The walls came down in a formerly cramped condo (right) to create a spectacular open concept layout.
The convenience of condominium living can alleviate a lot of maintenance associated with a detached home. However, putting personal touches on a condo to make it feel like home is not as simple as in the low-rise world.
A dramatic rise in condo sales over the past decade comes with increasing demand for renovations from owners wishing to customize their suites. But the process is not as straightforward as you might think.
Brendan Charters, development manager of Eurodale Developments and a board member of the Building Industry and Land Development association (BILD), lists many factors you should consider when planning a condo renovation.
"Unlike a low-rise house – let's say it is in Toronto – it would be bound by City of Toronto bylaws." He says they relate to issues including work start times and noise levels.
He explains that condos are like mini-cities, each subject to its own bylaws. For this reason, the condo board often needs to approve the work being done in any suite.
"It's like any bylaw. If you don't go through the condo board – because you are bound by it as a resident of that building – the board can force you to undo the changes that you've gone ahead and done without their approval. If you refuse to do it," Mr. Charters warns, "they could come after you for damages." It's definitely worth going through the condo board, he adds. "Some buildings are more particular than others, and some buildings have finish or architectural controls where you can't do things, like rip out hardwood floors and put in cheap laminate because they want to make sure they maintain the value of the building as a whole."
Always let people know what your intentions are to avoid potential headaches, he adds. "Your neighbours are literally right on top, below or beside you, and you have to be cognizant of that." Spaces, such as common areas, ultimately get affected, notes Mr. Charters, "because you're working with service elevators, dragging material through the hallway and in and out of common elevators, which are often pre-booked. You really need to prepare to protect those common elements to be respectful."
The time it takes to complete a high-rise renovation compared to a low-rise is something to consider as well.
"It is important to be cognizant of the time and potential delays related to elevator scheduling and the length of the project time in general, because we can burn a lot of hours just working within the condo hours of operation," Mr. Charters says. Also, factor in the time it takes to coordinate the deliveries and get the material off the truck, into the elevator and upstairs. The same goes with every piece of material that is coming out, into the elevator and down into the vans. "There is a lot more time as far as that material handling is concerned, whether it be on the demolition side or on the building side. You aren't just running in the front door. You're loading and unloading a lot differently."
He notes that a project that would take three months on the low-rise side could easily take four months on the high-rise side.
Mr. Charters has worked on some outrageous high-rise renovations, where he has done everything such as relocate bathrooms, laundry rooms and more. He says it's important to go through the condo board, because other suite owners will be affected by situations, such as water shut-offs or other service interruptions.
For buyers looking for the perfect condo, Mr. Charters offers some advice. "Cosmetics, such as finishes, can be changed, but things like location and layout often can't."
Your order of priorities should be this: Look for a building you like, then the floor plan you prefer, then the suite layout in terms of square footage. Then, if you have enough budget left, you can consider making changes to the condo.
This content was produced by The Globe and Mail's advertising department. The Globe's editorial department was not involved in its creation.