .i5, s.3

lr;ttlical iolt. issue,.i(tt:sJì ¡s I'citst)ìì_

-256-

Clap. L70 L,ANDi,ORD ANT) TÐNANT

Return of security deposii.

8ó (l) Wherc a landlolrì or'¿ìr1\'one on hìs behalf receives fronr a tenant asecurity deposit. the I¡nrllolci shall. subjcct to scction 87, rvithin fourteen cìaysafter thc expiration or lelllljnrlion of tlle tenanc).return the sccul'it.r'dcpositwith interest the¡'eon of at Ìcast ltiur ¡rer cent per annulll compouncled annuallyand calculatecl for the tilnc clapscd betueen

ta) Septctttber'1.-r. 1f)70. ut the clate on rrhich the security deposit is nladcby thc tenlnt. r'"hicherer is later; and

(b) the r:ì¿te r¡l t'xttjration or telnlination of the tenanc,v or the clate onnhich tlic tt'natit gocs out of possession of the premises, rvhichr:ver isthe later.

En. S.\'1. 1fl7l. c iìii. s. 4.Anr. S.Ì\1. ì972. c. llfi. s. 1.

Ref roaclivif y.

86 (2) Notri ithslancling art-r' othcr lrr'ovision oI this Act anrl notrr ìtìtsìtinrlir:r1that tltis section co!ìles into force on a cìate to l¡e fixecl by procianration. it isretroactive and shall be cleenred to har.e l¡een in force on, fronl anrì aftcr ihcrfifteentli da1' of Se¡rte'nrbcr. 1970.

En. S.Nf 1971, c. 35. s. 4

Ani. S.N{. 1972. c. llf). s. I

-257 -

i,ANDI,ORD AND TENANTCap. L70

Objection by landlord to return of deposit.87 (l) where a clispute arises betu'een a la'cllorcl ancl a teralrt as to thei"Tät"

of the secu.itv cìeposit u. unli part tlercrf ,ii ìrr. ,ììr.gation of the tand-(a) that the tc'ant has caused cramage to the resicrentiar premises con-cernecl; or(b) that the tenant is in arrears in paynrent of his reni;

the landlord shall forthu,ith(c) in w'riti'g notify the rentarsman ancr the tenant of his ¡easons forobjecti'g to thc rcturn of the security ,i.porli'-fìj a"ny part thercof tothe tenantl ancl(d) at the sa'e tinle, foru,arcì the arnount of the sccurty creposit withinterest thereon of at reast four per ccnt per annuln compouncrecr ancrcarcuratercr as recluirecr uncre.r secfi.n s6. tä',.',iåi'iårrnrnn,

and with respect ,r .,-11:,:1t-C.tr

damage, rhe rancuord shan furnish the rentarsmanrvìth a detairecr cìescription *e.ooi'.iogethe¡ rvi,i ;;..;r;il;;. or the cost ofrepaÌring the dantage.En. S.X{. i97t), c 106, s. 3;.A¡n. S.ùI. t9?1, c. lJ5. s. S.

Mediation by ren?alsman.87 (2) wllere und,er.- subsection (1) the rentalsnlan receir,es a notificationfrolu a landlorct. he shaìì as sootl o, ìr'..oronal¡ll. possible, entieavour to obtainall agreenlent bet"reen thc lanrìiorcì ancl tenant äs'to trie-nl¿,,.r,,0. ¡n rvhich thesecurlty dcposit shoulcl bc dcalt s,ith; ancl if the lantlli,,,r

..á"n renant lail tclreach a¡.i agreenrent. then thc rentarsman shail colltinu" ì.,-¡nlo the dcpositto be di.sposed of in accorclancc with subsectton (3) or (bl.

En. S.]1.1970. c.106. s.3

A rb ifraiion.Bz (3) Not$ rthstallcling subsection (2), u here. there is rìisagr-eernent bet*.eena landlord and a tctiant as to the rnanner in uhich a securitl.cleposit js to bedealt riith, the ra'cüorcr antr tc.ant may in *'rrtirìg-agie;ä;;i. the rentarsmanact as an arbitrator; and ir such a ca,se. the iiniíi,,! oi i¡."l.itorr*an is finarand binding ott the landiorcì ancl tenant ancì is not subject to appeal .r re'icwby a,v court of larr'.

Fin. S.tI. l9Z0. c.106, s.3.

Arbilralion Act not to apply.

:Í.J3,,,3,tn. O.t,t,¡atron Acr cloes not apply to an arbitratjon unclcr sub_

En. S ll tg7i), c t()rj. s.3

Duration of mediation or arbilration.87 (5) whe¡ e ullrìcr this section a rentarsman mecliatcs or arbitrates adispute respecting the crisprsition of a securìty creposit. ancr farrs rr,,.ithin thirtydays to conrpìete the ¡necliation or arÌ:itration,'as ilr. .r.'ï.îj 0., ¡u shall inrvriting forthqith notif¡'the partie.s concernecl ;i hi; rï¿ilì¿i,'to com¡rJctc theniediation or arbjtratir-rn togeiher. r,,ith hisnrediarion o. ori,iiìriun; anct ir within ,.n'T,ij]J"r.lä i1ìil"irfi ;iTå::l;,,l]ithe notification the randrord ¿oo. nãi- .Àn,n,.n.., an actìon for the securit'deposit and interest heìtl b¡ il,e.uirialslr]an. thc ¡'entatsrn¿,i sìrall return thäsecurrty deposit and interest to the tenant.

lln. S.i\T. 1!l?t). c. t(.)(i. s. ll: Anr. S.II. l9?1, r:. ll5. s,5.

-?58-

Cap. L70 LANDLORD AND TENANT

Ðistress abolished.

88 No landlorcl shall distrain fo¡ de{ault in payment of ¡ent whether aright of distress has heretofore existecl by statute, the-common law or contract,

En. S.l!t. 1970, c, 106, s.3.

Enferesse termini abolished.

E9 The doctrine of interesse termini is abolished, and alì tenancy agree-ments are capable of taking effect at law or in equit¡z f¡om the ¿ale iixe¿for commence¡nent of the term, without actual entry or.possession.

Bn. S.ï1.1970, c.106, s.3.

Fnuslratiom.

90 The doctrine of frust¡ation of contract applies to tenancy agreementsand The F¡ustraterì Contracts Act applies thereto.

En. S.M. 1920, c. t06, s.3.

Covenom$s in?en-dependent.

9r subject to this Pa¡t, the conrmon larv rules respecting the ef fectof the breach of a material covenant by one party to a contiact oñ tne obliga-tion to perform by thb other party apply io tenancy agreements.

En. S.lf. 1970, c. 106, s.3.

Covenamts ínr posse and im esse.

9? covenants concerning things related to the rented premises runwith the land whether or not the things are in existence at the time of thedemise.

En S.Ìt{. 1970, c. 106. s. 3.

RiEhe to assign oR sublef.

93 (r) subject to subsection (3), a tenant has the right to assign, sublet orothe¡wise part with possession of the rented premises.

Bn. S,lvf . 1970, c. 106, s.3.

ËNcepliom.

93 (2) Subsectiolt (1) does not apply to a tenant or premises administeredby or for the Govcrnment of canada or ùfanitoba o¡ a municipalìty, or anyagency thereof, developed and financed under the Nationat Flousing Àct, 1954(Canada).

En. S.ltf . 1920, c. 106, s.3.

€osrse¡nf.

93 (3) A tenancy agreement may provicle that the right of a tenant to assign,sublet or otherwise part with possession of the rented premises is subject trithe consent of the landio¡d, ancl, rvhere it is so provided, the consent shaìl notbe arh;' arily o¡ utrreasonably rvithheld.

En. S.M. tg70, c. 106, s.3.C.rrEes.

93 (4) A landlord shall not nlake anv charge for giving his collsent refcrreclto ill subsecti0n (3) cxcept his reasclnable ex¡reìrses inclurreá thereby not r¡xceccl-ing the sum of ten clollat's.

lìr. S.M. 197l|1. c. lllti. s. 3.Anr. S.M. lf,7l. c. 35. s. 6.

-?_59-

Lr\\t)1,01ìi) .\\D .i.F-i ir-.1,

Mitigaf ion c'í clan:¿!c;.94 (1) U,'1r,,¡.1, iì ii,ìì.,i, li)lìrÌili)Ìts ll¡1. lrli.rr;..,,s iI¿r{r'0cill('.ni., tlr¡' l;t¡rlr,,r',i :. ti.:riri ir) (l¿Ìrìli1:rirs rr:ì ._ìir.i.,, r

Iu r1¡1lio'¡19 his rl:llrLi,¡,.¡ :rs ¿ll)l)ji(,s l]ct.l(,t.¿tlÌ\, ,,,,.i.,,'ìt,l;rc¿tcllcs ()f coìl I l,?(,1..

r,r¡r I-70

l, ii .ii ,. ¡ Ìr,Ìt¿ìncJ,1irr, ,r1 :,t. l,i;lilairljOn. ()l r¿ì\1 Ì,'iiìi 1.tlíj l()

,aiili-) lì S¡.,r,¡ j l:1' :ì I'l,11a,rìì,-.1ìf. tor', .r'' lrt,l', j: r.. iL ì,t(,¡ìjLCq

ìii 1i'iì;iìr(r. ¿t!lte(ìJni)ltt; Of,;ì 1ì i jrìiiìitti,ìtì ()r r-,Xl)il.Atiotì

ri,ì i5 Ùj 1ito opinionÌl(1otì1,(i 1ìr:' 1r¡g¡.¡¡jgçqtÌlätt()rì rÌf cxpit-¿ìtiont,'i,i ti:r (;lì¿ìTtlis ()r'r,,rr rli r,i 1l(, l.C,i.li:tls_

ì Ìti' i (.lttiiisillitn iÌi¡1,t.

Fì¡r. S.\1 i!)70. r:. t0{i, s :1.

Slorage of chaitels.94 (2\ llillr,ss ¿ì 1(,1¿itìt ail(l iì l¿ulíiì(rt.(l h¿*.r, illltc cotttlii.. i;r¡ ; i,,i¡¡'.¡, ¡i c,ii,iiti,l,. i,lt,tirj ¿t ri¡ì,r;:lat.tef

llr) ;rìliltilr,lri¡11, ih¡, I.)t.(,1ìlì:ìr,s irl l.;t.i,¿rrÌt i,i lt1lr.) Íì(rjrìi. ('ii: I'j,)0SS1.,.r,;t1,tt ()i ¿i Ì)ì.{,1ììi_\(.-\ .,ri

(t l ;i i.t,': t;:.tt,, ,ì:_ : i,(,1Ì iirÌt I I :

Iiro ];itrrllo¡'il Ììr;ir j 0iìì.)\'c ilrr, r,rrllir.Ìs íl.otr 1i.ì:. ì;¡r,,iri.¡,r. rì1lil r)rac0 thenl insafr.) rjtot¿lgc ¡(,.ì'.¡ i)i',iilil 0f lri j,,¡:.;, i-irr.,.o tit,,,1111. ¿liriì ¿i t lììr) s¿tntù t_rnte pror,.iclethc rcnltlslllar) ujth íììì lri.,c;Ìii;; \, trl iir,, ..i,iiiii:li sí) i.et¡ìc-,,i.,(i.ltr. -1. \1.. iÍ17 1, r: i,;i. s. 7

Disposal cf \^roltljlè:s ch¡ftcl-*.94 (Z.l) Notu ithsi:riliìint suirsc(.iloìl i:), u Ìrll¡that chatteis lclt olr li l.rl.r.¡;ii,.,,:; l11 il ,.r. !t¿¡ììt r; I

?: hn: gone ()uÍ rrf Ì;crsics:sir¡lr of ìh. 1r.,,ì",,.,r,,ol a iCn¿ìÌl(.j agt {,Cnj(,nt. Jrar.e ììo \-âlUC 0f tir¿ìtarì)' pall thcre0i \À'oul('l lr(, Ìirj-çtjÌlitat.t.. jll: iit:ti.Lìralì disl)ose ol iiì0 ch¿iti(,i¡, illtltccli¿rir,lv i¡ì r:,, ì

autltorize.E:r S..,1. lÍri2. r:. jì!ì, s. l.

Sale of ch¡tfels.94 (3) ],\'llcrr: tll{t t(.tìrrìt of ¿nl,i, l)ersoÌl r ìrrirrrinil 1jIr, îlr î.ltc t,ltattcls hasllrr[ ¡l'¡;¡11¡r:1 lÌtc iit¿iili.]rr ii.ir,r. ti,;r,c 111r.¡¡1111 ì::i,.c c,:.lltLl,,l' iÌ," i,i;rrll.r(l lììa1,by' ¡rubirc auctio. scii th.rìì [)t. a.\, paft illereol, and

(a) aftel thc salc the lallrlltl.cl shall bc entitled tLr fcrrivcr back froni theproccc(ts.i'lc salc a,\,actual e_\ipe'ses acc.tr.r(l irì resl)ect of thestoragc- arìd cost of -(¿rre irncr the arìlourì1 0f ani .jurrgiricrrt g j'en undersecti0tì l l0; and

ti.¡) rccord rlrt¿rijs of thc,c¿ric a¡ì(l clispositiol rri the ¡tr.ocr:r,tl.s to ille rentals-nìan;an(.i(c) Irar' ¿ìlrv rìx( (,.ss ot illc sare procec(rs oVcr to rhe r.(,ìlt:ìrsnlan u,ho shaìlill 1uIll ìrlt' f hrl'ltl (')1ìi t() lhc llinister of .li'inanr:c lt ttlrl¡l"ar,c unclJaimecllt1' lltt: llri¡t¡ii. r,..;lli jn ()llc \.o¿tr of the salc.

Iìn. Sl.l,i. ir.i.l , (..:l:) s.,i,.,\rr, S.lI. tir?!. r,,. llfl,:, :ì. A¡:i. S.li tiìlr, c. lJJ, s.7.¡\t¡r. S..\L l1l;:1, o.:i!.:.,i.

-?60-

Cap L70

Privacy.

I,ANDLOTìD ê.IiD ]'I'NÂNT

95 E::r'r,p1 i¡t ( rìr.t s ol etltct gc'ttc\' ¿lìl(i cxccl)t rr lit't " ìirt' llrr: iì¡rl iì

Irqht t() sìti,tl ili{) ì)ì'jrìi:{'s 1rr Ili)sl)('Lli\c tcnatlts ¿ìl l'('il¡')l'iìijlt' irIitl'r.t{ht t() Sìri,$ ili¡: Ìil,'iill¡r'S trt 1tt()S¡lCCtt!C tcnallÏS iìl l'('il¡,rl,iì1.ì{r li(r'rll:rr¡ticc ¡l t.et'riti¡¡1ioli li l.itC tCli¿ttl<r, llas llt'Cll givr'ìi. il:c l;illrliol,i :ìll{'xct.cise a t.i{ììt to r,¡îr,¡ tìtc rcntecl yrrcnriscs ttnless ìi', rlils litsi !.ir t tl r

noticc to 'rllc lcltanl. ltl- Ì,.'iìst tu cntr-fout' hot-tt's llc'Í'ot'c tilt: ti¡llt' oi cllilr''sltall lrc (lLu iug rì¿ir lirlrj h,,uls arlri specilicd ìli thc- ltr;tice . i¡u'! notllillrlsc(tj()ll shlÌl lle' to¡tsi:Lic'tì sr) ¿ìs t() lrtohillit elltr\' \!itìl thc colìs( ìiitL'tìtìnt givCrt ât lltt-,ttitrt.ol t'lltt') rlt ttllctC A tenAllt tttluntarilv girt'rin u liting- 1r:r' u :'tr<'r. ilr( Ì)Llt'Ì)()sc ol' oc(llslull

tl¡ S.lrí. lfr 'i). c. it')(i. s. 3

-'\rrr S.lr'l l:rr l. c. ll5. s E

Enlry during elecfion campaigns.

96 N,:l l¡rrirllriIrl {.)t' sCr\,¿ilìt oi a larìcllord shall I i-'striCt reasonabi¿ì ,ì': r-'ú:iS

to thc rct)t(t(l i)i'ctììis('s b.r'cancììciates. or tlìeir authot'tzecl repfeselltat-i.''cs;. fo¡CleC:tiorr to titr: IIlru:-.,.t ol Colt.tttlctlts. tllt: Le rlislatil c ;\-c-c¡lllbl)'. an)' Of f iCe i¡l a

niuni('il)iìj ()Ì rnr,iii'i)r,litart governnìent or a school board for the pur¡.'ose ofcanvassnlfj or (lj:;tlilruting election nìaterial.

lìÌ S 11.197.r, c. 1Oii, s.3.

.Alteratiorr o{ locks.

97 (1\ Sirl_r.¡cct lL:, sultscc:trr_uì (2). a landlot'cl r¡r tenatrl. shall not, duringoccuplnû\'ol thc rcììtc(l preìniscs br the tenarlt alter or cause lo be alteredthe Ircf:l¡g r:\:it(rlti 0lt atlv door gir-in{ Cntri' to the re nted prClniSeS CXcept

by'ntul.u¡l ((;lìi,'lìt ol cxccpt rvherc tllc relltalstttati is of the (rl)ìllion that the¡rltcf¿rtioli is rclìs()lìalllc.

llrl. S ll. l!17(). c 1(-r(j, s.3.

Safety de.ric's on premises.

97 (2) Li olr. lurlrllr)Ì'(l \\ ììr) rents resi(lential ¡trentistrs irr a t¿-'itl¡iii :shaÌl illst¡rìlor causc to ltri iltstullcil oii thc prcmises. including thc tlooi qivltlg clltrY tr:)

the pre'¡riscs. ticli,. cs ncceijsart' to make the prentises reasortal)li' se cLlre fromunauthorizil(l clìt r,\'.

Iiln. S.tr{. 1l)71. c. liS. s. ll..ìn¡. S.Il. 1{i?1, c. í15. s.9.

[-andlord's responsibility fo repair'

9B (l) Suttjr'ct to subsrtcti0n (2). a lan<lltird ir; t'c'sponsifrÌt f,,r lrrrrViclirrg andlllai¡tuilljn.q tlic rr:ntecl plcnrises in a good statc of rcJ)eir an(ì llìt for habitationclur.ing thc tenancl'arì(l f(,r'cotìlplving rvith hlaltlr ¿ìncl saf(Ìt.\'stalltlards, includ-irrg anr, hgusing staltd¡r'il.s t'(,(luire(l b1'larr'. an(l n(,t\\itlìst¡Ilrill)g that any state6f n¡n-rt:¡¡rir existccì to tlrt, krrr,rrr lorlge of t)lc tc¡ilttit. l¡ciorc tht tcnancl- agree-rììtllt \\ lrs t'lttt'l t'rÌ ittt ..

l.ln S.ll. tí?ir, (,. til{ì. s.3.

Responsibility of fenant.

98 (2) 'fhe tenant sliail(a) be rc:jl)onsiblc frrl ort.lillarv clcatllincss of tlre i'elìt0d ¡lrctrli-st's, antl

(¡) take reasonabÌc c'are of the lcntecl prenliscs lrttr.l re'pait'rìalliare to thet.entecì prc¡liscs causecl by his sjlful or negligcllt condu('t or such con-

ctuct b¡ l)cfs()lìs *ll¡¡ al'e perülitj.cd o11 thc I)rcnìisci bl,'ilillr; li¡lcl

{cl take all reaso¡a}tìe'prccautiorl to a\'orLl citusìng a nuisallce itt'ilistttrbanr:cto othel.tentnls in thc builcling b¡'an.v pcrson lcsi(icnt ln hi-s rÛnte(l

¡irenriscs or b¡,L,thers rih0 aLc l)efntitted on the prentist:s Lt','Ìiillr.Iirr. S.ùf. 13?1. c. Í15 s. 1l-t

-261-

LANDLORD AND TENANT

Failu;.e to fulfil obligafiori.9B (3) A f:ljlLrIe bl'a lalicllot'rl or a tt:nairi to íulfil ârìr,(rf his i:bligationsor responsibilit ics uncler this scctii.rn shall rro ,urii.r.irt"'i*rr,,,, Ior ilre llon-offending tìart)'to tcrt,'linatc thc tenancl'agrcemcnt in accorrlance u.i{.h secljirlr100 but rvhere the l'ailtrre is b-l' a tenint-'jn r'.rpu.i

"¡ l i; o¡ligat.io¡s 'nclerclause r'bì r:' ic) of s'r¡scctiori (2). tlre ìauciloici,

'or,"iitrslaircring an.r. otherproïisirn of this Act. rltal'te't'nritlate the tenanc:r'^g...uì.'"ï*io ialte ef[cct.;lthe filth day iollo$'ing tlic clate on t,,llicìl notice tt¡ ter.¡llinate ìs gr'e, tr thetenant by the lancllord.En. S.ùL 1972, c.39, s. 3.

CreafinE a nuisance or disfurbance.98 (4) \l'here a tcna.nt or an)' persor * ho ìs permittecì .' ,re p¡enli_ccs i¡lthe tenant. cruses a nuisance or disturbance to oiher.resirlcr:ts Ìn thc builrllng,the landlo.d of his ou'n'o.rition, o-,'up"ir cornpìai't,urc. i,i iiii,i b' an.r,pcrsonrcside :t in the btrilding, shalì. if hc is sattsiiäJ;ñi'iÌ* .,r,"ì,ìr,"t is jusLifi¿ct,reclur:st the terlant or the,l)eison c'ausing the rìursancc cr clistrrrl¡¿l'ce ti) {irsc.)n-tinue tile nuis¿ttlc'e or tlistur'bance; aircl'it it i, not ciiscc'riiì,,*ii,,pon reLruí,:jt,the l:incljorct ol thr: c()mr)lairìinq resiiìe nt in,rhe úilÌ,ìi;;;';,;,,i]'i¿rlì ,,, irÌf\)r.nì¿ìti(rrbeIo.e a magistrate aqairst thó orie¡rclirrg r.,r.r'lt or r)crÌ.sorì.,r br.,trl of ,lenl.En. S.lf . 1.972, c.39, s. 3.

Õffcnce ancl penaliy fcr creafing ¡.luisance or sJislurl¡;nce.93 (:;) \Vhcrr.' a Inagis{: atc ',t }ro llcals nn inir;i r,-ratii;r'r lairì Lrntlu.r. .subscctioli(4) iinrìs that a tiliis¿ìl(:.J or cl!sturbance u tìs causerl is lille¡le.l tlirl that thetcnallt oi i)ersolì faileti u¡ron lerlrrest by ilre laudlcrrrl tu,'ii.it,itìiire ilie.uisanceot'tli.:iul'bance. the tcn:tilt, ol the person u'llo caLrsecl the ¡riisailcc r¡r tlistu¡..rrrccts gLtiif-t' of ¿i;t ofi'l::icrl .llll(l or *,u,nutary croni,iclion is liable to a line of notless than ttt cllr.''' f i\.c tioìl:u s or ìÌlorc iho,r ,,no hunclr.ecl clrllar,s for a firstollcìi( c alltl ti0t lrss thatl iiitv dollars 0r rnoIc thail tlr.o hulrclr.e ¿i dollars foríìrì-!' ì'irìb'îequer)t flr'iellcc r:c'ririttetì on thc sit'tc ¡r.emises.

En. S.M, 1972, c.39, s. 3.

Reference of cornplainf go ¡.en$alsr¡la¡.¡.

98 (6) Where an information is laid under this section,adjudicating thereon, refe¡ ilre nlatte¡ to ìfr" rentalsmanthe matter ancì report his findings to-tnã àourt.En. S,M. 1921, c. 35, s. 10.

Failure to supply services.98 (7) \¡,¡hei'c unrler tìrc ternrs of a tenanc,r. agr.ee.rcnt. thr: randrorcr isresplnsible I.r'thc l)r()\,isiolr of heat. u,aler ancl clcctric po\\.er scr'rics, oÌ a'\.one (ìr nrore cf therrr, rind tlte l¿rnclloicl l'¿riìs or t,.gi..ii iã"ri,ìrìr l,l, ì,¡ligrii,,;ìto ¡rro'ide thcse s.r.vlc'es. rr. ll ,¡rpu.r.i iJ,ìt. n tc¡int rur, r'.,.',1.¡,r.r'ecl oi an¡.of those ser'ices rluc to the failùie c,i the latrcllorcl tL, ,rr.,.i Iìis.blir¡ation toth': t endor of atly .f tìlose srt vices. 1i,u^ienout shall, u¡ror.r ¡rc rnstr.ucti.¡ 1,¡thr¡ relialsllan. ¡r11'ilrc ¡e¡r as it ia¡s ciue tu-iirel.,iiol.rr..,,n ""

En. S.M. t9i2, c.39. s. 3.

Cap. L?0

the court may, beforewho shall investigate

-262-

Cap. L70 I.ANDLORD AND TENANT

ÐisposiÍion of rent.

98 (è) \\Ihlle thc rc,rrt is paid to the lentalsnian urcler subsecti,)tì (7r. tlì.rl.enant shall nc,t l-'r hclrl tr' ìtc in iìl'reíìr's 0f Ìris rcnt arìd t he rcttiíil::ltìan lìì3\'

(a) hold ancì iontjrrue to leccive rents urttil the l¿rnriiolrì pt'ovides fot'tltcrtse of tlrc tcitalrt llcat. v' aicr or eiectric po$ e t' s:t r'ìc':s as tlte casemay be: atttì

ib) uheru. tìecc.<isiu'.,., pe1' to the ven,:lt;l' oi iteat. rllter or cie(iiì( Ì)o\1'ciserv.ice s floul i ilc I'errrt lcr:cived. an ailritnt sutiiciei:t tir e ils;tii :' tll¡sup¡..If"oI tlto.r sltri'C.s tc t-lil'l:i;trlli,¡.1 jt". llri'','aìrii,)r'rl.

En. S.IÍ. 1972, c. ll9, s. 3.

Payment of excess renis tc la¡rdlord'

98 (9) Where tlte lcllirlsman has colk'ctetl lcrits in cxce-qs oi an¡' ¡LtÌtr)unt

required to be paitl tlllder clause lb) of subsccti(rll (B)' he shrli rcfuli<l thc:

excess io thc lantìlorcì.En. S.lI. 1972. c.39, s. 3'Anr. S,M. 1971. c. 35. s. 10.

Am. S.tr'I. 1972. c. 39, s. 3.

R.e[ief egainsf accelenaticn clauses.

99 Where default has occurred in the payment of rent due under a

tenancy agreement or in the observance of any obligation of the tenant andunder the terms of the t.enancy agreeme¡rt, by reason of such clefault, theTvhole or any part of the remâilting rent for the term of the tenancv has

beCome due and payable, at any time befo¡e oI after the commeilcement olan action for the enforcement of the rights of the landlord and trefore judg-ment,.the tenant may

(a) pay the rent riue together r,r'ith interest thereon exclusive of the reni.not payable by reasott tnerely of lapse of tinre; or

(b) perfornl the obligation, ancl pa)' any reasonable expenses necessarilyinculred by ther landlorcì in bringing the action;

and thereupon he is relievecl from the consequellces of the default.En. S.I{. l97tj, c. 106, s.3; Am. S,M. 1971, c.35, s. 11.

Notice of termination cf lenancy.'100 A tenancy agl'cement may be terminated by either the landlord orthe tenant upon notice to the other and, unless othenvise agreed upon at thetime when the notice is given, the notice

(a) shall meet the requirements of section 101;(b) shall be given in the manner prescribed by section 102; and(c) shalì be given in sufficient time to give the period of notice required

by section 103.Bn. S,M. 1971. c. 35. s. 12

Notice..l0ì (l) ,t landlorcì or ¿r tenant may give notice to termitrate cither orallyor in rvriting, but a nnticr: b_v* a jandÌord to a tenant is trot culorceablc Llnclersection 103 unlcss it is in lrriting.

En. S.N{. lfl70, c, 106, s.3; Am. S.M. 1971, c.35. s. 13

-263-

Conteng a.f noiice.Ìt3 (?) ,A noticc in -r.,rjting

(a) shall bc r;igned by the person giving ihe notice, o¡ his agent:(b) shall rrle.litiiy the premises in iespect of rvhich the notrce.is gi'r:n.ic) shall st¿ìte the date on rvhich the tenancy is to terminatc or that thetenancy is to terminate on the rast .ciay ôi tr,u pe.ioã of the te,ra.fy:next foilorving the giving of the noticel and(d) shall state the reason for the te¡minatioir of the tenancy.

Ltn. S irf, t9?0, c. 106, s, 3.

Sa v ii_. gi.

l0l (3) A notir:c ntav state ltothia) tiìe cl¡itc.¡r *riich thc te'anc.i,is t. te'.rnate; arcr(b) that the tenanc'ag.ccnrent ìs to ter.nrinate on ihc rasr crar..r the l.c.1aipayment pct-tod as cicfined in scction 103, follori.ing tì.ìe rlate on \\.htr,lrthe notice is given irr ac,corcia'ce u ith that scctiorì;antl rf it does stai.c both, anci ilre clate on nhich the tenanc-\,is t.o ternrinaieis incorrectly'statcrì, tl:e nolice is neverthelcss eflectir.e t0 tcrmÌnatc t.iretcnanc¡' as providcd uncler clause (b).

En. S.tf. l$70, c. 106. s. iÌ; A¡n. S.ùT. 197i, c. ll5, s. ll.l.

Fo¡'l'l'ls eif nofice,l0? i4) A notice need not be inlandiord to a tenaiit may be in !-o¡mto a landlord n.ray be in Fo¡ln 6 of

Ðn S ll. l97i), c. 106, s. 3.

No fee fon ncfice to vacate.

f 0ì (5) A Ìandl,lt.cl shalÌ not charge his tenant anvresjdcntial prcntjsrs.

IÌn. S l.I lft71. c. ll5. s t3r .¡.nr. S.t,L tit?1. c. ljjManner of gir.irrg noiìce.

.¡02.(l) Notico 1l'lt ti:tlaltt t, a lancìlorcl nla.. bc given pr:r.sonrrÌlr. 1ri iìrol¿¡llrlkrt'rl. or Ìlis agcrl. í)r' nr¡ì]' be .scnt to hir¡ br regrsicrcrl nl¿riÌ ,,t'il,¡' ,,,i,r,,,r.tihcrc lhe roitt is 1;ii''rtLie. anrl notice l¡v a lanillor.õ ru o t.'ì;,rì ìllì¡r lr1, g1¡.6,¡1pÉ'rsonall'\'io iìlc tt'illrlli or tnal'Ìrc scnt tä ¡ill b.r reqrstcrc,i ir",il at il¡c ¿rLirÌr..ssof thc lcnani.

I,,,\NDI,ORD -\\iI TIi};ANT

5L¡Í¡st'iii¡tisña ! serviee.ft? {?) Where a tenant cannot befroni ihe premiscs, or by reason ofgil'en io the ienant

(a) by gii,ing ittenant; ol

(b) l¡y posting itOT

any particular form, but a notice by a5 of the Schedule and a notice by a tenantihe Schedule.

(lap L70

fec for a notice to \.ac,atc

.s. lli.

lìn. S.fi. 1fll0. c. 1(16. s..ì;Arn. S,l{. t9rl. c.35. s. r+

,grlen n-oticc by reason of his absi,ltccnìs evadllg servicc. thc noljec ¡n¡r. ]le

to anl' adult person who apparentll, resicìes r,l,itli the

up tn a consptcuous place upon some part of the prenrises:

(c) by .senriing it by registered ¡'ail tc the tenant at thr¡ adciress r.r,he¡e hel,^¡;-¡,-^I çùTLIg).

lln s.]I. l97it. c. t0íi, s, 3.

Terrn of

r03 (r)(a)

-264-

Cap. L70 LANDLORD AND TENANT

Applicafion o{ subsec. (2).

I02 (3) Subsection (2) applies, mutatis mutandis, to service of a noticebv a tenant.

En. S.l\'1. 1970. c. 1(16. s.3: Anr. S.M. 19i1. c.35. s. 1,1.

$enancy and renfal payment period defined.

In this secti0n

"term of tenancy" nleâns the length of tinre r-rver rlhich the tenancyagreement is to run; ancì

(b) "rental pa,vnrent periocl" Ìlleans the interval at uhich rent is pa5'abìeunder a ten¿tncl agrecrìlcnt but notnithstanrling en\' ¿rgrooncnt to thecontrary, fr-rr the purpose of this section. no rent¿rl pavnrL'nt periodsliail exceecl one rlontll.

En. S À{. 1971. c. 35. s. 15.

Duratior¡ of rental paymenî period.

ì03 (2) A rental pa¡'rnent periocl neecl not necessariÌr,coincicle uith a calencìarperiocl.

l1n. ì).lvt. tJ/ l. C. .J). S. 1J.

P{otice fo te¡'minale a tenancy rvith no preCeiermined expiry date.

t0-? (3) \Vhere ¿ì tcllil!lcY agIee rìr'Jrìt lras D,r p|ecìct0r'nrirrr.'rl c>:t¡ìi ) rl:llc. ¿i

ncrticc to tcrnlin¿rtc :.ileli l-rc. grr cn bv thc larrriÌ:rld ol the 1cn:¡n1 ()ìl r.,r bcf('r,r tìlûlr,st clar oI a,l).n:litil palnrent peli(icì to lrc ct1'cctìr'r,'rr¡l tlrr h,rt tlav t,: iilclnsui;rq rcntal ¡r¡¡-1'111elt pcliocl.

En. S.M. 79i2, c. 3t). s. 1,

Not;ce fo lennill¡îe icna;1.-.,. less tlran twelve monlhr.

103 {3.ì) \\ lrcle thc ir,'l¡il i'f ¿r lcna¡rc'.r' agrce rììcnt ìs lcs:; tlr:rtt trcl',c , :,)tl ,hsr nc'iiic ti¡ ir-'lltliIat¡: sllalì l¡l r:ivcn b¡'thcr lanC!oltì or tefÎrrI at ]r,,rst ullinlor'ìth pli{)t' ïo ihe ¡tlcriclrl nrirl{l(i exPirÏ tÌate of {lrl tcll¿':lcr' ¿ì!ì'nrÌìrîl1t l'ì ì)''cL',j(itilc ( n thc ¡ll'cd,-'1.rrrr!ttcrl erpiry rìatr: ol the tcl;art<'r' íìrf.r'nìílirt.

En. S.M. 1972, c. 39, s. 4.

${otíce where tenancy exceeds fwelve months.

T03 (4) Where the ternl of a tenancy agreement is trvelve ntonths or morea rìotice to terniinate shall be given by the iandlord or tenarìt at least trvomonths prior to the predeternrined expiry date of the tenancy agreerìlent to beeffective on the predetermrned expir]' date of the tenancy agleenient.

En. S.M. 1971, c, 35. s. i5; Am. S.M. 7972, c.39, s. {.

Lo¡¡dlond fo advise ierìénf to give notice,

103 (5) Whel'c the ter¡ll of a tcnancy agreement is tuclve rìl(,ntlìs or nlorethe landlord shall in r'iriting acìrise the tenant at least three ¡nonths prlor tothe predeteÌnlinccl expii'-! clat.r¡ oI the tenancy agreenlent o{ the tenant's re-sponsibiìity to gile'notice in arrlordance uith subsection (+) li tlie tenant riishesto terminate the tenanc¡ agreerììent aì1d $'here a landlorcl laiìs tt, conlpiy \r'iththis subsec'rion the tenant nrt). ai. hs option

(a) terminate the lenanc¡'agreenient on the predeternrineci expil'¡'date ofthe tenancy aglecrlcni \\'ithout notice, or

(b) continue the tenancy subject to subsection (6).

En. S.If. i971, c.35, s. i5; Am. S.Xf. 1972, c.39. s.4.

Àr¡{, 1972

-265-

Fossessio¡r [:y land lol"ci.

Ï03 (8) l¿Vhe'rc a l¿Lndlorrl p¡.o\/ides resi(lential(a) to a I)crs;ôn irr cons;irl¡-raiir:n jn rr hoic ,

ageul0ni \er\'Ìc.(,s. ol. tli¡: ¿il.l¡ngl,t.ncnt i:r

LAIVDI,ORD AliD 'l'tlNi\)iT i)ap. L?0

Right fo continue occupðncy.f03 (ó) lVhere a tenant

(a) is not iir rlcfault o1 ¿l¡r.t'of hr.s oiriil;rtirrlis ulrllcr.tiris .\r.1 0:. lris tcnuIclagreenterut: ()r

(b) the latlcliol'ci or (-')r\'ÌrcÌ'cloe's nrrt r0(11Ìilc tir,-' pr.cir¡st,s iof his owiroccul)an0\'; or(c) the prenrìses ¿irc rlrtt ¿rrl¡lrinisterecl h;-i. 0t. ir,¡ 1¡¡n (¡Ò1 11;.¡¡¡11g¡11_ ol Canadaor llanit'rLl¡ì ol'lì lltltrtiril¡alitr'. or'¿rììr,-¿ì1ur(\.tlrci,eoi. or.cther*.iseadnlinisicIr'rl rinclci. ilr,, iirrt.iriìal ilousilr: ,\cÍ. lgr j i(.a.¿rcl¿ì);

a tenant sÌlall itlii r: llttt -riglrt 'ir i¡lÌ1e,,¡, tllc te n¿r¡tcj- ¿rgrceljr.Ì-t[, sub¡ect to sub-section ri) of secti.n 116, afler the terì¡.nc], a.ql r:enie't has c>rpired; but rvherea disput': a¡ist-s ttllcìc¡' cl¡rLtsr (a) ot' (b) llrr: ntattcr. sliaÌl il,:, ¡.efCr r.ed to the rentals-man fol' clctclnr;nul jrrli.

En. S.ll. li)71. c-. il5 s. i5r â¡n. S.ìI. 1$??, e.:.rl),,s. i,

A¡opea!.

103 (7) Where'a lancllt.,r'cl or tcn;ritt is aggriei.cr.l t,jth l.l tlc,c:jsi¡r.: of the rentals-man under subscction í6.r, i.irrr la¡rriroicr crrr re,.r¿i,rî "i

ìillili tirii.i-; cra1,s af.ter thedate of deternlin¿rti,:rll l.r.r, thc l.i:¡rÌ¿¡l,cnrril ,r,r1 .i1,¡,,,,,1 ìi,,_',i",,ir,n,l to a courtfor review but J.,ertcliitg thc ii¡.r1;cal ilccisioii. il¡e, llirtÌl,.,rrt sti¿ilì- ¡lc,t be cntitk:clto possession oi the pierrtisc,s in cli.spt.tic.En. S li 1971, c il5, s. 15; Am. S.¡{. 1972. c.39. s. l.

(b) to a teniilrt v, llo is ait rr:tltloi.ee of ii:r,connectior: i.'ith his rntltÌo¡ntcrnt rtr tli¡teither ¡ral't1-.

the lancllorri, not* itì;st¿r'cr'r( ;rrr.,' othc. prtrvisi¡rir of iiilsto take possr'¡r.Sio¡i of thc lr.,,,rr,isì's rrrt gi , iltri ¡l,t llsl¡ li'to the tcnatì1.

rl cirsfnrJìal r)r Dtâ¡-r).,. ¡rillri,L ì)¿lrtj'. orIÌìi ri t{Ì-nl of, or inrìr :( l itt'ntiir¡r.9fl þy

-ir l, sball hc cntitlccliJl Írj:{) l¡l r¡i1}t'S nOtir:e

tnability $o ¡:ay rent.Tt3 (9) l\otu.ithstancìing anrv .ther ¡rrovìsion .f thi,c ,\c,t r,,,hcl.e

(a) the tenants ¿ri¿,: a nl¿rr.r.ic:cì couÐle ancl ltecnust_. ol.thr.rlele,r.ioration ofhealth or ph¡'si.al crr.cliti(i' ,i lhe spiiuse ,,rho lri,,, tf,* rent, thetcnants a¡.e tin¿rblc to t.,liv ilie,it.rcilt: itr(b) the le ìrant is u'nrarricrr rir a v, irro*. ¡)r' ii.irrrlri cr. ¡l.iÌ J,ii:catiscdeterio'ation o{ he¡rth .r' phy'sìcal co'ilirir;, .r tl:r: t.,,rnï ]ruls ur:ablc l,; lrai.ilte l.eltt: iri(c) thc tcn;.ltiis ¡lr.e ¡r ln¿irr.ii:cl c,oultÌc aiiri i,r ,, I ljìi, . , , ,,, ,i,r ,

iltcoii:r. r,i Iilr, ;ur.r ir irrrl .¡r,,use is in-uir ;r..1.. .., .... il, r ( :ll:'(c) ihe tell¡nt i'. unnr¿rrrìccì crr a n icio,,i i)¡' .i i,. ir.ri,,.i.,,, ,,r,

iel lll 1 I i Ii'liiÌ ìÌ(''i' ..l tf ù¡ ¡iìr.Ìii :

of theo¡ she

rtlrl t.l'it't).¿

i¡r { iherircs rltir

-?66-

Cil¡' ¡,-O LANDLORD AND TEÌVAN'I'

the icnant, hi¡ heils. ¿rssìr. rìs or lcgal personal representative niaJ¡ refnìrnatethe ir-'n;.rnc'r'agt'letttcitt fr'. r:ir-ìng o¡rc nronth's notice, accor-npaniecl. u,lrpi'4 ap-plicable. b"v a ntr'dÌcaÌ cer'lificate, to the landlord; and thereafier the ten¿ult. hìsItcirs. assigtis rrt'lt'i.irtì l)i'is()l)ai representative is relieved ol any tiaUiiitr unC,i.rìthe teirancv ¡r.{reerìì('iìt afte. thc riate of the ternrination thereoi.

In. S.lvi. lfl71, c 35.._c. lS: Al¡. S.M. 1972, c.39. s.4.

Failure to pay rent constitutes terminaiion of lenancy.104 (1) \1'Jlt'r'¡'il l.enant iails to ¡rav his rent w'ithin thlce davs front the cìateon r,' hir:h iir(' l'(ìrìt f lllls drrc attd pravable arlrl l'eIuses ol negìc,cts on clemandtnû<Ìe iir r.i i'i1 i¡l i' t(, r',;l-\' thr' Iettt tire lailure. r'efustl or negle('i conslrlutes at theoptirri i.r{ ilrc;.;r;dtr"¡d ¿r t¿r¡'nrination of the tenancl agreõnrent effecttre on theclate r,illcrl tìtr: itÌir ie[1 dur: and pa.r'alile. foI the pur1,oðes of scctions ]0u to 110.

Err. S.ÙI. tiril, c.35. s. 15; A¡n. S.\f. 1972, c.39. s.5,

Non-application of subsection (l).104 i2) Subsrr:tion (1) rloes ni,t a¡rplv rthere theaterÌ un¡lei an\,'of the circuntstances clescl'ibecì in

En. S.lf. 1971. c.35. s. 15: Anr. S.i\{. 19?2. c

tenancv a¡llc,r'rncnt is ternlin.sultsectii,n iil) of scction 103.JY. S. J.

FoslinE up noiice provisions.

105 where ¿r landlcr',:l r,'i.. r 'r'0 ilr¡!r oì)i ll'siclenti:rj li,,,: ìr-.,,... ln 1iìisame building atìii ì'Ctilills ìJ.isst,¡.\ì,,iì (rl l)a|t frir' ¡¡s¡, ,,1 .r .i lirr,, t(,nan1S illconlmon, thc lalirlir:lrl :;ii¡ll i,rst ltp t'rrnsÌ:'icurruslv anrl tìlainlaitì l),,qÌF(l ¿r (tr)l)\'olsections 100 to 10ii t.oq('Ì I,t'i' rl ith ther Ìegal nanìe ol thc l¿incllorr:j ancì hjsaddress for seri ice, aÌlcl arìr. proc'ce clilti taken ltl ol cln Ì;e,ltait ol a tcìlànt nla\,be conrmenced against the landlor.d in the ¡lante so postt'(l

En. S.tr4, 1920. c..ltr6. s.3: Anr. S.),I. 1971. c. li5. s. t6

Notification of chanEe in ownership.106 Where o\\'nershìp crf resiclential premises passcs ilt,¡ir ¡¡1¡¡' ¡rcr-so¡ toanother for any t'easoTl. tltc ncr'" ()\1'ner or his agent ¡hall ì.r ,r,r.\.r.,ac,Ìl icna¡1 inr'r'riting of the llatltc oí thc itetr'lancllorcl riithin lourteeri rì¿rils ilorìl the cìatr,,of possession by the ncrv lanrilol d.

En S.\,1. 1971. c lì.i.:;. 17.

€onrpensation when premises not vacated.r07 (l) A jandlord is en'riiled to conrpensation for the use anrJ occupationof premises after the tenanc-r, has been teuninatecì bv nrrtì,.,t.

lÌn, S.1.I. 19?0, c 106, s.:1,

Ëffeci of paynrent by overholding tenanf.\^07 (2) The acce¡ltance l)\'a lantìlot'cl of arrears of l.ilL i)r'í,i,¡rìl)crìsatl()nfor use or occupalion ol thc ¡rrenriscs after notice of ternjilr:,i ,r,ri ()i jÌìr, r,)rìan(.,,:has been given, does not ol)crâto as a \!ai\ler of lhe ltotice i,l: ir:i l lr,,,riutcniiìttof the tenancy or as the creation of a nerv tenancy unless 1;lir.lic. :iLr ¡gr.oo.

Iln. S.ti.1970. c.106. s.3

8r¡ndes¡ of proof.f07 (3) The burclen of proof that the notice has been r,,.aivc:il or ihe tenancvhas been reinstatc(l or il ne\i'tenancy createcl is upon the pe¡son so r.larrning "

Fln. S..r,f .1970, c, i06. s.3.

^?67 -

I,ANDI-ORD ANI) TÐI{A¡IT Cap L70Fnfo¡'eemenÈ or{ cl¿ir.Ì,"

lû7 (4) Â lancìlorcl,s clai¡n(a) for arreafs of rent; or(b) for conrpers.rti.'for use anc.r oc-cupation of a prcnrises by.a tenant aftcrthe expiration ol termination of fenancy agreenrent; or(c) for da'ages causccr .to the premÌses by the tenant or by an¡, person

åi?;xx ;i.llå.,,]i'"iiscs b.\' t¡. f"nrnt ivhire the téiioni is in occùpancy

åi?,l"r.i..ri.t;.iåÍ O, s'*rnr¿ìr.\ appticarion in acc.¡ctance riith the procecture set

ïï; .snÍrt?iil ",,

rilò,.,,ål Am. S.M, 1e71, c. 35, s. 18

Applicafiom for order of possessio;.1.

l0B (T) \tr/here a te,ant, arter his tenancl,.has cxpirecr or has bcen ternlinated,does tl't go out of posscssi.n of the Jrieirises ¡ei.. ¡v riirr-'.,r. lancllcrcì mayapply to a juilgc .f thc c.¡¡¡i¡-l cuutlt itì the cilstrìcit i; ,,,üi¿i, ,re prenrises arewholly or parily siiuatecl 1or an ¿r,l;; ï;. posscssion; bui: rvhere ¡re applicationls nlade by' reas,n 0f thc îairirre of the icnanl to pav i.cni. thc appricati,n sha'not be accc¡rtccl bl ihc u.u.t until t,,u. ito¡', rrave^elapseÁ''roiiàru,ng ¡re ¿ate onwhich the la'cllLri.cl_,ra¡le .r:'an,f firi:lrìyrn.nt in l'r.iti.s,ri.rì )..\i liJ/rr. c. l/lrì. s. .l: ,\nl. S.lL 1l,;1, ,. 3i, s. ll.Ânr. S.l\,f. t$72, c. lì9.5.7.

Se¡'viee o{ application.r98, (?)

...The a¡r¡rlication shlll be filecl in ilrc court ancl sc^.ccl on lhe tenantÎiJfi::l,jit tlar''s ber.rc the cÌav n,,ì"àa'in thc ap¡,nc,riìnìi'.'r',,ì' rrearing oi ure

lln. S Ì1 ltl70, c. 106, s. 3,

eo¡ltents of supporf inE affidavit.Ï08 (3) The applicatioll of thc.lattcllr.rirl shall be su¡rlr.rtcr.l ¡1,an afiirla'it(a) sctting oLrt titr: tcrnls,¡I the tcnancl,;

(b) statìng thc rrate of c.xpiration.r terminatio'of ,re tena'cy;(c) statinc trre Iairu|e ot the tenant to cleriver up Jrossession anrl the reasonsgrvcn 1or thc failur.e. if anl,w,ere gir,,en;(d) st¡ting,lc.easc.r¡l fr¡r'1.he ter¡ni'atron of ,re tenancy; and(e) stating allt' othr:¡. relevant facts.,fin .S..ri.1970, c. t0(i, s.3.

i,iianner s: ¡r¡i,i-c cf :r:pii:alicn.

ji',li] ,,,t,u,t, .¡r¡rlicatirrn aìr;.q r', iIr irro suriroltirrg aí1"itìar it sha]l bc scri.erl

I,r.. 1r,,::r,tr-til.r riclilc,;,iit{ it r.(,ì)i. fIlcl.r,r,f. to ¿¡.o tt,¡:1ti: ,rr' l'L',(lste t erl ¡llai.Ì u ith ;;0s1aqeì1o th.: tr.iìiltìi. artrl h:rviirgrnìclrt ot lìcL eiltt" ir.rrnr.

f¡.r,'¡r¡;1¡li¡r a (,opl, lhe.rc,.i tr; tìle lc,ir¿llt lrrl)r i , '. . ',1.,J ilt ¿ì l,;.(.kii!i, ;,rltii ........lrÌ1ur'hi:rr llrrritirr :ilt , iiic jrl 1ci,:¡i,r ìitrìg,

Lir. S.1I. ItJ?2. c.39. s.7.

lilr

(l)l

-268-

Cap. i,70 L:\NDl,ORD AND TEN-{NT

5ui¡: f :i,.ri,¡n;r I servicc.

l0Ù i5i \\'ht'r'c tiÌír (,ruti js sutjsijclÌ tlr¿tt tìrc tctìant (.¿Ì;);ìot It;: si:¡,.¡.1 ì:racfoi{jiì:Ìí'c '''.i1ìi sirlrst'tli(,rt r-1ì. srrbs'ritrrti'riral sclticc. ilt such nl¿Ìnìlel lrs tltrir.otlIi Ìì ,t', i:t .'Ct ]lt,i" 1)i: ltì:itlr.'

En. S ìti. 1972. c. 39. s. Z.

Reckoning time.

l0B (ó) ìn rcckotrittg thc titttc ¿rllou cil iol nraiiinq lin al)l)ll(¿ì¡()¡ ()r. sí)r\ r!l{an appli(atioll tlndct'tllis sccl.ion. SLrnrials 11n(l lloli(lals sll¿rll be crclurlcrl

lin. S Ì\f. 19?2. c 39, s. 7..4.¡¡. S i\Í. litTl. c. iiJ, s. I .

Ànr. S.II.1972. c.39, s. Z.

€Íaim for ôrreêrs and comoensaiion.109 (1) 'I'Ìte a¡r¡rlication of the landlord nray also incÌucle a claim for a¡rearsof rent ând for corìlpensatiorì for u.se an(l occupation of the prenrises b1'thetenant after thc oxpiration or termination of the tenancy, ald fot. tl¿r¡ã¡¡c.scaus0(l t'r tìte pt'e lllises by the tcnarlt or l))' an]' pcrson íì ìlr)\\ ('(l orl r.ìlc l)rorìììs0shv hinr dllrìno flrp tenrrrf'c ônr,rÌnânnr.o vL\ ulJq¡¿rJ ,

trn. S.À{. 1970, c. ttJ6, s. 3.Anr. S.lI. 1972. c. 39, s. 8

Çontenfs of supportinE affidavit.¡tq (2) Whcre â claitìt is nlade under subsection (1) thc atficial'it in supportof the ap¡llication shall al.so show

(a) tt'here a cl¿ìinl is tradc fol lcnt, the allount of rcnt jn arrears ancl thetinte during rrhich it has bee'n itr arr.ears; ancl

(b) rvhcre a clainì is lnacle for corn¡rensation, p¿ìrticulars ol the use ntacieof the pretnisesj arì(l

tt') rt hct c a t'Ìaittt ls Itlittlc lr t rìlntagcs uar.ls;(,(l to tht: 1-rlr.rrrist,s ìrr i itr,tetlatlt or atì) l)crs()ll ¿ìllo\\'ed orì the l)t'enltscs b¡,hirl (luring lìisoccupanc), pat'tìcuiars oi thc danlage so carrsecl allci thc r.uÌrict Itererrf .

lÌn. S.Ì\f. 1970, c. illû. s.3.Anr. S.\f . 1912. c. 39. .s. 8.

!'{eaning o$ application.lr0 (r) upon heaiirìg thc application. or. \1'lìere it is opposcd, u¡ron hearingand considering, in a sunlnlar.v * a,r'. the oral and af ficlavit cviclencc of thep4rties and their rvitncsscs, tìte judge niaS'

(a) jf he is satisfied that the tenanc¡' hrs expilecì or has been terrninatecl,give an clrcler lol'possession;

(b) rvhere a claim for arrea¡s of rent is proven, give judgment for thcamount of so proven;

(c) where a clajm for t'orrr¡rensation is made, give judgment in such amountas the judge nta1, tlctermine

(i) for the usc ancl occupation of tlle prenlises after the expirationor tcrnrinatìon of the tenanc,v, having regard to the nature anclirsc ancl occ'Lr¡ration ancl the rent pa¡,able during the tenancy-; anr.l

(iì) lor anv rlarnaqc's or <'halges that the Ìandlord is or ¡nay bersg¡¡.oliable to tr)av lo a ptospective tenant to uhorn the lancllorcl harlobliE¡rtctl hirrl-.clf to let thosc. prenrìses, because of the \vrongfultt.st'lLrlrl OCctlp;rtirr¡r oi tll0 pIcnriscs br the presctlt tcnant aftertlre ex¡riratiotr o¡ l¡¡¡1i¡lation of thc tenancv: and

-269-

L,{NDI,ORD,,\ND'I-trN,A¡,7Cap. 1,70

(c I) rihelrC I c'l¿iiltl frrr rllrlragls causctl trr {)rc prt':list,s irr. .lr. tr:aarri .i.any pcr-corì,,r]]:l:.1, .l: ,t1rc.¡rrcrni.scs trr hi¡ir rlLir.jnq irrs .r,r,u1ianc' ispro\jcn, giic jucr.{;rrlnt lol tile vlrrLre ri ilr.,ì,,ì;;,, a..., _so Irr.¿rven.íril(Ì

(d) make such rlr.clci,¡rs to c,osis as he cleents proper.0n. S.\T. t5i?(1. c. l¡rii..q 3,A¡¡. S.ll. 1972, c. lìil,.s.9.

Disposi$Ëon"

Trt (2) The ,iurlgc irra-v ¡¡rant or disnriss the apprìcatio'iir li.h.re or.in part.Ìin S jl, 1970. c. 1trÛ. .s. 3.Anr. S lf. i¡Ji2, c.lì9. s. 9,

Ëffect of orden for possessior:.I T f (T) An ordcr undcr s¿,,r,tir:rn 11û granting posse,ssiorr

(a) shaìr diic.t rhe tcn¿irrt to c1oììi.e. ui) po.ssr,-csi(in'f the p.ernises tothe ianrll.rci l-rv lr s¡rr'c ificrÌ clate or \\ iihiir ri spec.iìicii-trnre aitcr serr¡jceo{ thc oirlt,¡.on iltc Ícnant; ¿tncl(r¡) sh¿iìr statc ürlr il tirr o¡rrr:r. rs not^ i:b:rlcrl rry thr slrc,c,ii.icri cratc or

;T,|i,ï,liìi,:¡rr,cit.ir:rt ii.r, a¡r r,r.rìer ir¡r *ìiciii,ri ,iììi i.r.r. r,,.rrhour any

E¡r. S.}i. Ijl{1, c. lûrì. .. l.l.Anr. S.li, 1i)72. c. llll, s ill.

Serl'ire o¡( c¡.der,'E Ì T (2) T'he orricr..,I()r_ l)os-scssiolì ÌÌlay be servecl in the s[ìnlc ïnånneï as ânotìce ma¡r be suri'e'.r oll , tûlì¿ìrt ¡lursuant to seciir¡n i02.Il¡r. S.11. l{)?{), (,.1ti{j. s.3.

$rcie¡' fo¡" eviciion-I I T (3) \\.'hc|C ille

^ c.ri crcr for posscssic>n is ¡lot obe,r.e cr by, tirc spccìfierr crateor rvithin thc s¡rccìIietì tìnrt. fhe la¡lcllorcl ls c¡rtitlccì,'irittout any lurthernotjce, to Ì¡e issuctr an urcrc¡ 1.r eviction.on firing an afii(ja;:ii sh.r,,,ing serviceof tlie order ancl thlrl it llas ilot i,.0,'r oti.i,á¡.

t'lrr. S. jl. ll,?u. (. l'.ri. s.3.

Payrnenl as a slay cf order.r i Ï (4) \1'he I c ¿¡ tc'nant, l¡e'f.rr' thc crecutir.rn of an orrlcr. f,r cvictio, ¡r^1,sthc rent in a|l'e¿¡rs t.rJcthcl r'ith arrr' ânlount ¿iri ¿rrrlc<l ¿ìs (.()rìlpcrsation .rclarnascs uncler. scr iir¡r I i() airrl ri IÌ costs. ttrc ¡r.,rccc,iì¡ìlg. .i,ril bc sta5.cci anclthe tetant rnA\'(ottir,Lre irr ¡r,,:.st'ssir,ir ¿,s af hi-c f¿lt.¡'r-.r.tcnancr..En. S ll llt7j. r,. iÌ5 s 2r!.\rn. S.i\1. 1972, i, U!1. r;. {r.A;¡. S.ji. :11;;r i. Ìtj{j . :ì; A,.lj. s.^u rs;r- " ili,..:,1.A.rrr. S._il. li)?2. c. lìf).:s. 1r).

Fnoceed!nEs afier TenanT vac¿ies.T f ? l)r'or'r,r.,rl'tr1s irr r.t,s1r.r.t ,,f ¡r c.iiri¡:i_f()t, ¿ìr¡eers r¡í rent or .ont¡lensation:oI_.:lllit]re 1o jurlilrr¡cri ¡rL,t,rr itirsranrtìng r-hat thc te,n¡,¡ri j,,ii;";, up ¡rosse.ssionot or'acatcs rh. rrrt'rrri:c.s ¡rJt.l sc¡rìcc ùp,,'rrrru c.,i thÀ rprrìia.tirul,llr. S. \i 1il?iì. ( i(]ti. s. 3.

Cap. l,i'0

Recovery of possession.

Ii3 (l) l'nicss a tenant lllt.',.i,lord slt:tll rr:)i l('I¿rliì l)ôS:..'.i::Ì r 'r:to posl-rclrsr0ll . c\( ('l)t ut-irlt,r' i liIunrlcl'seiïion IIl.

I:n, S.f{. l97Ll. ¡ l,ri,. \

-27 0-

I,ANDLORD AND'I'ENANT

',il(,cì ()r' lìll¿Ìlrii,,noCì t ('t1tr,ii lrr'('tì)is('.i. I ltr' lartrl-1.ìti.' 1lt'tttìsr':.,rtì 1l)c 1:t'() iììr1: 1Ìl¡t Ilt i; r,rrtitlt,cliirrl lr0r.it.\' ()f l)r ()r.(.1(,r fr)r. c\.,icIi(irr r,bt¿rinccl

lì: Arr. S.fl. lilil c iì5. s ?i

ul íìÐr' llrocecrìings bl' u landlorcl

pren.ti:res for th¡t put'l)()so of demol-

Þefer¡ces fo proceedings {cr possession.T I3 (2) .ltt an] l)rouûedlì ils b.v- a i.rrtrllor<1 loi possession, tf the < ourt finclsthat

(a) thc n()tice to Quit. rr;Ì. gì\'etì brcausr,ci the tenarrt's (.otìlI)lault. to anygOVeÌ'lìnlelì1¿rl aUi.h, "rt 0l tltt¡ landìrr;r-r '. 1"O1',¿i0ll ,rI Alì\' statUte Orüìullicipal b\'-l¿ìv, il,',,iing \\'rth hcalth r)r safety stairtlarcls, inclurlilrganv hriusing Stan(l:li,r ,,r\r,, r¡r

(b) thc notir-e tr¡ (lu;t ,,\:ts ft',.€ìn bec'ause ol the tcnant's aitenlpl tr-r secureror ûníorce his lc.gll li¡ trtsl

it shaÌl refuse to grant an orrler for prr.sscssion or an ordr:¡ frtr evictiorr antlshall cleclare thc notice t() quii ilrr,aliri and the il0Ltce to quit shall þe cleemednot to have been civell

Iìrl S ]l il); j ' rrìil l-;

Possessiom c{ pnewrises for demolitiûn.Ì T3 (3) Nr¡tlçitlisl.¿rnclirrg subscction tJ¡. iffor possessrtiir lhc .llildilrri a!ir':.1r:r.:

(a) that hc t'erluircs t)()ssr'\si()11 of thr,.islli¡it thr, prcntisls. r,l'

(b) that repairsj riI rrr i]i" It¡lifl¡ati¡rn of a¡r'(,o¡:ìr1ir.r¡ c,i:l'l¿r i'ed ofb1' a te nant or t¡itì, t,,iì tit lte r",r'i:r'(1 'iui i)._v g j1;:,1ij,r¡rl ir ¡.1:..,jr,'l t ofthe' prcmises at'e- t'il iìr,t i()(ì ('o:.{ i\ ()t' 61 such a il¿iiriì e that tlit,., ca¡itrttlter c¿rrric-d out r,,hiir: iltc tt:n;rn'1. t lr¡itinur,s t.o oi,cu¡..,i the t)-...Iìti:jes:

and the cr¡ttrt is s¿rtisfit'rl ilr,iJl tlrc ti irl,'nt'c aritiut'ccl ,'l ,llt, \ali,l11.\ t,i theallegations ol tire iancllol cl, f.Ìi<: r'oui't lt)¿rv grant arl cl.clr-'t f,rr. p,,:.-. 1.5io¡¡ r)t.orde r frlr evir,t.ion as tlì0 ( ¿isl tìì,iì iir', "iil;;t:t'i io sttch tcnti.; lirlrl .l-(rrirìirrr)i,:) i.lsthe court dcct¡rs fit to ulrIr'sc.

Iìn. S.II. 197(1, ('. i0tì. s.3.

Offence to ¡'ent before effecting repairs.

1¡3 (3..l) \tr'hcre under sttltscctiort t3) a c()uft gralìts ¿ill ctrciel J()t l)('ssr5si(in rlr'an order for evictiou as a rcsLtlt ol lhe allegation of ihe lantììrilr.l r.ìrllcl unclerclause (a) br tb) of that -cttl)sccli()Ìì an,l the l¿illclior':i cloc-\ nirt dl,ll,'lish lheprenlises or carr]'ouL tllc ttt¡rtLit-. irl't'cc'tification iri allv crltrlrlilrìl (''rrill)li.iitìc(lof b,y the tenant Ì:ut subsctlLictitil tcnls the pruniscs i() iinrrlircl l.l;l;iiti. tltc:Iancllord is guilt¡' of an oifcnr'c attr.l oll suntntarJ ( ()nl jcii()tr ìs iìrrlrìr, 1.o apcttalty oI not less than filc llLtnrllcrl clollals or nì0r'c than ou',1 tho¡lsanrl ,:llll¿irs.

E¡r. S.\(. 1971. c. iì5..r. ?i

h$o evietio¡'¡ dr.rninE school year.Ì l3 (4) tiihcrc a tenattt of Ir:sirii'nt jrtl prctnises has a clriirl ol c'r¡llrl,illsor)'schooÌ age iiving rvith hinl in tlllrse ¡rlenrises, thc lanrl ir¡i-rl sìrali noi ti:r'nrinatcthc tenanc.\'ol evic't thr-. tenant llonr tilosc prernriscs at an-r'tirrrer durlng anyschool ycar in rçhich l.hc cll jlrl is rlic'nding school.

Iìn. S.\1. 197(1. c. 1()li.:i.3

-271-

I,AIVDLORD AND TENANT

Non-applíeatíon of subseciion (4).Tf 3 (5) Subsection (4) r.icres not apply rvhe¡e

(a) a tenant is in arLer¿ir.s oi rent: or.(b) Repealecl. S lf 1971, c 35, s 21(c) a tenant has violatecl sribscction t2) ot sectiotl gB

En. S.If. 1970, c. t0{j. s. ilFosse€sion affer sale.

I l3 (6) liot*ithsta,cling. suitsecti.¡l (4r, il here a bo'a iiiìe salc oi re srclentialprenlÌSeS that is not sLrb.jcct to a rlri.rteil tCt.lrìlCy agrecÌlrct.rt-frtr a spccificperiod, takes place ancl the l)ul-cha.ccr ilìi.n,ir. tr) r)ccup,, ,.¡c cnti'r_, r.r:siclentiaìpremises hinlsclf he rna-l .rliain lrur-ror..iun tìlcr.c¡rI irr. r:i,. rirg thc teìlalìt onemonth's notice to \.acate tiri, pr:crrrr.se',sEn. S.Àf . li]j], " ltS. s !t: Ârrr. S tf . lfr;tr. c, t0û, s :l:E¡r. .S.t{. Ì!17i. r:. l:i:], ; 21.

Cap. L70

DiseniminaÈion prohibited.I ¡4 In tÌlr¡ r'cntirrg of ¡ri.e rnisr-,sshali discrininatc againsi ¿ìn,!. Ì/r.ost)e(or lenew

B,l 3 ìí ì3i., i i'ii,'.'i,.,,,,

ot'ih¡t rencrial of tenaltr.it,s, lrotl,uc tenairt ()r tenairl. bv lcfusiìrg

la¡r cl lordto l'ent

(a) becausc.l thc race. r-erigion, rcrigrt.,us t.¡.cccr, c.r'tìr., arìcesiry, ethnicor natronal origin of; or

,n. o,1l],,::;,'ii';.;]l,li'rïf;ï|,l]11' " lri.ticrpatiort i' a,i ¿iss.r:i¿rri.. .1 ie 'anrs by;

Iin. S. ]l . l!)7(), c. i{)ii, s. 3.

Resl'níeting against,Èred-inE.Ï r5 Nri lantì lorcì sriail ir.'ra'cl an' p¿ìyrrrent or arri.antagr: from anytradesman or cleli"er'1'nran ii.l .t..iüììg. lïï il * pr.ivrrege of excrusive access toany residential prenrìses.

I,ln. S.Ï. iU70, c. l0û, s.3.Netiee foq.íncrease in renr.I T6 (T) A rancìlorcr shail n.i increase the re,t pa,r.abre u'cÌc¡ a tena'c'agreement or An' r'e¡reu al. erlerllsion. rer isit-,n ()r assigrìlììcnt thereof. or beentitìed to l'ecovet';lny aclclitional reui r:esulting ll'or' suc¡ a' r'ciease unlesshe gives to the tcnant a $ rjtte'n notice- àr tt'rr, jncrease in ,rr:¡t at rcast threemonths prior to the clate o'uhicrl thå-inc¡ease is to be effecrtire.

En. S.M. 19?1, c. 3¡. s. ?3

Ëxe epliern.

llO tZl Subser,tìon tl) rioes ¡rotfor a perìoci of notice ìonqcr.th¿rneffe cti v e.

En S lf. 1$7{1, c l0ti "i: ¡\¡1. S \T. 1971. r.. ,ii. s. 22

aDpl.\' rvherr,. tllc lenai rr rc e nr o n r r', ¡. iì,..,''liì..'i,';ï.'lli: l,l' ilì,i' i:

Ren* isrcludes other consideraÍions.I l6 (3) In this par.t rutt inr:li¡cÌes lhe amount ol, an.i,, úr:rnsirlcrâirorr parrl orrequired to be pairl 0t.,.],.1:lr:,'.,, 1ì,r occuilann'.,i rcsicrcntirÌ ¡rrcrrrrses ancr the;:;l,råi.1ii ñl::'iiijrise^icr: "' t'"on"i,ì'¡rlati.' 'i' tiri',r- ri,¿ir urc rancrr.rlã

-272-

Cap. L70 LA},IDLORD AND TENANT

Offences and penallies.

IfZ (ì) Any person u,ho contravenes section 8.1.86, BB, 95. g6 or 97. subsec-tions (i) and (4) of section 113. or section 1i4, 115 or 116. is guilt,r,of a¡r offenccand on suntmary convictlon is liable to a fine of not ntore than one thousancldoliars.

En S.À1.1970, c. 106. s,3l Anr. S.À{.1971. c.35. s.23

Funfher offence.ì17 (2) A landlord ri'ho gives a tenant of his a notice to cluit because

(a) of the tenant's cr)nrl.)laint to any governmental authr:rity as mentionedin clause' {a) of sul,lsection (2) of section 113;'or

(b) of the tenant's attcnrpt to secure or enforce his legal rights;is guilty of an offence and o¡r summary conviction is liable tc¡ a fine as pro-vided under subsection (1).

En. S.Ì\'1. 19?0, c. t0û, s. 3.

Order to correct offence.I l7 (3) \Vhe le ¿ì pcl'-\¡ìì ts louilrì {trrltl rri iìri r)ltuì(c ultclcl subscction r1)-tlie cottrt nì¿ì', in acÌdjtilrit to irir¡;i'silt{ a iirrc

(a) uhere the offcncc ¡riscs out of a iailLtlc i,ì ìilìJ ìtr,)tìÌes. r,t-rlet'tltr.offcnrlcl to 1l¿1'strcli lnonies folthrrjtlr. ¡llr,l

I.bì lltelC tlle ilf flnCe ¿ttis¡'s ¡rltt (ìl ilìC rì,¡ìn,v r r :rì-¡r

tìte Act. olrlt'r'tlir,'i:ficnticl to tallc srri:ll lictic,lito colt'cct tllr' riil enr'.-.

En. S.i!T. 1972, c. 3l), s. 11.

iìtii': rr,r'lliticicl rulttt't¿r: lti.l\' lte llcccss¿it'r

Order to pðy money.

I l7 (4) Where an order l¡r¿rrÌr: r¡itrìr'r' subscr,i jon rjìr i.r'cluirls Ì;ar.rnent rifmonies by the offe'ncìer. thc crrlcr irie.r'be Iilecl in thc Ll¡,rintv Ccuit of thcrlistrict in rvhich the c¡ffertce occurrerd: ¿rncl u'hcn so fi lc:tÌ, tlii:,,lile'r':;haiì [r;r'aìlput'poses be deenrecl a.judgrnent of the Count¡'Clrurt airrl ent\)r(cal)l¡ as such.

En. S.M, 1972. c. il9. s 11.Am. S.l!{. 1$71. r:.35. s.23.Anr. S.M. 1{173, c. 39. s. i1.

Sta¡rdard forms of tenancy agreements.f T8 (l) The Lieutenant Goternor in Council may prescribe by regulation theform of tenancy agreement for residential premises and ei,ery tenancy agree-ment shall be deelned to be in the for¡n so prescribed.

En. S.If. i9?0. c,106. s.3I'0 r'o¡¡tc ilt lr,l'c.i,orì ,lilnt¡ lst. lgTl

eertain terms prohibi?ed.llE (2) Anv ternl or condition

(a) that is nut ¡ternrinr'cì b¡secti0n (1); and

(b) that contravenes an¡' ofis void and has no effect.

in a tenancy agreenlentor contained in, a fornr prescribed under sub-

the provisions of this Act;

I'ln. S lf . 1970, c 106 s 3To conic in f,lrcc on pi:òclamation

$'":^qyq:g by tenanr' f.-or repeirs.Ï ì9 {r) lvhcre a tc¡iani rcqucsts his larldlo¡cl cr an agent of lÌre landlorelto carry out or ¡nake ¡easonabre rl:parrs to the.*iàontìli'j¡cmrses occupiedby thc tenant aira thc ian,lior.rr ,:.ri.ì*'r,. ncgìects io cu..¡. óui o¡ nrartc ihosei:i,ijåì:

rhe renanr n:av norifv tne renrarsma'for ttre aräa-ãr the failure o¡En. S.lI. J970, c.10ô. .s. 3

Faifiu¡"e fo make repajrs.ï TP {2) Lipon rcc<ti¡il oi a notifìcation unrÌer subseciion i1), llrc ¡erntals¡nanshall endeavour to rcsolr,'e ilro lrtiii,jo"',' ¡.tr,,..u ilre rancjk¡rcr and the tcnantand if the rentars*ian faiÌs ir his;ii;;rii to r,ouo the r¿rncirorci carry out ormal<e the 'repai.s tìrat the ..nt,,ir-,,n*'.inri<¡ors to be rcasonabre, the tenantshaìl pay thc rcrt rs it ralrs aru, in-'iio'rîntarsman t<, t,r, t,uir,i'-ìu ,.urt b1, rrimuntil the repairs arc carried out t,i ;;;;" "'

I,ln S.lt. if)70. c. tû6, s. 3

¡enia Jsnoi*r.

rc't rirrrÌerr su-r¡secii.n lll) t. lhc.rriiurslll¿ri ancl not tocr-rnsltlrrtc a r;icrlaiion or iailut.c b-r,tlir: tcnänt to pay his1970, c. 1ú{i, s. 3

6$otifiea$íor¡ hy renloisffian.? f 9 (.4) XVherc. uncìe¡: subscclion¡entalsman shall irl u,riting rtotifr.,

I,t n "S li . t!)7 A , c: 1úti. fi . j

Re$emfio¡.¡ amc,l pæymenl of rnlr;lei.rs hy rentæÍsmen.f f 9 {5) Upon rece ivrng r.cnl unijer_ .sul¡s.ectjon í2) the ¡cntalsnran shall esti-mate the cost of repairs iir .i:spelct of '.vhich tne,',niüc."r,.,,r,, ono that the¡entarsman consriìors rcaso'aÌr.ic, a'cr as the ¡cnt is ¡raicl silelt retarn(â) one mc¡nth's rent; or

(b) twice thc e stimatccl cost of the reparrs;whichever is thc greater. uiltil the repairs..are- com¡rletecl to his satsilactio.,and shair fo¡w'arci the arnount rei.aineci tc¡ thc Iouoìi],r.r-irìi,.,,"-, ,u. rcpairs arecompìetecl to thc sarisfaction cif '¡he ,'eìtar.r,nar,, ,,iii irìrrï'i.ì:u"u.,Ì 0n,1, excessrent rr:ceivcd Ì',y hinr to the r¿i¡icilo¡cì *,itÀin thirty ¿¡1,5 i,r^.åå.,pr thc¡cof.lin. S.ll Ì970. c. 10¿i, s. 3

Ag:peal.

l,l.t'. (:l , ,\/hr:rc pursuant 1o subsecl.ion i?l thc rcntalsnran ni¿lkes a rlct'r*rina-ttr¡n ancl the lan rlior.rì or tenairt. as ih¿: casc m¿r.!, 1le , is rìissaiisfiecl u,,ith thedeternrinati.n. ri¿' ,.11..-"li],1 ttri.il, aalìs oi thc rirte",,r:-'ïiî. dcte.nrinatirinappeal lhe clcierr.nrination to a.juclgc of,tÌle Count.v Cu",,t,-..,ì,i.the.juclgc may

iiÏ;JiiL ordct'r"ith resl)cct t¡r ür. rlcic.nrinatir-i. ¿is to hìr¡r seeni.s jusi a'cr

tÌn. S.\1. t9?0, c. 106..s.3

Ëffeet of ¡:ayineni fcÌ Iç I3) I'a.l,nlc¡nt ofthe iandlcrri tloes not¡ent.

lìn. S.)i.

I,ÂNDLORD ,\ND TEI{ANT

-273-

Cap, I7t)

,(2), a tc¡iant pa],s re ili tíj a i.e¡ntalsinair, theth<¡ ÌandLrrri ilrat her lurs i.ccrrirecl ii;; ;.,,rt

-27 4-

[--a¡; i,?0 I-A\TDLORD AND TENANT

l?sfur¡ o{ deposit fo lenanf.Ì l9 (7) \i'h,';¡' ¡¡1¡¡i¡:¡' {l¡r': s.í tir)t1 a lancllord is r-ecluesteci to ltrake reasot)ablercpairs 1o rr";16'¡1¡t-i pt rrt,sns occupif,(l by a tenant and tìte tinte for appealunder srìbs('i.i:on itìr þ¡.s ,'r lrrlr¡l ol an aI)perl taken b¡ ilrc lanrìlorcl is un-successlL.rl :rn11 llte ltrtrììo:ri lalls or r'('fusr.s or neglects or i:ontinuets to fail,I'efuse or nogltrt tt, t¡rake thc ieÌ)a jrs. the rentalsnlan shall ìÌtake or cause therepairs Ír' bt'u:ade attd pit\ lhe't:osts thcrcof frollt the mone)'s retaiuecl b.v himuttclr.r suirst'ltirin (5i an(i Lriru'¿u (l artr. sur¡rìuS ntoneys to the .lancllorrì.

i,lI S.ll. i[i?(r. (. l()iì. s.3

Þisputes Eenrerally..l20 (l) In tìre e!.ent of an¡'dispute l¡ctr,.'een a landlord anri a tenant, eitherthe landlorcl oÌ the tenant or bolh may refer the dispute to the rentalsman forthe area who shall

(a) endeavour by rnecliation to seille the dispute; or(b) with the written consent of the Ìa¡ldlord and the tenant arbitrate the

dispute.Iin. S.11. 1970, c. 10ô, s.3'I'o cornc tn folct on ¡rr.ocllrmation.

Ârbil¡"alion hinding.120 (2) WJhr:t e' urlder sul,rsectirill (1). the ¡e ntalsman acts as an arbitrator,his finc.lint-:s are {inal and liinciii.ig on brth thc landlorcl ancì the tenant; andThe Ari¡itrati¡:l Act (ìocs ltot a¡rplv to tlle arbit¡ation.

i:,rr. S,-',1 . 1970. r,. i()li. s 3'ftr cr.rnie in frrrcc on pt.oclamation.

RenÎ review process.

I2l lï ) 'l'he Lieuicnant (lolr'¡ nr,r in Clouncjl nrav(a) estal¡ljsh a board consisting of such number of persons as he deems

¡lcccssary; or(b) designate such persnns etnpllvr,d by a tnuuicipality; or(c) desif<rrate the office' ol ¡.'entalsrran:

for the purpose rif estabiishtne and llit'1 iltg out a rL'nt reyie\\, functiçn andfclr this l)rìrÌ)osc, the l.,itt-tirrr.r¿in[ (ìr-rr.:r'rror i¡r Councll m¡r'tìlake regulationsprescribing thc rul¡;s, ¡rloccrlur-e anrl ,guirlerlines to be followerl b-v thc, troardor municipal em¡rlo5'ecs. as lirc ca:jf ¡lay be, ancl couferring surli auth<-,nt): onthe board or the cnrployees 0r rentalsnrarì as lìe nìay deenl necessary for theeffeciive carrying out of their lur¡ctir,rn.

B¡r. S.M, 1970. c. 1tì[j. s. l]Anr. S.l'1. 1972. c. liiì.:¡. ìJ.

Faymenf of remuneration.12\ (2\ The nlctitÌ¡ers o1 a lrouiri irlrlr,;iiitcrl rurclcl s,-lb:('.'tlltì tlril:n'ltc ¡tiirrlSuch Iemuneration and Out-()i,l)irr.kfi u.t,,,,tìsc1i as tìt:t\) l.)0 i1l)ljtr)\'¡.ì(.1 b1'thcLieutenant Gclver¡tol' in Courrcil.

Err. S.IL 1972, c. 39. s 12.Anr. S.1,,I. 1972. Lr. lÌfi. s t2

-?7 5-

LANI)I,()nD ,\\l) TE\,\\T (ìl¡r t,70Regu ïa$ions.122 Ftrr thc t'utj':l:,:.rti carr-ring out the 1;ro'isions oI thls Aci acco.dingto their intc't, tñr. r,ieLltcnart Gor,ãrnor rn coullcrr nra¡, nrakc regurationiancilla'y the¡cto allcl ¡tot ir,.n,.'_.irt.i,t' illere*,ith: and ci el..t, regulatiou nradepursuânt to, a.cr ir ¿rcco¡dance w.i1h tne auilroiììi, s,rì,,t..r'ir'r,.'ru,. section hasthe force of larv; ancl. uithorii,:*.rL.i.ii"g the !lenciahtl,ot--iirc ior.egoing, theLieutena¡rt (ì.r,.r.'.r in Courcil irr;ì;";;i. regutatio's(a) prescrìltirrg fr-ri-nts to þs ¡cecl uncler this Act;

ß) JJ;iliiiïl,Llillì,.n1,:"hcr than thiise ser r,¡ri i¡r rhis,\ct ro be carried

1c.¡ prescribing rules of proceclurc for arï¡itration ir¡, a rerrtalsnran;(d) respe'c'tir( sucrl ol hcr rnatters a¡q .hc' ,,,,,¡, ,r,,.n., ,,.'raor.rr.-o for thecarrl;n¡i r¡uI oI tlie pl.rivisions of iliis ¿ctt.,n S ll. tg7(), c. l0û. s. 3.

ApplicaÈion of Åc.i ,.vhere rocm ¿nd boa¡ c,l provide.-J.l?3 \1'hc¡ r: ;t t).,t.:()¡ì i.r li.v i.t.,sicienti¡l Ì,ri.r,¡'i.si:.s ()\\.n0(i ()r ()l)cr¿rte (l b),,illl for t'e ¡rrr',,'s,l ¡r..r'rrit's ¡,itt, r,,,iììr-',r.(r .rr'lrr.¡J i. ,l.sc ¡_ir.liisc.s fo¡ fi'cor

'ìorc tc.¿ì.ts. irrt' Ir',,r isr,rls ,,j j,:'ri i\', tr, rl,t .rt,_,ìï'tri,,t thc,r, ln.y bciri;ijt,iì1"

¿ìl)l)11(ii l)l('' .1r¡rìr ti) ihe rorjrr a(, o.)r)rod¿ìtir¡ì ri.r,r rcjccÌ ir_r theI,,n : _\1. i1l7í.1. c. ir)t, s.3

Ðeciarafory oriìer.

Ji,1,.*,,,,,111i,ìäil'lì,,':i;li,iilïllì.,1" thc rr.rint.r ('t,u.r ro,' a rrr:c,raratr,¡..,,, orcler*I.j;r. S ll. lfl?(1, (, Íj{ì. s :l

Corporaiions as landlord.f 25 \\'hcr-er ¿r lan¡jlol cJ is rr ¡.,,1.p¡¡.¿1tiun auÌn an)' nlatter undcr tllis ì)lr.i iltri is bctrre aapperar ancl plcsr,rit tho c¡rsc () i 1lìe .,,,.ii,,,:utì.,,,

Eu. S.lI. lfJ?l. c. lirt. s. ll

c;lllr'r.L oi tlir, (.or.l)r)t.atiotì ll.t\.liìu:1 {l 1i,, ,i;;. : 11¡, çr,¡.¡r,,¡.;11i,ri1

-27 6-STANDARD RËS[DENTIAL w "".""".*"",*,,"-,

and 'Ienant in lVlanitoba; pursuant toof Manitoba. 1970.

@ewmggap ffiWsee$ssesrg

Being a forni for all written lcsidentill 'ì'enancy Agleernents bctween l-uncllordSection 1 1 8(l ) of thel-andkrrd and J'cnant r\ct being Chapter 1.70 of the Strtrrtes

IN THIS TENANCY AGRITITMEN-f rnrde in duplicate.

The day of AD i9-

BETWEENLandlord (name, address andphone number)referred to as the

l.andlord

ANDI'ena nt

referred to as

Ten¿tntthe

IT IS AGREED THATThe I-andlord will rent to ¡he Tenant and the Tenant will rent from ASPremises

Type of-fenancy

Rent

the L.¿Lncllord

referred to as

thc premises known

tlie rented

prem lses

THE TENANCY

and to expire on(Lcave expily date blank if tlte ,\grccrnent is fbr a periodic terrancy and lio set terrn is intended.)

TI-lE TENANT WILL PAY lìL-,N] to the l.andlord at tl"re rate of S **s-thc

(State due day/date for

fS.]]O COÌVlI\,1L,NCE AD I9-D 19_

pcì'

in advance, for the cluration r¡l'tltc tenanc¡1. The rent due in the first instarrce(pro-rated as necessary) and thcrcltier S- payable on clay of each

-rent payrnent)

IT IS

i.FLJIìTI-IER

In addition

ACIìEED fll:\-l'to the tellarìt( s)on11, tllc follolving other pcrsons rnay occupY tlle Ientcd prern ises

t. 1.OthcrOccupants

Se curit yl)eposit

3.

togetlicr

6.

rvitlr lrty natlrtal inct'casc in tlle tenant's faniily but in any cvcnt not c:iceeding a total of

-

persons.

2. Thc Llncllord Ilerel¡-v nckrrorvlcdgcs the receipt frorn the tenant, on thc sìgning of this Agreernent, a SecurityDcposit of S rvhicll strtn the Landlorcl will liold in tr.ust. for the 1'enant, as a security against thebreach of thosc parts of this Agreertrent pertaining to arrears of'r'cnt and the Tenant's responsibility forclcartlincss artd dartrage.'l'hc L.oncllclrd will return this deposit to the Tenant within 7 days of the termination oftltc- tcrrancy. rvitlr irltcrcst ut tltc ntinìrnLtlrl ratc ol 4%,per arìnunr cornpoLrndecl lnnually, unless otherwise appliedby tlic LanclloLcl bv lglccrnent rvitll the l-erlant. ln the event that rhc dispositìon of this Security Deposit isdisptrted by thc Lurrcllorti t¡r'Tcnant, and every atternpt tt¡ rcscllvc thc dispute has failed, thc Landlord willforrvard tlic dcposit lo tlrc Rentalsrnan pendirìg rrìediation of the dispLrte. LJnder no circumstances will theSecurity Deposit bc appliccl as part ol the rent by the Tenant without tlie prior rvritten consent of the l,andlord.

The Tenant will ply. on tletnartd, to the appropriatc autliority, the costs of'the fbllorving services e.g. ccrtainpublic Lrtilities:- as strpplicci nt tire conlr'nencerÌìent of this tenancy in rcspcct of the rcntecl prenrises.

a

Sc ¡viccs

all others not listod bcirrg tlic Landlorcl's responsibility.

.+. (i)^27V *

'l'hc foilorving pri',,ilcgcs, arncnìtics and iacilities arefbr thc duratìoll ttf tlris Tcnancy AgreeÍnenf , thc cosl

tìre right of the l'enant anclbcing includecl in ihe rent.

are graniecl to the Tenanlnenitics

(r) Thc lollorving privilegcsincluclcd withrrì tire scope

arnÛnities and iacilitics arcol this Agreente nt

reservcd to the Larrdlord or his ciesignaie and ¿re noi

tr ce

5. Unless otherwise agrce<l upon at the irnle â notrce ìs given, this Agreement rnay be teruninated bvihe Landlord giving

otì

ìotloe Ìlt writing to tlie tenaltt

noticc. e ithe r orally or in writing. to tllc l.ancllo¡cì,the Tenant giving

tditions of:icc a ncl

r¡ination

dition of'

teci Pre¡niscs

:ryance ol'

utcs an(l

Lltcs ând

tratlon

(lnscrt above a'y spccial noticc pr.visions or statc statutory reclrrire.renis.)

1.

'An inspcction of the prtrriscs lnay be rnacle bv both parties, or therr agents, or their represeniatrvrs. arcj thccondítion of thc prerlriscs recordecl on the atlachecl oonclition rcport rnd signecl by Lroth per.sons prcsent at theinspection' This inspection tnay be inade prior to thc comrnencelÌìent of the Tenair.y r,rj can be rcfc¡recl to indeciding, as lnay bc ttccessary' the disposition of .the

security Deposit at the terrninatioil of the.ier:rncy ancìalthough this inspectitln in no rvay recluces the Lancllo¡cl's responslbiiit_y to reparr ancl maintain as in section l4ofthis i\greemen[, rro prorniscs for altt-:rations. redecorati<¡ns or rentoclelling,"vill be binciing unless noicr] on theattached Conditir¡n lìeport at thc tinle of the inspection b1i þ6111 ilartics present.

l::ll,]"::ll::lr.cnts¡s arc and rttav be enacted in law will be observc.cì by aU parries ro rhis.,\greemeni il-r respecr oi.Irr'iìittl, sallrtatlon. lirc. iroLrsing and safety standarcls.

In th¿ evcnt o1- any dispute bctwceil thc Lancllolcl aucl Tenant. eithcr partv or both rììa\, ¡¿fsr thc ¿ispLrte to thcRentaìsi-nan for this lreâ rvho. it is Lrncerstootl. will enclcavorrr bv,,r.ri,oti,r,r ir¡ settle tlre clispLrte or rvitlr tlrewrrttcn consent of both l-¿rri<ilt¡rcl and Tenant, wili arbitrate tlre clispLrte. ily ref'e rciicc tr¡ Scoiion 120 of tìrcL¿lltllord ancl '1'cnlrlll '\ct' wltcrt thc Iìentalsrnan acts as an arbitlutur witll thc rvritte. conse't as ¿rb.ve, ilis

1ll,'jlÏ:,1ï both 1ìnal rnd bincling on botl.t thc Lanrllorcl ancì J'enanr. The Arbirrarion.Acr nor appl_ving ro ihc./l.tOlIt'llil()n-

l-he l-enant is resporrsible fì;r tìrc orclìna11, cleanlinessuncler Sectrr;n .l o1'thìs agrrcrneni. ancl for the rcplirsot persons wlì() are Jre rnritretl rtn the premises by hím.

ô.

by

nt

9.

t0.

of thc rerriocl pfù'lises, the u'tenities ancl facilitics pr.ovicli:tlof danrage cruse d by Ìris wilful or. ncgligent ct¡nclucr or tirai

Thc Tenant rvili use rlrrì rcntcd pi.c.rniscs for resiclcntial pLrrposôs onl1, lircl rvill not carry on, oicarriccl olì. any 1.rade or btrsincss rvithoLrt tlie rvlitten colìsùnt ol [lrc l-:rn,Jlord.

pcfrììjt t() l)c

Thc T'cnant. his f¿rruily or llis gtlcsts $'ill not câUSe a nuisarrce ur clisturl¡anc0 to other tcnailts in the sanrc br-rildilr!rtl

Thc Tenant hls tlrc riglit to sLrbict. îcsion.or otherrvise purt with possossioncìollscnt of'thc l.-lnclltrrtl. ('oilscrtt rvrll noi bc arbiirarilv or LlrìreiisorìaDlvprovicled the iìr¡rn of' assrgrurre ur antl accc¡rtance, r,vl-Licli 1'or nrs ¡rart offootnotc l ).

of thc rcntccl ¡l'erriiscs, subje ct to tlrewi thhclcl on proper applicltion. airclthis ;\greement, ìs completccl. (Sec

t2.

-278-13. TIle Tenant s,ill clbselve. and cr;niplv with, the Landlord's lìules and iìegLrlutions wliich nray be attachedto,and

Rules and forrn part of, this Agrr'enlent rvitli suoh reasonable variations and nlodifications as nray be added froni time toRegulations tirne by way of notice from the Llndìord to the Tenant.

15. A duplicate copy of tliis Agreement will be delivered to the Tenant b),the Landlord rvithin twenty-one days afterTenant's Cop;' execution; or within twenty-one days of the Tenant's delivery of the Agreerncnt to the Landlord for execution;of Agreement and where â copy of the Agreement is not delivered within the time specilìed. the Tenant's obligations under this

Agreement will thereby cease.

Care by

I¡ndlord

Privacy

Range ofApireenlenl

14. The Landlord is responsible for providing and maintaining the rented prcrlises. the anlerlities aud facilitiesprovided under See tion 4 o1'this agreeÍnent in a good state of repair and 1ìt i-or habitation during the tenancy;

notwithstanding rhat aily state ol' disrepair existed to the knowledge ot tìre Tenant before this Tenancy

Agreement was enteled into.

16. (l ) The Landlord has a RIGFIT of access

(a) to show tlie premises to prospective tenants at reasonable hours rlter notice to terrtrinate the tenancy has

been given;ANl)

(b) in the case of an emergency; ANI)

(c) after giving written notice to the Tenant of at least twenty-four hours befbre the tinle of entry, which timervill be specifìed on the notice and shall be during daylight hours.

18. Wherever throughout this Agreement there is any nrention of, or reference to, the Landlord of the Tenant,thatniontion or reference shall be dee¡ned to extent to and include the heirs. executors, administrators. successors and

assigns of tl're LandloLd and the Tenant and sub-tenants of tlie Tenant as tlie case nray be; ancl if the L.andlord orTenant shall be nrale. female, or a corporation,or if there be ¡rrore than one Landlord or'1'enant, the provisionherein shall be reacl with all graûrnlaticâl changes necessary. F-urther, tlle Landlord will aclvise the'fenant of anychânge of ownership ivithin 7 days of this change.

(2) Nothing in this section is to be construed by e ither party as prohibiting entry with the consent of the Tenantgiven at the time of entry.

11 . The Landlord, in the execution of this Agreement, is exercising a larvful power, and in sc¡ executing grarris [lte

Quier Tcnant thc right of the full nse and occupation of the rented premises with a security of tenr"rre. according to theEnjoyment tcuns of this Agreernent.

WITNESS6{gneþ" Sce[ebamÞ Ðenríbeceb

WITNESS TENANT (S)

LANDLORI)

This Agreenreni is to be interpreted ancl executecl rvii.li direct reference to the Landlord and Tenant ¡\ct and in

conjunction with any Landlord's lìules and Regulations that may be attached heretcl.

Any item or condition addcd to this Tenancy Agreernent that contravcnes any of the provisions of the Lancllord and

Tenant Act is void and has no effcct.

Note: (l) Seciion l2 ot'this'Ienancy Agreement rnay be onlitted ol canceiled where the premises are adnrinisteled byor for the Govelnment of Canada of Canada or Manitoba or a Municipality, or any agency thereo{', developed and

financed under the National Housing,Act, 1954 (Canada).

Note: (2) Section 2 of this Agreenterit nray beomitted;and if so omìtted, Sectic¡n 2 shoLrlcl be linecl cliagonally across

and be initialled by both parties to this Agreement.

-27 9-

ASS! GI\II\4 E i\IT,AN D ACC EPTANC E

FOìì VALt-lE RtiCITIVED I(Wc) hereby assign all rly (otrr') Li.eht. titlc und intcrest in ancl to the wrtirin trnlrìcyagreetlìeni and thc reuiaindcr of tltc terrn r-rlrcx¡rire cl thercunclcl t()

---- ----*.-- hciis

and assigns

the agreelnents on tlte parl of tltc'l-ertarit ¡is tltcrcìn lnentionetl. in the cvcnt of'defaLrÌt b1, tlrc sirb-tenant.

WII'NESS- -WITNESS--

IN CONSIDEIìr\TION of tlrc abovc assigrtntent encl tlrc conscnt tlrereto of tlre Ì..ancllord. I

(we)-- ,ltereb,v ¿rssunlc ancl agrce tct iriakc ¿rll 1rayr¡c¡tc lrrcl pc¡f¡rrrrall aglecrrtcnts and cr¡uclitions ol the rvitiiin Tenancy,r\greenrcrtt bv tlro tcltant tltcr.eitì rìanle(l to l¡c ntucle arrdperl-orrrrccl lì'onl thc day o1'-----Al) l(.)- arrcì I (we) agrce tlrirt all rislrts ¿ìnd

rentedics of the l-andlord agairrst tltc tcnriìt uncler said'fcnanc1, ,,\glccnrcrrt be availlble againsl rle (us) to lll inlcntsand pulposes as if I (we) hacl becrt narncd tenant tirelein and as such hacl erccuted sarlre.

WITNÞ.SS lhis-,-- du¡,ot- AD l9__

WITNBSS-

WITNhSS

CONSENT TO,ASSIGNMENT

We hercby conscnt fo tltc foregoing assignrnent of the l-en¡lrct,.{gleernerit rvith tlte concìition th¿rt no lrrrlhcrassigntnentofthes¿rid[Ùt]il|ìC'\/|lgIc0llìÙlìtorsLrblettingo|tlreprclrristS()rÌìvprìor consent.

Wilncss our lrunti rrrcl scul illis ciat,of -

-¡\D

l9-

t

I

ao?rÐ7iii

6ÍH\--f,|?-v'TffiÕ4ç4r3wwffiCH

rñhF\rñ'.1rereqryfÞeqffi

cc

j

aiti-n,Z

7,i'

B

i-.

..c

I

I

WII NISSLANDLOIìI)

,IìINT OR WRITE CLEARLY

fop copy to Tenarìtìarbon copy to Landlord

- 280-

RENTAL UNIT CONDITION RËPORT

G -- GoodM -- Missing

D - Damaged

B - BrokenS --Scratched

or Malked

g "^""".,-^^,*^,"",

Drtc ( l) . Date (l)

E xtcrior

K itcìlen

Basenrent

Cclndttion atCommencement

of Tenancy

('onditiorr atTcnrt inrit ionof 'f enarrcy

StLrcco and/or Siding

Irront & Rear Entrances

G;b.g. C""t,Glass .t Frames

.S.*'.', r-a *S

ro rtn w i n ¿"*lGround & Walks

Keys Issued

Keys Returned

Walls & Trirn

CountortopCabinets & Doors

Range - Condition & EqLripment

Sink & Stoppers

Refrigerator - Condition & Equipment

Stair & Stai¡rvell

Walls & FloorFurnace, Water Heatcr & Plumbi

L.ivins Iìoonll)in ing lìooul

[þgr( eiling

Walls & Trim

Sta irwell &l-la I I

[Je droorl s

)I)RESS OF IìEN]'I:D PREMISES

aa1-LÐ!_

Tenants Forwarding Address(after termination of Tenancy) ':'l':'o :' 1:'::' '':ii'ii;

Tenant's SignatureN¡\N'I (Narne-print)

il)

B. Fr,rrtiler conrntent and detailnoted and initialled overleaf.

e.g. furniture, rugs, drapes, appliances and prornises as to decorati,re;n,l ,ir""t-., t, l.

APPTND]X B

"TABLE C" and "TABLE Cl " of the

REPORT OF THE RTNTALSI4AN AND THE DTRECTOR CONSUMERS' BUREAU

FOR THI YEAR I 972I

'1

'l'lanitoba Laur Journal, vol. 5, no" Z, .l973, pp. Zg4_g5.

-282-

-¿OJ-

TABLE C: LANDLORD AND TTNANT ST/\TISTICAL

Comparati ve Stat j st'ics

Carry Over (after breakdown Apriì l, lgll)Compl aj nts Regi stered

(after breakdown Aprìì l, lgTl)Complaints Closed*

(after breakdown April I, reir)

RTPORTS

JanuaryDecember

Complaj nts 0utstanding(after breakdown Aprìì

Complaints ìn c'ity(after breakdown Aprì1

Complaints outsjde LJjnnìpeg(after breakdov¡n Apri i

Comp'lajnts out of prov.ince

l, lgTl)

l, lgTl)

l, 1971)

l, t97l to31, 1971

7^

l,lll

982

204

912

178

LI

January ì, lgl7 toDecember 3.l, lglZ

204

1 ,902'

1 "512

494

I,5E5

269

4B

49 ,6C3

768

2,167

146

(after breakdown Aprìì l, 1971)Teìephone Calls Recejved

(after breakdown Apr.i'l I , l97l )Telephone Calls Rece.ivecj (Collect)

(after breakdown nprì1 l, lgiz)0f f ice In berv'iews

22 "853

1 ,144(after breakdoln Aprì1 I,

Personal Vjsits ancl Inspectjolrs(after breakdown Apri ì I ,

Cha rge s

r eTt )

1e72)

Carry 0verCh¡rnoc l ¡idv¡¡e' JvJ Lq ¡u

Dealt l^J'ith0utstandr'ng

Securi ty Depos ì tsl^¡ rv'rr l'lrro-vvul

Fjled (fronr April l, j971)a'l ^^^Ju I uJËu0utstanding . . .

Premi ses Repa'irs Compl ai ntsC¡ rrt¡ fìvonFiledn'l ^^^Ju I uSeu

l, 1971l, 1971

TOTAL

Record

TOTAL

0utstanding*Dìspositjon of Closed CornplaintsL Settled Satisfactoriìy (from ApriI I, I97'l I?. Unsettled (from Aprìt- t, lg7l ) .'...-...'.3. Legaì Action Recomiilended

(fronr Apriì I, lg7l)Unj us ti fj ed ( from Apri lTransf erred (fronr Apr.i 1

05

5

0

0lt

B

3

1at012

4

6444B

2246

2

----i6T-

75464a^rf {h

204

439'¿7

IU

I ,2A160

21

55?J

l;340-

258I oaIOJ

75

4.Ã

220 L/ ¿6" 0n 1y

9B? 1 ,612

-?84-

TABLE Cl : CATEGORY BREAKDOIÂIN 0F LANDLOP,D AND TINANT REGISTIP,ED COI'IPLAINTS

Comparì ti ve Stati st'i cs

'1 Qacrrnif rr F'ìanr^ j! n j ^-..!^^r" JËuur rLJ uspuslL UI5PULC5

( Funds pai d to Rental sman )

A+"

January 'ì , 1971 toDecember 3.l, 1971

364 (after breakdovrnAprìl l, 1971)

January 'l , 1972 toDecember 31, 1972

663(464)

24342(3e )2547

/2Ãal1atoa

L.aJ.

Damage by TenantRepairs...(Rent actual 1y redirected) . . . .

Prì vacy

226 '¡l(t0¡ ''35 rl

50 rl5 " i{oi se6. Lockouts and Lockjng Systems..7 " Di straì ntB" Rent IncreasesI " Noti ceI 0. Di scrimi nati onll. Sub-letting12 " Retal i atory l{oti ce.l3.

Tenancy Agreements " " "

14. Punitive Rent Increases,l5. Mi scel I aneous

16. Abandonment. ..17" School Tax Credit ...lB. Arbìtrat'ion - Section 12019. Inspectìons by Public

Authori ti es20" Non-Payment Ut'il jt'ies

1052

t¿4

64L

9?30

7598

Iil

487

0937B

282I

2B?B

?5AF,

12J

TOTAL I,III 1 "902

GLOSSARY

the act of dweiling: the sum of human actions wiihin a protectiveenvironment that determines a dwelllng" -

assignment: transferaì of possession of the prem.ises from a tenantto another sub_tenant.

communalization: the act of adaptìnq those aspects of the physicaìenvironnrent that.are a par!'or ihe ,;pp;;i srructure and therìght of say of the communjty; càn.ìiã"..f.r to Lhe act ofadaptìng those aspects of thä physicar -environment

that are apart of a set of detachabre unìti an¿ thÀ rigtrt ot;;t-.;;gr0up or fami ry; expression of communar valuõs, needi"un.r -

aspirations.

detachable units:, within the sphere of individua|s right of say;c omp'l etes a drvel I j nq .

dweìììng: support^structure plus detachable units, deternrjned by theact of dweììing.

dwelI'ing unìt: a completed product wìth one or more rooms for tne useof one or more persons as a housekeepÌng unjt rvith cookìng, eating,ì'ivìng, s'leeping, anC sanitary facjlìt;ãr.fit for habitation: when a drveilìng compiies with hearth and safetystandards incruding housing stãndu.är ;ãq;;red by iä*. - "-

fjxture: a personal chattel annexed or fjxed to reallandlord: includes lessor, or^/ner, the person g.ivingoccupatjon of the premìses jn questjon" ' '

landlord's fixture: part of the premìses demjsed.

life style: based on.role emphasjs; a set of behavjours rvhjch must beperformed to satjsf.y a role; a composjte of thoie;rp;.;; of theroles a person stroñgìy urphuriruii-i¿-;.;;rs to a sty,le of livjnq.margin: an jntermecijate area b:etr¡leen tlvo zones.

pr0perry.

or permì ttì ng

-?85-

-286-

the natural relationshìp: the relationshipment that 'is the basi s f or al I that hashuman habitationl the outcome of humanbu'iìdìng.

between peopl e a nd env'i ron-to be done i n the matter of

nature where dwel I ì ng ì s

personaì chattel: an article of personaì property, a movable; equateduri th a detachabl e uni t.

personaììzation: the act of adaptìng those aspects of the physìcalenvironment that are a part of a set of detachable units and therìght of say of an indivjdual, expression of jndivjdual personaì ìt.y,values, needs and aspìrat'ions"

real property: jmmovable or permanent; equated wjth a support structure.

Rentalsman: a medjator or arbjtrator jn dìsputes betvreen a landlord anda tenant.

residentjal prem'ises: premìses used for residentjal purposes usuallydefìned by an address.

sector: a part of a zone and jts adjacent margins whjch can be freelypart'itjoned: the smallest recognjzable spatial unjt used jnbuìldjng up the architecture of a support structure.

sublet: to lease all or part of a rented premìses to another sub-tenant.

support structure: vrithin the rìght of say of the communìty; gìves thepossibil ìtjes for dwell'ings.

tenancy agreement: commcnly referred to as a lease; an agreement betrveena landlord and a tenant for possession of residential oremises.

tenant: i ncl udes I essee, occupant, sub-tenant or under tenant.

tenant's fixture: a personal chattel annexed or fjxed to real propertythat may be removed without serious injury to the real propertyor to the fixture itself.

types of personal ization or communal izat'ion: categories of human actjonsby an jndjvidua'1, qroup, or community ìn adaptìng the physìcalenvìronment"

ZOne: an Area y¡hov.o fho nncìl-ìn¡ and djmenSjOn Of a gr6gp of spaceS Canbe fixed.

B] BL IOGRAPHY

Publ ic Documents

t'4anitoba-Leqislative Assenbìy. rhe Landrord and Tenant Act. R.S.Í,4"c. 136, s..l., Jat.luary 1glT.

l4ani toba L-.g'isl atj ve Assenrb'ly.June I , lgTl

Books

Adelnlan, H" The Beds of Academe.& SanrueT,l 9-69.

-

eement.

Toronto: Praxjs Books, ,rantes Lewjs

Barr, A.l'J. c. et LL. Generic pìans : Two q-nd three storey houses.London: -Tire ljat

Bell, Guren, Ranclall, Edwìnaand Human Behavìour:

-

Dowden, HutðIìison and

, and lìoeder,an annotatedRoss, Inc. ,

Boudon, Phììììppe.wi th a preface

Bljss, Hovtard L.Cliffs, N"J.

Clarke, Gerald E"St" Patrick's

!ived-jn Arc_hjtecture. TranslatedDy fienrl Letebvre. Cambrjdqe: The

(ed) Gujde to Co*operat.iveCol leqe Instjtute of Socjal

Judith, R. Urban EnvironmentõrD., 5troudsbourg. penn:1973.

by Gerald Onnl4IT Press, 197?.

HoLtsjnq. 2nd ed" 0ttar¡ra:¡lciion, 1960.

and Si I I , Charl es H. Real Estate l'lanaqement. Eng 1 ervood: Prentice-fJall lnc., l9E

H+q+tSt. Partick's-Cõl-ffi

-287 -

t'i nir l CÁ lerv¡r9 r_/ut.

cochran, clay L. co-operatjve self-help housjnq ìn Nova Scotja.Washinston: Internatìonal Self llelp Hffil968.

-288-

Farmer, l'largaret. Brìcks and i4ortarboards. i'lew York: EducationalFacì I ities Labori tories. I 965.

Urba n iìea I Es ta te l4a rl<ets : Characteri stics andNew York: llatìonal Bureau of tconomi c Research. 1 951 .

G. Rietveld Architect. Amsterdam: Stedelìjk'4useum, 1972.

Goodman , Emi ìy Jane. The Tenant Survival Book. lndianapol ìs: TheBobbs l4errjl Comnany Inc. , 1972"

Festjnger, Leon, Schater, Stanley and Back, Kurt. Soc.ial pressures jnInformal Groups: .a study of human factors jn @j

Fisher, Ernest i''1.

Financing.

Habraken, N. J" supports: An Altqrnatìve to l{ass Housinq. trans.B. Val kenbur

Habraken, l'l. J.ti ndhoven:

Jencks, Charl es.Cambri dge :

Johnson, PhììipArt, 1947 .

and Vanden Berg, i-1. i.l. N" HeL 0ntwerpen, Van InbounpakkettenStjchtjng Architecten R-

Le Corbusi er and the Trag'ic Vjew of Archì tecture.,,---l-larvard Un'ivers'ity Press, .l973.

C. l"li es Van der Rohe. fiet,' York: The [luseum of 14odern

Kahn, Her¡lan and lJ'iener, Anthony J .

Maci'lillan, 1967.The Year 2C00. llew York:

Klejn, Jack and Sears, Flenry. _toqm to Learn: A stucly on l-lousjnq forthe CanadiatllUde¡ . Ottffigos.

Koberg, Don and Bagnaì1, Jìm. The unìversal Traveiler. Los Altos:ìdilliam Kaufmann Inc. 1972.

Lamont, Donaìd,P.rrt IV. 2

-289-

Residential Tenancies: The Landl ord and Tenant Act. Toronto: Thêlars\^,,e C ompa ny Lrd. 197 3 .

Natìonal Guide to p,eal Estate.;lnc;ltD.

I'lichelson, I'Jilliam 14. rrlan and His urban Environment: A socioroqicarApproach. Readin

f4orrjs, Parker et ar. Honres for_Tgga.y and Tomorrow. Loncron: HerMajesty's Statìonery Offiìe, tyb¡.

Mulljns, l'Jjlljam and-Ailen, phylììs. student [ousjng. r,]er¡r york: praegerPublishers " lgTi

North, Nel son L. and Ri ng,Engìewood Cliffs, N.

Alfred A. Real Estate: prjncìpìes and practicesJ . : Prent i ce+tãll-I ñc-* "-i 95ol-

Mercer, H. Glen and Davey, Homer C.Engìelvood Cl jffs: prentjce-Hal I

Ratcl iff, Richard U.Book Com. , Inc.

&eql_-Es]g!qrA n a t.ys i s . lJeur York : i'{cGrarv- l-li I I, l96l.

l^/illiatì1s': Þg JÀU!j¡I-!g!-pf -Lancll orcl ancl Tenant. 4th ed.

Rhotles, F. t^J.

Toronto:

Sommer , [ìobe rt .

The Carslel I ^------Comoany, Ltd. " .l973:--

Design Au¡areness. f,rer,r york: Rinehart press , l97z"

. Chicago: Sr^¡allor,v press Inc., 1972.

space in the Home. London: Her rlajest.y,s Stationery Office, r963.

Tolmach, Judy et al. Student l-fous jnçj. New york:Labori tori es " l gTT:- Educational Faci I itìes

Tomlinson, Janet et al. A )4odeì of Dajly Actjvj@l|and Sampl e p,esul ts.

Turner, John F. c. "Barrìers and channe'ls for Housing Deveìopment inl4odernjzing Countrjes,,, The Gror^lth of Cjtiqr,e,l. ilavjd Let,,js.Ne'¡ york: r¡Jj'ley-intersciffi eq.

-290-

Turner, John F. C. and Fjchter, i?obert (eds) Freedom to Bujld. iler^¡ York:The i,lacili'l1an Company, 1972.

Van der Ryn.Sim.!q!,fs at Berkele.V: An Environmental A,nal.ysis. Berkeley:Centre for

-

@s

"The Act of Dv,relì ìncr," The Archjtect's Journal , (r4ay z?, l968), pp" llBT-1192"

Benzer, Shirìey L. "Condomjnjums Broaden Scone^" j',jeyt york Tjmes.0ctober 2'l , 1973., p. 3.

Bernran, Robert. "A! unqu'iet 0u jet on campus, " The lle'¡l york i4a-qaz-ineFebruar_y

.l0, 1974.

Habraken, N. J. "Pìay'inq Games," Architectural Desìgn, (Aprìì, ]igTZ)p. 235.

"The Pursujt of an Idea,'' !]un, No. 3 (tjaart, l9Z0), pp 160-20g.

. "Thema en variate," Forum. Vol. 20 irlo. 4. (l,lov. 1967) pp. l-3

"Three R's for Housing, " Forum, Vol . 20 iJo. I . (December l g66)pp. I -38.

. "Supports P.espons'ibil'ities and Possìbilitjs5," ArchitecturalAssocjation Quarterly, (tJjnter, 1969) pp. (l ) eS-ST.

t272) pp. 235.

Carr, Rjchard. "A System of l4oveable htalls,', Urban Renewal and L_orv-lncome Housing, Vol. B, I,lo. 3. (tg7?), op. ZLZ:. --

"Co-op Student Housìng," i'linnipeq Free press. (Äprìl b, l967).

_291 _

Gorsky, 14. rì. "An Examination and Assessment of the Anrendnrents to theírlanitoba Landlord and Tenant Act. " i'ianìtoba La,',i Journaì vor " 5,llo. 58, 1972.

.. "41 Examinatjon and Assessment of the,Amendments to the i,ianjtobaLandlord and renant Act- part II',. I'ianiioba Law Journal ,/ol. 5,llo. 2. 1973.

"Flexjble Drvelììngs have-¡ian_v Advantages,,, Bujld InternatjonaJ .(ü prì ì , I 9169) pp. ZZ-24-. )

Frank,,Dougìas, "Habraken at the RIBA,,' The A,rchitect,s Journal(Apri1 26" lgTZ), p 892. ,

Gangneux, l'1arje chrjst'ine: "pssHAK", Archjtecture,r,Aujourd,huj. iro. 174,(¡uillet-Aout, 1974), pp. 74_76

"Habraken in Hackney," The Architect's Journar, (september lb, 1971)pp.573-575.

Hackett, Bruce and Sun, Andreul. "comrÌrunar Archi tecture anrr .socialStructure," EDRA 3/AR B. Los Angeìes: university of carifornia,1e7Z pp. 13-çf-[[-13_a_5.

Hamdj , Nabi I and l¡Jj I kjnson, lljcholas, "pSSHAK,,, RIBA Journal , (0ctober197ì ) pp. 434-443.

- ' Publ ic and private possibil ìties in Housing", ArchitecturalAssoc jatjon Quarter'ly, Voì. 2. (Jul;v l9tò)- p.'qq_qg.

"l-lousìng, the flexible environment", Canadian Inlgti_ryå, (December,1970) p.

Kunen, James S. "confessions of a middle class drifter: The p,ebels of'70", Ilq_lewyorkTjmesMag ,-oðið¡ãr e,s, te73.

Lye, Erjc. "i',iass Housing: Is there an Alternatjve?,,, Asjan ¿lrchjtectand Bujlder, (Juìy, 1973) pp. 7_9.

i'lather' l'lillian G',"Attempts to Introduce Human Requìrenrents jnto BuildjnqRequìrenents", l4an-Environlqt!_rygrs!:. Vor i, N;. -,

," lgià', pp" il 7-124.

-292-

Parr,iley, l'lartìn. "i'lass Housing: The Desperate Effort of pre-industrialthought to Ach jeve the tquìvaì ent of i"lachìne productì0n",Archjtectural Desjgn, (January, '1970), pp. 32-38.

"The Perfect Barracks and the Support Revolution"(0ctober , 1967 ), pp . 12-19.

. "The structurinq of Space ìn FamiiyPresent Desìgn Practice," Prooressjve

, Interbuì ì d/Arena ,

Housinq: An

Pri nce , SanueìInstitute

Henr.y. "Co-operative Housìng", Journaì, Royal Archjtecturalof Canada . (September , I 943 )

Rabeneck, Andrew, shepÞard, Davjd and ro\,rn, peter. "Housinç¡, Flexjbjljty/Adaptabì'ììt.y," .Architectural Design, (February, ì974), pp. 76-gO.

. "Housinq Flexib'ility?", Arch'itectural Design, (Novenirrer, rgz3),DD. 698-727.

Al ternati ve to(Iiovember , 197 4)þchì tecture,

pp.l00-107.

"Shel I -housj ng Project" , Pl an I 2 , (December , 1gl3) pp. 32-34.

Stjchting Archìtecten Research. Brief outljne of SAR Princjples andtiethodoloqy. Eindhoven, Ne

"Supports", The Archi tect's Journal , (July 12, l97z) " pp. 69-12.

Tayìor, Brian Bruce, "Njkolaas l-iabrakerì", Archjtecture d'Au.iourd,huj.flo. 174, (Ju jllet-Aout , 1974), pp. 64lT--

unjversjt.y of l.lqnjtoba calendar Jgz3-1974. !'lìnnipeg: un-iversity ofl'"lanitoba l-o,7L

lJeber, J. P. Banr,velt.transtaIl0nJ.

llo. 23, (1971) pp. 929-946. (Tyner,rrìtten Englìsh

. Banvrelt., l\Jo. 36, (l9zl), pp ì467-.l4g5 (Typer^r'itten English---TrarrsTation l.

-'¿93-

R eports

Hand'i , i'iabil anC l,lil1(inson, ijicholas.to the G. L. C. , l_ondon , i4ay 24, I

P.S:j rl^ ¡_l!j_ ii ;.rres enta t j on

the Presidential Comniittee on llousino,'ty of l4ani toba , l'lay 23, jg7?.Dean of

Theor.y of Change jn ihetud¡2, l\ihens: Ay'jstoteles

lJ'i nnì peg : lJnr' versì ty

Unpub l j she_d i4a t_ejÈL

Ash, Br j an. "ReÌror L ofStuden ts , Urr ì VÊ:r.,S rl

Auld, I. and Charles, G.Development at theBoard of Governorsi{anitoba, 1970.

Bass, A. Burton,i,lì nn ì peg :

Dore, i'iarjan A.Jepar,tnrent

"Recommendatjon on Addjtjonal Stucjent HousìnqUnjversìty of l"lanjtoba: a report fr.onr thesubcomrnjttee on housìng.,, I,ljnn jpeg, Unìvers jtv

ed' "cases and \'laterials on the Lar,¡ of Lancllord and Tenant.Unjvers jt,y of l'lantìoba, Facult-v of Lavr, 1974.

"T,]u shape of Actjvitjes". lJnpubi jshed r4aster,s Thesis,of Archjtecture, Unjversjty of llanitoba. l97Z.

of

Ba kenra , ,-1. B. eq_g1.- "rlaniburg llun¡rernannsl-'erg r g68', . Sen¡i nar f urStadtptanu-ng Hfh,k, llambuig, 0ckt., lg6B.

Fatouras, D jmjtrus A. ,,ilotes on a Systep¡atic'Ph.vs jcal' tnvironnlent.,' Unpunt ìshed sUnj versì ty of Thessa I onj ki " ì gZ:.

ljurst, l^ljlljam H. ,'A Student Vìlìaç1e forUnpubì jshed Bachelor Thesjs, Faculof i,lanitoba, 1966.

"Ful I T jme Enrol lment b.v Geogranh jcal Area , lg6l _1973,,of i'lanìtoba , l974

Cabour-v Etienne J, ":'lorlules for Living:Co-ordjn.rted S)rstem for Hous.ing andStudy by ûabour.y l-ussjer Sìguräson

A Prefabricateci ifocìularIìelatecl Uses. " iJnpubl jshecl

Architecis, tJinnioeq, 'lg7l .

the Un i vers'i ty of r1a n j toba , .ty of Archìtecture, Llnìvers.iL¡r

Tovlarcìs a ConprehensjveiJnnLthl ì shed nlnaster,s

ty of r"lanitoba, lQ6g.

i4aciJejì, !,Jalter il. lplannìng Student flous.ing:Program for the Univeisjtv of ¡,janìtobã,,.ihesis, Facul ty of Archjtecture, Unjversj

-294-

i'lorrison, J. Dougìas. "University of l"lanitoba Dor^rntolvn Students Hous.ingSurvey: A report to the Presjdentìal Advìsory Commjttee on HousiñgU.M.S.U., Unjversity of l4anjtoba, 1972.

l'lelson, stan. Proposal 14ace to l,J.J. condo to jncrease room rent of theìarger and more desjrable roons jn Tache Hall. Ltnjversìty ofÈlanitoba 1973.

Nolan Consul tants ,

0tts , En. " Pl annjUnpubì j s hedof i'{anitoba,

PLrn, Peter. "supportsllaster's thesì s ,

1973.

Spìììe, P,olf and I'JeberHamburq, Auqust

llnl J ano

Sokolov and Company.February l9ZS.

Ltd. Housjng at Unjversity ofl]3ûl$q. Toronto, 'l970.

ng Government Bui ld'ings: An anaìys js of the t.irne d jmens jon',t4g:l:r's Thes'is, DepaÈtment of Arähìtecture, Universìty

lY/ t.

Structures for l-lousing ìn l,Jjnnjpeg,,. UnpubljsheoDepartilrent of Architecture, Univeisity of l,4anitona

, Jos. "Hurran Housìng anC Cìty planning"o l07?r) t.tt J.

l'leber, J' P. "interaction betrveen Technoìogy of the Bu'ilt Environmentand the social Pol itjcal sccpe", "próÞosal for a plannìng process","llglninq of Social llousìng after the llanner of sAR", Deóartmentof Fì ne Arts , Unìversì t.y of Hamburg, l g73 (photocop,v) .

Other Sources

Condo, ì¡J. J. "Res jdence Accomnrodation on the Fort Garry Campus - lgZ3- 1974.',Informatjon pamphìet, Unjversìt.y of ljanitoba, 1973.

College Housjng Co-operatjve Ljmjted, l^Jjnnipeq.the i4anager, 0ctober, l973 - i{arch, 1914.

Personal ìntervieyrs vlith

l'{ousing Co-ooeratìve Linlj ted,

Advertisement Brochure, I 973.

i(esl0entla I lenanc¡r Agreement" . 1973.

Personal intervievls'¡lith a I avryer, Cctober , f 97 4 "

-295-

'il2 t.jL;estjons 62 Ansl./ers for :,lanjLoba Landlords ancj re;.-r¡r.,.::,, , i,,l jll,.r.r,r_.q:i'lanjtoba Consumer's Bureau, 0ffjce of the iìental:ìni.Ì;i. lr.,...r,ii-ir¡ntof consuner, corporate and Internal Services. Repr.ìnt iio. l, 1g73.