Lakeview · Eastern waterfront
Lakeview: established streets and a new waterfront district
Lakeview is two places at once: established streets of lived-in houses, and on the waterfront, Lakeview Village, being built where the Lakeview Generating Station stood. Its first residents are not expected until 2029. The two need different work and a different first call. We connect you with an independent local glass professional; the pro measures, quotes and does the work.
At a glance
- Housing
- Established houses now; new condo buildings coming on the waterfront
- Waterfront
- Lakeview Village, on the former generating station site
- Common jobs
- Patio door leaks, replacement windows, balcony doors, glass guards
- Weather worry
- Heavy rain and water, not hail
A waterfront in transition
Lakeview Village covers a large stretch of Mississauga's eastern waterfront, on the land where the generating station stood. The City describes it as a new community of thousands of homes served by district energy. The first residential building launched in fall 2024. The planned number of homes has changed more than once, so we don't quote it; the City's Lakeview Village page has the current plan.
Until those buildings are occupied, Lakeview's window and door work is on its established streets. When the new buildings open, their owners will have a different first step, set out below.
Established homes: repair and replacement
We don't have a reliable build date for Lakeview's established streets, so we won't guess one. What your windows need depends on what is in them now:
- Fogged glass: a sealed unit that has lost its seal can usually be replaced in the existing frame, with no new window.
- Drafty or rotting windows: when the frames are the problem, replacement windows are worth pricing. A same-size replacement needs no City building permit; a bigger or new opening does.
- Sliding patio doors: a door that sticks, won't lock or leaks at the sill often needs rollers, a lock or new caulking first. See sliding door repair.
- Screens and cranks: small jobs in their own right.
New condos: balcony doors, guards and warranty questions
New buildings bring balcony sliding doors, floor-to-ceiling glass and glass balcony guards. Call people in this order:
- The builder's warranty. An early problem may be covered by the builder's new-home warranty. Check your purchase documents and report it as they describe before anyone else works on it.
- The management office. In most Ontario condos, windows, balcony doors and guards are common elements the corporation looks after. Management knows whose problem it is.
- A pro, if the job is yours. A balcony-door screen or handle may be the owner's to arrange. Once management confirms, we can pass the request on.
Our page for condo owners and corporations explains who usually handles what.
Glass railings and balconies
A cracked glass balcony guard is a safety matter. Keep everyone off the balcony, photograph it from inside, and tell management (in a condo) or a pro (in a house) the same day.
The City of Mississauga requires a building permit to repair or replace balcony guards, condos included, even when the new panel matches the old one. That is different from windows, where a same-size replacement needs no permit. Ask who is taking out the permit before work starts. See the City's permit page and our glass railings page.
Storm and water events
Water is Lakeview's weather worry, not hail. In July 2024 one storm dropped more rain on Mississauga in a few hours than a typical July brings in a month, and an August storm hit some areas harder. After heavy rain, check three places:
- Patio door sills. Water inside the door usually means worn caulking or blocked drain holes in the bottom track, not a failed door.
- Around windows. A stain on the wall below a window points to failed caulking or flashing around the frame.
- Basement windows. A window well that fills with water needs its drain checked. See basement windows.
Photograph any water damage before you clean up, for your insurer.
Lakeview questions
Do you cover new condos in Lakeview Village?
We will take requests from Lakeview Village owners once the buildings are occupied; the City expects that to start in 2029. In a new building, check the builder's warranty and speak to the management office first, because many balcony door and guard problems will be theirs to arrange. For a job that is yours, we'll check whether a pro who does condo work covers the building, then pass it on.
A glass guard on my new Lakeview balcony has cracked. Who fixes it?
Usually not the suite owner. In a new building, a cracked or loose guard may fall under the builder's warranty. After that, guards are normally common elements that the condominium corporation repairs. Either way, the repair needs a City building permit. Keep off the balcony, photograph the damage and report it to management the same day. The glass railings page explains more.
My Lakeview house needs new windows in the same openings. Is that permit work?
No. The City of Mississauga does not require a building permit to replace a window or door with one of the same size. A new opening, or a bigger one, needs a permit, and zoning rules still apply. A condo townhouse needs board approval first, even when no permit is needed. The pro will tell you if your job needs one. See replacement windows.
Will new caulking stop my patio door from leaking?
Sometimes. If the old caulking outside the frame has cracked or pulled away, recaulking may be all it needs. If water comes through the sill itself, the track drains may be blocked, the sill may be damaged, or the door may be out of adjustment. A pro checks which it is before suggesting a new door. See sliding door repair for related fixes.