75 Browning Avenue

With its homage to the original design, this house has beautiful flow through its rooms, providing more intimacy to each space. Significant enhancements have been made to this lovely four bedroom, four bathroom family home; this, beyond the recent renovations and updates made by the previous owner, gives this house great bones, mechanics topped by style and substance. There is a soul to this home that speaks to families tired of the generic tissue-box renovations. The kitchen remains the hub, with a working space, an island and all you expect from a home of this calibre. The kitchen walks-out to the back yard and is open to the lower level and the dining area. Natural light saturates the first floor from all directions.  Bedrooms are versatile with clever built-ins and convertible walls. There are two principal suites and two more bedrooms that can easily convert to spacious office, gathering or entertaining spaces.

It’s the people that make Playter Estates a real community. Served by the best schools, parks, retail, food, transportation and surrounded by grand and diverse architecture. Playter is the destination for East End home buyers. The kids will thrive at Jackman PS.

Seeing the changes on Danforth to accommodate cyclists and small business owners, and how nearby streets have become a shared community areas during this recent health crisis, shows how adaptive and considerate the community is. There are lots of progressive changes to Broadview and the area that will make 75 Browning Avenue an exciting place to live.

 

OVERVIEW

Number Storeys	3 plus basement
Frontage (ft)	19.77
Depth (ft)	104.00
Site Area	2056.08 Sq.Feet
Variance	Irregular
Year Built	1914

Exterior Finish	Brick
Wiring	Copper
Amperage	200 amps
Panel	Breakers
Taxes 2020	$6,260.91

PLAN M368 PT LOT 150

PIN 103970007

ARN 190408457004000

Waterproofing, Sump-pump and new main drain

Include:

Fridge, range, dishwasher, built-in desk and shelves, convertible bed, sump pump, GB&E, air conditioner, window coverings, most electrical fixtures

Exclude:

Dining and Kitchen Island light fixtures and foyer wall hooks. 

Rental:

Hot Water Tank, Sept 2020

UPDATES AND RENOVATIONS

2020

Addition of powder room

Addition of concealed closet/storage under stairs 

Living room fireplace facelift

Installation of arch and coves on main floor

Addition of living room built-in shelving

Replacement of rental hot water tank

Refinements to the interior

Installation of rear privacy fence and landscaping

2019

Tuck-pointing on West, East and South walls (Cummins Restoration) 

Foundation reconstruction, reframing, insulation and waterproofing of walls, new laminate flooring in finished basement (K.H. Davis Engineering, N. Spencer Contracting) 

Patio stone repair and re-grade; south-west corner (N. Spencer Contracting} 

New LG Energy Star washing machine 

Drain stack and under-floor replacement at S/W comer of home (20-year warranty, Priority Plumbing) 

3rd Floor en suite replacement shower 

2017

Flat roof replacement and repair {south addition}

3rd floor dormer, sliding door and siding replaced (N. Spencer Contracting} 

2016

Conversion of duplex to single-family home. Basement, first and second floor renovation, Including new Mull kitchen with Caesarstone countertops, custom feature-wall bookshelf, new 2nd-floor ensuite bathroom, refinished floors on first floor, refinishing of original pocket doors for kitchen pantry, Installation of glass banister, new broadloom In sunroom, on first­ floor staircase and basement staircase, open-concept design required Installation of three new vertical supports and footings In the basement, and structural LVLs on first floor (Avissa Mojtahedi Designs, Nethetwood Contracting) 

New Miele dishwasher & frldge, rangehood 

Update and rewlre additional electrical, including integrated smoke & carbon monoxlde detectors (Vickery Electric) 

2013

Slate, flat roof and porch roof replacement (Burke’s Restoration. Jack Atlas Roofing) 

All new windows (vinyl-framed, thermal) on north face, spot-pointing on south-west corner, soffit and fascia replaced on second floor south-side including diverter and downspout (N. Spencer Contracting) 

2012

New energy efficient furnace and air conditioning units installed

2011

New west-side fence, installation of interlocking stones for back garden, parglng of west and south-west wall (N. Spencer Contracting) 

2010

Woterprooflng rear of home; excavation install of weeping tile, grovel, membrane, window well (Nu-Site Contractors) New siding, Insulation, soffit, fascia, eavestrough, polio door and vinyl•thermal windows on south addition (N. Spencer Contracting)

2007

Updated all wiring In the home, removing all knob and tube and Installation ol wired smoke alarms and sub-panel (Vickery Electric} 

New drainage pipes Installed from front of home to city pipe, clearing of roots (City of Toronto)

New Bosch stove, new Whlrlpool washer and dryer 

ROOM FEATURES

Main floor

Diamond placed ceramic tile

High baseboards

Dramatic lighting

Solid wood front door with bevelled glass

LED pot lights

Storage closet under stairs

Original mission style bannister with hardwood treads and Berber runner

Living room

Built-in bookshelves

Marble tile surround hearth and original mantle

Large picture window with awning transom

Ceiling fixture

Quarter cut oak flooring

Dining room

Coved ceiling

Modern chandelier

Open to the kitchen

Quarter cut oak flooring

Bay window

Open to living room

Kitchen

Chevron slate flooring

Double door pantry, hand scraped vintage doors and hardware with shelving and drawers inside

LED pot lights

Crown moldings

Desk and shelving

Island with stone top, seating for two microwave insert and garbage, recycling, green organization

Modern cubist globe lighting above island

Extra long picture window facing south overlooking yard

Two tone kitchen cabinets with clever design features

Long mottled subway tile backsplash

Recessed LED strip under cabinet task lighting

Tile upper cabinets with solid valance

Panel Miele Stainless steel dishwasher

Bosch convection cooktop oven

Ancillary baseboard heating

Miele extra tall counter depth fridge

Step down to dining room

Powder room

Slim sink

Pocket door

Second floor

Landing

Oak strip flooring

Ceiling fixture

Room for furniture

Ceiling height 2.55 m

Principal suite

2.99 m x 3.64 m

Double closet

Beveled glass French door to sitting room/sunroom

Open window to sunroom

En suite featuring window, wall sconce, deep under-mount sink vanity

Large walk-in shower stall with herringbone marble flooring and oversize marble walls and ceiling

LED lighting

Rain and handheld shower-head 

Recessed cubby in tile

Ancillary baseboard heating

Herringbone marble tile flooring

High baseboards

Principal bedroom sunroom

2.38 m x 2.54 m

Vaulted ceiling

Berber broadloom

Wainscot paneling

New windows on three walls

Auxiliary baseboard heating

Middle bedroom

3.89 m x 3.05 m

Ceiling fixture

Bay window

Oak strip flooring

Modest crown moldings

High baseboards

Large opening to front bedroom

Great for happy siblings

Front bedroom

4.66 m x 3.70 m

Built-in storage and cubbies

Dramatic stone floor to ceiling fireplace, non-functioning. TV wall mount Rough-in

Sliding door array:  frosted glass panels inset in custom-made solid cedar panel doors w top and bottom rails and valance

Clever bay window storage and sofa

Feature wall antique textured wallpaper

Third floor

Same mission style bannister with hardwood treads and Berber stair Runners

Den

2.63 m x 3.07 m

Refinished pine flooring

LED ceiling fixture

Open to stairs

walkout to full deck

Family bath room

Facing sink vanities with mirrors lighting and plenty of storage

Ceiling fan

Locking Pocket door

Large LED light fixture

Tub and toilet in private nook

Corner glass shower stall with glass shelving and rain style showerhead plus toe tester

Primary bedroom

3.19 m x 4.68 m + 1.95 m x 1.04 m gabled nook

Wall-to-wall closets with Lighting

Pine flooring

Window gable

Large enough for king size bed and ample furnishings

LED ceiling fixture

Basement

Glass railing and stainless steel handrail

Berber stairs

Walk up to Landing 

French door exit to backyard with large transom window and architectural lighting

Recreation room

3.30 m x 4.09 m

Clean storage under landing

Ancillary electric baseboard heating

Wall mount TV

Sliding mirrored closet doors to closet and full-size washroom

Laminate flooring

LED pot lights

7‘7“ ceiling height

Full-size fixed pane window above grade w well 

Fully lowered, waterproofed and finished

Sump pump and storage under stairs w light and power

Nook

Four piece bathroom

2.41 m x 2.21 m

Marble flooring

Marble tub surround

Extra long tub

Very roomy

Laundry and utility room

5.87 m x 4.52 m

Unfinished space

Poured cement floor

LG direct drive full-size washer and whirlpool dryer

Laundry tub

New rental hot water tank

Recently updated efficiency furnace

200 amp service

Two larger windows above grade

Sump pump

New water main

Lots of room for clean storage

Landing from rear entrance open stairs to kitchen and glass rail with stainless steel handrail

Exterior

Covered Porch with classic columns and mission railing

Pendant Lighting

Restored brick

Recent Roofing

Grass and garden front yard

Interlock rear patio

Garden 

New privacy fence

Updated windows, bay and gable