Etobicoke Condos With Heat, Hydro and Water Included (2026)

By Jatin Dua · Broker of Record, RE/MAX Quantum Realty — All-inclusive Etobicoke condos by area, what each fee covers per source, bulk vs sub-metering rules, and how to compare per sq ft.

Want a suite where one fee covers the utilities? Tell me the area and size you want and I will send matching listings as they come up.

Which Etobicoke condos include heat, hydro and water in the maintenance fee?

Buyers usually ask me this after seeing a $1,000 fee on a 1970s two-bedroom. Often nothing is wrong: the fee pays for things a newer building bills separately.

Below is my working list of Etobicoke condo buildings where the building page on condos.ca, a strata.ca building page or a recent MLS listing states that the maintenance fee covers heat, hydro (electricity) and water. Nearly all of them were built between 1970 and 1994. I checked every building myself in October 2026. Where sources disagree, I say so, and I left out any building I could not confirm.

One rule before you read the tables: a website’s “fees include” box is a starting point. The fee is set each year in the corporation’s budget, and the only document that settles what it covers is the status certificate and the budget attached to it.

The West Mall and Markland Wood: the biggest cluster

West Etobicoke, between Highway 427 and Mill Road, has the largest group of all-inclusive buildings in the city’s west end. These are big 1970s towers with large suites. I cover them in more depth in my guides to the six West Mall towers and the Mill Road towers in Markland Wood.

Millgate Manor’s unit count is unreliable across databases, so I left it out. Millgate Manor II and III (820 and 812 Burnhamthorpe Rd) are excluded because sources contradict each other on their fees.

Richview, Humber Heights and Willowridge

Further east, near Royal York Road, Eglinton and the Humber, there is a second cluster of 1970s and 1980s buildings that include hydro. My guides to the La Rose and Richview towers and Golden Gate at 44 Longbourne Drive have the corporation details.

Islington, Dixon Road and north Etobicoke

Around Islington station and up the Islington corridor to Dixon Road and Rowntree Road, the all-inclusive buildings are a mix of 1970s Dixon towers and late-1980s and early-1990s high-rises. Background is in my guides to Barclay Terrace near Islington station, the Dixon Road towers, Islington 2000 and Tiffany Place and the Markbrook and Rowntree towers.

The 370 Dixon page shows a unit count that a court record attributes to the neighbouring 320 Dixon corporation, so I have not published one.

Humber Bay Shores: two towers on the lake

On the waterfront, the two Palace Pier towers are the well-known all-inclusive buildings. Both condos.ca pages list heat, hydro and water in the fee, and strata.ca says Palace Pier’s fees “do include all utilities”. More on each in my Palace Pier guide and my Palace Place guide.

The 3621 and 3625 Lake Shore Blvd W towers in Long Branch also come up in all-inclusive searches, but they are a co-operative, not a condominium. I explain the difference in my Lakeshore Towers co-op guide.

Which buildings are close, but leave hydro out?

Many older Etobicoke buildings include heat and water but bill electricity separately. These are worth knowing because they are often mistaken for all-inclusive:

• The Kipling and Silverstone towers (60 Stevenson Rd, 45 and 49 Silverstone Dr, 2645 Kipling Ave, 40 Panorama Crt): heat and water included, hydro not, per my guide to those five buildings.
• 320 Dixon Condos (320–340 Dixon Rd): heat and water included, hydro not listed.
• Rowntree Mill (2901 Kipling Ave): heat, water and air conditioning listed, hydro not.
• Chestnut Place (350 Mill Rd, 2003): heat and water included, hydro not. It is the newest building on Mill Road and the only one of the group without hydro in the fee.

Bulk metering vs sub-metering: what is the difference?

An all-inclusive building is almost always bulk-metered. The utility reads one meter for the whole building, sends one bill to the condominium corporation, and the corporation pays it out of the operating budget. Your share comes back to you inside the maintenance fee, in the proportion set out for your unit in the declaration. It is not based on how much you personally use.

A sub-metered (or suite-metered) building has a meter for each unit. You get your own electricity bill, either from the local utility or from a licensed unit sub-meter provider, and the fee drops by roughly the amount the building used to pay for your electricity.

In Ontario, this is governed by the Energy Consumer Protection Act, 2010 and Ontario Regulation 389/10:

• New condos must be suite-metered. Section 39 of O. Reg. 389/10 requires a suite meter to be installed in each condominium unit before it is occupied, in buildings built under the current rules. That is why almost no newer Etobicoke tower includes hydro.
• Existing condos may convert. Section 38 permits a suite meter provider to install meters in an existing condominium building “with the approval of the condominium corporation’s board of directors”.
• Billing is regulated. Section 40 says no one may bill a consumer based on a suite meter except in accordance with the Act, the energy statutes and the Ontario Energy Board’s codes. Sub-meter providers are licensed by the Ontario Energy Board, which reported 25 licensed providers serving upwards of 470,000 consumers in its December 2024 review.

Whether owners also get a say in a conversion, beyond the board’s approval, has been debated by Ontario condo lawyers for years. If a building you like is talking about sub-metering, ask the manager where it stands and read the board minutes and status certificate before you firm up.

Why do all-inclusive fees look high, and how do they really compare?

A fee of $900 to $1,400 a month on a 1970s suite looks expensive next to a $600 fee in a 2015 tower. But the new tower’s owner also pays a hydro bill, often a water and heating or cooling bill through a sub-meter provider, plus internet and sometimes cable. The older building’s fee carries most of that.

These older suites are also large. Listings from 2026 that I checked show:

For context, strata.ca publishes building averages of about $0.95 per sq ft at Humber Hill Towers, $0.85 at Valencia Towers and Sussex House, $0.77 at Humberview Heights and $0.74 at Top of the Humber, against what it calls a city average of about $0.67. Those are database averages, not budget figures, but they show that an all-inclusive fee is often only modestly above a fee that covers far less.

How should I compare an all-inclusive fee per square foot?

I use a simple three-step method, and I explain the wider version in why the per-square-foot fee number usually lies.

1. Use real square footage. Take the size from the floor plan or the declaration, not a listing range. A 1,000–1,199 sq ft range can move the per-foot figure by 20%.
2. Add back what the other building does not include. For a sub-metered building, add your expected monthly hydro, any water or thermal sub-meter bill, and internet if the older building includes it. Then divide the total by the square footage.
3. Compare totals, not fees. The fair comparison is “fee plus utilities” in both buildings, per square foot.

A worked example with round, illustrative numbers: a 1,100 sq ft all-inclusive suite at $0.85 per sq ft costs $935 a month. A 750 sq ft newer suite at $0.75 costs $563, plus its own hydro. If that hydro runs, say, $90 a month, the total is $653, or about $0.87 per sq ft. Per foot, the older building is not more expensive; it is simply bigger. Use your own hydro estimate. The Ontario Energy Board’s winter prices from November 1, 2025 were 9.8, 15.7 and 20.3 cents per kWh on time-of-use, or 12.0 and 14.2 cents on tiered pricing, before delivery and regulatory charges, and the Board resets them periodically.

Lenders look at the fee too. I cover how they treat it, and why an all-inclusive fee can work against you on qualification, in do high maintenance fees lower my condo’s value?

What are the risks of buying in an all-inclusive building?

Utility cost inflation. When electricity, gas or water rates rise, the corporation’s operating budget rises, and so does your fee. You do not control it by turning off lights. A sharp increase in one year’s budget is often a utility story, and it shows up in the status certificate’s budget.

No reward for using less. Your share is fixed by your unit’s proportion, so a careful owner subsidises a heavy user. Some buyers like the simplicity; others dislike paying for their neighbours’ space heaters.

Conversion to sub-metering. Under section 38 of O. Reg. 389/10, the board can approve suite meters. If it does, your fee should fall, but you take on a separate electricity bill. Whether you come out ahead depends on your own usage and on how the fee is recalculated.

Older mechanical systems. Central boilers, chillers and risers in 50-year-old buildings are expensive to replace, and those costs sit in the reserve fund. I explain what to check in reserve funds and special assessments.

Are newer Etobicoke condos ever all-inclusive?

Rarely. Because section 39 of O. Reg. 389/10 requires suite meters in new condominium units, most Etobicoke towers built in the last 15 years bill hydro separately. I found one 2026 MLS listing at Voyager II at Waterview, 2119 Lake Shore Blvd W (a building about 21 years old), that lists heat, hydro and water in the fee, but that is a single listing and I have not been able to confirm it from a second source. Treat any newer building that claims to include hydro as something to verify.

How do I find an all-inclusive suite that suits me?

Start with the area. The West Mall and Mill Road buildings suit buyers who want large suites near Sherway Gardens and the 427. Richview and La Rose suit buyers who want the Humber valley and Royal York Road. The Islington corridor suits buyers who want the subway at Islington or Kipling within reach. Palace Pier and Palace Place suit buyers who want the lake and can carry a higher fee per foot.

Then narrow by size, exposure, parking and whether cable and internet are included, which varies even inside this list. Tell me what you are looking for below and I will send suites in these buildings as they come up.

Frequently asked questions

Sources

• Ontario e-Laws — O. Reg. 389/10 (General) under the Energy Consumer Protection Act, 2010 — Part II Suite Metering: s. 38 (existing condos may install suite meters with board approval), s. 39 (suite meters required in new condominium units before occupancy), s. 40 (billing rules)
• Ontario Energy Board — Review of Consumer Protection Framework for Customers of Unit Sub-Meter Providers (EB-2023-0345), December 5, 2024 — 25 licensed unit sub-meter providers serving upwards of 470,000 consumers; condo boards choose distributor or USMP
• Ontario Energy Board — Changes to Electricity Prices for Households, Small Businesses and Farms (October 17, 2025) — RPP prices from November 1, 2025: TOU 9.8/15.7/20.3 cents per kWh; tiered 12.0/14.2 cents
• Ontario Condo Law — commentary on condominium smart sub-metering and owner approval — Debate over board authority to sub-meter without unit-owner approval under the earlier regime
• Condos.ca — The Grange, 551 The West Mall — Built 1970, 15 floors, 305 units; fees include heat, hydro, water, cable TV, insurance, parking
• Condos.ca — Millgate Manor, 299 Mill Rd — Built 1974, 22 floors; fees include heat, hydro, water, A/C, cable TV, insurance, parking
• Condos.ca — Humber Hill Towers, 15 La Rose Ave — Built 1973, 16 floors, 253 suites; heat, hydro and water included
• Condos.ca — Islington 2000, 2000 & 2010 Islington Ave — Built 1980, 26 storeys, 308 units; heat, hydro and water included
• Condos.ca — Palace Pier, 2045 Lake Shore Blvd W — Built 1978, 45 storeys, 433 units; heat, hydro and water included
• Strata.ca — The Palace Pier Condos, 2045 Lake Shore Blvd W — Fees ‘do include all utilities’; about $1.22 per sq ft vs city average of about $0.67

Related reading

• The West Mall towers: Sussex House to The Buckingham
• The Mill Road towers in Markland Wood
• Golden Gate, 44 Longbourne Drive
• How to compare Etobicoke maintenance fees
• What a status certificate tells you