Welcome to Condo’s Corner

by Daulton Read, OLCM

Issue #008

Get ready for a weekly dive into condo living like never before with Condos Corner. Speaking from my perspective as a Condo Manager, my goal is to entertain and provide valuable management insights and stories that can help you live your condo life a bit better—all with a little bit of wit, charm, and practicality.

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Navigating Condo Renovations: A Guide to Success

Optimize Your Bicycle Storage

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Manager’s Memo: Navigating Condo Renovations: A Guide to Success

Renovating a condo is an entirely different ball game compared to working on a standalone house. You’ve got to deal with shared ownership and common areas, which means you need to know all the specific rules and regulations laid out by your condo corporation. It’s not just about what you want to change but also about what you’re allowed to change.

Understanding Condo Rules and Regulations

First, condos have a unique set of rules for renovations. These rules cover things like structural modifications, design limitations, noise management, and safety standards.

Structural Changes: If you want to make any structural changes—like moving walls or changing the floors—you need approval from the condo board. These changes can affect the building’s integrity or the common areas, so you can’t just go ahead without their say-so. It’s crucial to know these limits to avoid conflicts and ensure you’re playing by the rules.

Design Limitations: Many condo corporations also have design restrictions to keep the place looking cohesive. They don’t want the community to become a patchwork quilt of different styles over time. These design guidelines help maintain the overall aesthetic and can positively impact property values.

Noise Control: Noise is another big deal. There are usually strict rules about when you can make noise and how loud it can be. These are in place to keep things peaceful for everyone living there. Sticking to these rules shows respect for your neighbours and helps maintain a pleasant living environment.

Safety Standards: Safety is critical too. The condo board will often require you to use licensed contractors and follow all the necessary safety protocols. This isn’t just about avoiding fines and expensive insurance disputes—it’s about keeping everyone safe and avoiding legal issues.

Permits and Approvals

Unlike house renovations, you don’t need city permits for most condo work. Instead, you may be required to submit a renovation application to the condo board. They’ll check if it matches their rules and regulations. Your contractor might need to provide insurance, WSIB, a detailed scope of work, and drawings. They may also need licenses for plumbing and electrical work.

Common Renovation Considerations

Flexibility and Planning: You need to be flexible and plan thoroughly. Condo renovations come with unique challenges due to shared spaces and specific rules. Understand the guidelines, get the necessary approvals, and be prepared for any unexpected obstacles.

Choosing the Right Contractor: Hiring the right contractor is key. Look for someone with a proven track record in condo renovations and familiarity with the rules and regulations. Ensure they’re licensed, insured, and bonded. Good communication is crucial, as they’ll need to coordinate with condo management, the board, perhaps the superintendent, and nosy neighbours.

Detailed Renovation Plan: Work closely with your contractor to create a detailed plan that aligns with your vision and the condo guidelines. A good tip is to provide them with a copy of your rules and regulations and any relevant details in your declaration or bylaws. Open communication with the board and neighbours about your plans can go a long way in maintaining good relationships.

Booking and Using Common Areas

Booking Procedures: You’ll need to book service elevators and parking spaces for the work. Talk to condo management or the superintendent about the process. Provide advance notice to secure these amenities and respect the designated time slots.

Material Transport and Disposal: Make sure your contractor has a plan for transporting materials without damaging common areas. Use protective measures and dispose of debris responsibly. Avoid blocking common areas to keep things accessible for everyone.

Dealing with Noise and Work Hours

Noise Bylaws and Work Hours: Adhere to noise bylaws and work-hour restrictions to minimize disturbance. Most places won’t allow construction noise outside of specific hours, and some condos don’t allow work to take place during weekend hours. Planning noisy tasks strategically and communicating with neighbours can help keep the peace.

Insurance and Deposits: Many condo corporations require you to have insurance or provide a deposit to cover potential damage to common areas during renovations. This insurance covers things like liability, property damage, and extra living expenses if needed. Deposits are there to cover immediate repair costs if something goes wrong.

Here are some common examples of renovation requests I see weekly:

1) Let’s say you own a condo in a highrise in Niagara Falls. If you plan to renovate your kitchen, you’ll need to check the condo board’s guidelines first. For instance, the board might have specific hours during which renovations can take place between 9 a.m. and 5 p.m. on weekdays to minimize noise disruption for other residents.

2) Now, what if you want to replace the flooring in your unit? The condo corporation might require you to use soundproofing materials to reduce noise for the unit below. Before you start, you may need to submit an application detailing the materials and methods you plan to use, and you might need to provide proof that your contractor is licensed and insured.

3) Another example could be if you want to install a new HVAC system. The condo board will likely have rules about where external units can be placed to maintain the building’s exterior aesthetics. They might even have preferred vendors who are familiar with the building’s setup and can ensure everything is done to code.

4) Say you live in a townhouse condo and want to replace your patio door. The condo corporation has a rule that all patio doors must be the same design to maintain a uniform look. You can’t just pick any door you like—you have to go with the approved design. This ensures that five years down the line, the community doesn’t look like a patchwork of different styles.

5) Or imagine you want to paint the exterior of your townhouse unit. You submit your application, but the condo corporation denies it because the colour you chose doesn’t match the approved palette. They want to keep a consistent look throughout the community. While it might feel restrictive, these rules help maintain property values and the overall aesthetic appeal of the community.

To wrap this all up, renovating a condo requires careful planning and understanding of various considerations.

By following these steps, you can navigate the renovation process smoothly, ensuring a successful project that enhances your living space while maintaining harmony with your condo community.

Weekly Wizardry: Condo Living Hacks

As an avid biker living in a condo, finding a place to store your bikes can be a real headache, especially if your building lacks dedicated bicycle storage. Crowding your living space with bikes isn’t ideal, and leaning them against walls or furniture can lead to damage and clutter. However, I recently learned about a great solution from a Director at one of our condos: the CyclingDeal Upright Bike Stand.

This stand is a game-changer for condo dwellers. It offers a tasteful, efficient, and cost-effective way to store bikes within your unit. The stand allows you to park your bike either vertically or horizontally, saving precious floor space and keeping your living area tidy. No more mess or bikes awkwardly stashed in corners!

The link to the specific product can be found here: https://amzn.to/3RpapGb

Do you have a condo tale to tell or burning questions about condo living? Don’t be shy—share them with me! Whether it’s a funny story, a management mystery, a celebratory story, or just a nightmare, we’re all ears. Respond to this email so we can keep the content coming.

Make sure to share this newsletter with your friends, family, and, more importantly – that neighbour who could learn a few things!