Media and Publications

In-Suite Renovations
Facing the Challenges of Today’s Condominium Market
By Linda Makins BAAID, ARIDO, IDC

Who would have predicted 30 years ago that condominium living would become the ragingly popular lifestyle that it is today? By looking around us it is plain to see that condo living fits a multitude of lifestyles. From young urban professionals to “empty nesters”, the condo market offers everyone a place they can call home. We see the effects of this growing phenomenon in all that surrounds us. National newspapers have entire sections dedicated to the condo dweller. Furnishings have evolved to meet the growing need for multi-functional, small scale pieces and the unwavering market demand has the construction industry booming.

Lionel C. Larry, President of Rosebud Homes in Toronto says, “Today, everybody wants more in their condominium. Even in an entry level unit, granite counter tops are standard as well as stainless steel appliances and extra high ceilings.” Their most recent project the Robert Watson Lofts situated on Sorauren Avenue in downtown Toronto is a loft development scheduled for occupancy in early 2006. “With lofts especially, most purchasers are first time buyers. The base cost for an entry level unit prohibits developers from offering changes from the standard design layout. Changes drive up the cost of construction and slow down progress.” Based on this fact it is no wonder that renovations or “betterments” to relatively new units are so common.

But it is the older more established units in mature buildings that are experiencing the renovation boom to its fullest. With the popularity of home decorating shows in the media and a proliferation of décor magazines on newsstands, consumers are looking to upgrade their living spaces to a more up to date “look”. One of the more common renovations in older suites is converting from carpet to hardwood flooring. In the past it was common to have ceramic tile in the entry vestibule followed by neutral carpet throughout the unit. Now, with advancements in laminated flooring technology, one can have the beauty and richness of wood but the durability and forgiveness of a resilient floor. The only drawback of hardwood flooring however is the potential of sound reverberation to the unit below. Fortunately there have been great advancements in the development of newer more efficient underlay products that greatly reduce impact noise and downward sound transfer.

Kitchens and bathroom are the most popular spaces within the unit to receive full renovations. Typically units contain two three-piece bathrooms. In our fast paced lifestyles, bathtubs today are rendered virtually useless. It is the large glassed in shower stall that carries the greatest appeal. By installing a shower stall in place of a traditional tub, the unit owner has made improvements that will enhance the enjoyment of their home as well as positively affect the bottom line of resale value. One of the more innovative products on the market today is the Schluter Shower System. This prefabricated system provides an easy conversion from tub to shower. It includes a membrane which bonds directly to the mortar bed thus eliminating the risk of water penetration to the unit below. This is good news for condominium corporations as water damage in high rise buildings can be quite costly to repair.

On the same token, a newly renovated kitchen can improve the efficiency and marketability of an otherwise unremarkable space. Older cabinets are removed and replaced with modern up to date kitchens that are both functional and attractive. With space in condominiums at a premium,
the recent introduction of the new Blum Space Corner mechanism provides ergonomic access all the way to the far reaches of the corner cabinet. With every square inch of the kitchen rendered useable, this product has been well received in the design industry. Most recently, the Blum Space Corner achieved a gold standing in the 2004 Interior Design Exposition for innovative new products.

So where does all of this renovating leave the condominium corporation? According to Ellen Montizambert BA, LLB, a senior partner in the law firm Deacon, Spears, Fedson & Montizambert, “The Act is silent with respect to changes made by owners to the unit itself unless they are likely to cause damage to the property or cause personal injury. Accordingly, any restrictions on an owner’s right to make changes to his or her unit must be contained in the corporation documents.” With respect to kitchen and bathroom renovations, she goes on to say, “A change to the plumbing or the electrical components within the unit may also involve a change to the common elements and therefore require compliance with Section 98 of the Condominium Act, which sets out detailed requirements for owners making changes to the common elements.”

In asking property managers of their experiences of in-suite renovations, John Morielli, RCM of Caber Management Services Inc. recalls, “In some of our older buildings, kitchens were designed back to back. In this particular case, a faulty installation of a waste disposal resulted in waste that backed up into the adjacent unit.” He also recalls an incident in which a new bathtub was not hooked up to the drain properly. This resulted in water damage that worked its way down to the lobby. Although approval was given to the unit owner, it was the poor workmanship of the contractor that caused the damage. And in this case, damage was extensive. “Although it was clearly outlined in the condominium’s declaration that any damages to common areas resulting from in-suite renovations are fully the responsibility of the unit owner, it was the inconvenience and disruption to the building as a whole that was most disturbing.”

So what are some of the steps that a condominium corporation can take to reduce the risk of such situations? Condominium boards and property mangers can prepare themselves for this growing trend by ensuring that their declaration has established clear protocols and standards of practice for in-suite renovations. By insisting that without exception a letter of intent be submitted to the board to obtain approval for any type of renovation, the wheels have been set in motion. Secondly, if the layout is being altered in any way, insist on a space plan clearly outlining the changes to be made. As the project progresses, samples of floor finishes should be submitted. And finally, ask that a full set of working drawings and details be submitted for final approval by the board.

All of these precautions can reduce the risk of a renovation project going badly. Harold Cipin, RCM, a Regional District Manager with Del Property Management Inc. and President of ACMO states, “It really would be in the owner’s best interest to keep the property manager involved during the process of their renovation. Not only can an informed property manager co-ordinate access of trades to the building, more importantly, very early on in the process they can readily identify areas of the renovation that may compromise the integrity of the building systems.”

Ultimately however, it is the owner’s responsibility to retain professionals every step of the way. A professionally trained interior designer that specializes in condominium design will possess a full comprehension of the complexities of in-suite renovations. Also, during construction, the hiring of licensed contractors, electricians and plumbers are all a common sense ways to ensure the project is done properly. In the end, the project must comply with the condominium act as well as be in compliance with the governing building codes and regulations of that jurisdiction.

It is an exciting time in the world of condominiums. With the growing number of condominium developments on the market today it makes sense for property managers and boards to anticipate the resulting shift in tastes of unit owners. A condominium unit is a home and its interior should reflect the lifestyle of its inhabitants. Individual tastes and preferences will always prevail and as a result there will be more and more renovations contemplated over the coming years.