Are you sure you want to

buy that condo?

A User’s GUide to NAviGAtiNG the CoNdo MArket

froM AN ArChiteCtUrAl perspeCtive

R e s e a R c h & W R i t i n g : g i n a Pa g e | L ayo u t & D e s i g n : a m a n D a c h o n g | a D V i s o R : D R . t e D K e s i K

With Vancouver’s leaking windows 1 and Toronto’s falling balcony glass 2, today’s condominiums seem to be crumbling before our eyes. Fueled by rising home prices, swelling urban centers and a desire for maintenance-free living, the housing market is responding with an increasing number of quickly constructed units 3. As the range of units grows, it’s important to consider your options as a buyer. Bringing together the best available data on condominium construction and ownership, this guide will help you better understand your choices and needs as you consider your condo purchase.

A User’s Guide to Navigating the Condominium Market from an Architectural Perspective 32 Are You Sure You Want to Buy That Condo?

Freehold Condominium

RoW | toWnhouse semi-DetatcheD | DuPLex singLe-DetacheD house LoW-Rise buiLDing high-Rise buiLDing

unit DeFinit ion:

The interior area of a

specif ied space, often

with the backside of

the interior drywall

acting as the boundary

l ine (or centre l ine

between two units).

unit DeFinit ion:

A plot of land and

al l the structures

located on that

plot.

Conventional Condominium

The Diversity of

condo options4

common eLements:

Could be road access,

recreation faci l i t ies,

visitor parking and a

playground.

common eLements:

Structural, mechanical,

and electr ical services

along with lobbies,

hal lways, elevators,

walkways, and

amenit ies.

Housing comes in many forms, yet condos are unique because they are made up of privately owned units connected by commonly owned elements. These units can be both owner or tenant occupied.

aLteRnatiVe teRms:

• BareLandUnits (AB, SK, MB)

• BareLandStrata (BC)

• VacantLandCondominium

(NL, PEI)

aLteRnatiVe teRms:

• Strata (BC)

• DividedCo-Ownership

(QC)

miD-Rise buiLDing

A User’s Guide to Navigating the Condominium Market from an Architectural Perspective 54 Are You Sure You Want to Buy That Condo?

New & UnbuiltFrom the ground up, new buildings offer exciting opportunities and interesting challenges. Glamorous sales offices often leave lots to look forward to, but make sure you understand your purchase agreement so that you aren’t left with less then you expected.

ExistingSeeing is believing. With an existing building, you are able to get the full picture of what you are purchasing. Every building has a back story, so ask questions and review your estoppel/status certificate. Always engage a qualified professional to review the latest reserve fund study and inspection/maintenance reports before signing on the bottom line.

ConversionsFrom one use to another, conversions start out their lives as commercial, industrial, religious or rental buildings before being transformed into condominiums. The envelope (exterior) of the building often remains intact, while the interior undergoes an extensive retrofit.

+customizabLe FeatuResFixtures, f in ishes, and f loor ing. The decisions are up to you!

unit VaRietyAn array of unit s izes, layouts, and solar or ientat ions are avai lable

you’Re coVeReDNew Home Warranty programs offer you protect ion and peace of mind.

DeVeLoPeR’s DiscountsNo maintenance fees for 2 years, only 5% down, and $10,000 of free upgrades! Only developers have the abi l i ty to offer these types of bargains.

eVeRything is bRanD neWSo there should be less chance of cost ly repairs in the near future.

–DeLayeD again!I f construct ion is delayed i t can mean making mult iple moves, and staying in temporary accommodations, which can cost you.

not What you P ictuReDMake sure to understand your purchase agreement as develoeprs often leave themselves room to make modif icat ions without not ice.

constRuction zone L iV ingBe prepared that construct ion might cont inue even once you’ve sett led in.

money stRuggLesI t may be harder to get a mortgage for something that doesn’t exist, and your deposit wi l l be held for the durat ion of construct ion.

neVeR buiLtFind out what wi l l happen to your deposit i f the project goes bankrupt or is never bui l t. Many provinces have insurance to cover this. However, i t may be to a maximum that is signi f icant ly less than you paid.

+moVe- in ReaDyNo need to wait for the bui lding to be completed. I t ’s already done and ready to be l ived in.

VieWabLeWhat you see is what you get.

WiDe oPen sPacesExist ing bui ldings often offer more square footage and clear ly def ined spaces.

gst FReeLower deposit rates and no GST means more money in your pocket.

PaPeR tRaiLThe Condo Board can provide you with reserve fund levels, bui lding condit ion survey, inspect ion reports, and maintenance history. I f they can’t, this should be a ser ious red f lag.

Who’s WhoBecause the other units are already occupied, you have a chance to meet your neighbours, see how people interact, and get a sense of how the bui lding is run.

–this is itBecause what you see is what you get you have fewer, i f any, unit opt ions.

authoRizeD customizationMake sure to check what the l imitat ions to customizat ion are as many condo boards have str ict rules about what you can do.

ongoing RePaiRsAs elements reach their useful l i fe span, they need to be replaced. This could mean increased maintenance and repair costs, especial ly i f the reserve fund is not adequate.

What amenit ies?!Many older bui ldings just don’t have the features of newer bui ldings, such as a pool or f i tness centre.

+gooD as neWOffers many of the features of a new bui ld, such as Unit Var iety and Customizable Features.

one oF a K inDIndustr ia l, commercial and church conversions offer dynamic spaces that are never repl icated in other bui lding types.

Less oR moRe exPensiVeDepending on the bui lding type and locat ion, the pr ice could be dramatical ly di f ferent ( in either direct ion) from a comparable new unit.

Location, Location, LocationConversions are often done in highly desirable areas, which can mean steps to transit and entertainment.

gooD bonesThe bui ldings that are chosen for conversion are usual ly structural ly sound, architectural ly interest ing and made of qual i ty mater ia ls. These bui ldings are worth saving.

–no WaRRantyAre often not covered by the same catchment as new bui ldings.

PReViousLy LoVeDSome bui lding components may be at the end of their l i fe cycle but not replaced which means they’ l l probably need replacement in the near future ($$$).

unexPecteD DeLaysBecause the bui lding is being retrof i t ted, problems can be discovered through the bui lding process, thus pushing back the or iginal schedule for occupancy.

All Shapes and Sizes

building types5

0

10

20

30

40

50

60

70

Roof

Cooling Plant

Heating Plant

Elevators

Plumbing/Piping

NEEDS MAINTENANCE

OPERATIONAL

NEEDS REPLACING

YEARS

YEARS

Building Components & Longevity 6

Buildings are made up of thousands of individual components. Over time, these components will need to be repaired or replaced. Getting an idea of when something was last replaced or repaired will give you an idea of when it might next need maintenance.

A User’s Guide to Navigating the Condominium Market from an Architectural Perspective 76 Are You Sure You Want to Buy That Condo?

steP 1A group of individuals purchase private units within a collection of units.

Ownership Model

$$ $ $$

youPeRsonaL ResPonsibiL it ies:

• Plumbing,appliances,heating,air-conditioning,andelectricalsystemswithintheunit

• Cleaningofunitandwindowsthatareaccessiblefromtheinside

• Keepingbalconiesandassignedspacesuptostandardsoutlinedbythecondocorporation

conDo coRPoRationcoRPoRation ResPonsibiL it ies:

• Commonplumbing,appliances,heating,air-conditioningandelectricalsystems

• Roofandwallrepairs

• Repairandreplacementofwindowsanddoors

• Cuttingandwateringthelawnandgardening

• Upkeepofamenities

• Cleaningofparkingareasandpaths

• Allotherareasofthepropertynotenclosedinaunit

steP 2By purchasing a unit, each individual agrees to pay for a percentage of the areas that link the units (often known as the common elements).

The percentage is known as the “unit factor” which is calculated based on the unit value in relation to the collection of units.

steP 3A condo corporation is made up of all the unit owners. And as a corporation, a board of directors (Condo Board) is elected to oversee the common elements and the operation of the corporation.

steP 4The condominium becomes independently governed once the developer has had a title issued or the collection of units has been registered as a condo. At this time, the board begins managing the property.

steP 5Each condominium is an independent community and creates its own by-laws, regulations and rules. It is also governed by provincial or territorial legislation.

This legislation is seldom, if ever, enforced or policed.

conDo boaRDboaRD ResPonsibiL it ies:

• Maintenanceplanningandbudgeting

• Financialmanagementandup-to-datestatements

• Managingandcontractingforneededmaintenanceandrepairs

• Dealingwithinsuranceclaimsandlegalproceedings

• Communicatingandreportingtothecorporation

• Organizationofcorporationmeetings

• OversightforReserveFundStudies

How a property

becomes a condo

The “unit factor” is the percentage of property that the unit occupies and is used to determine the level of financial contributions required.

monthLy maintenance (conDo) Fees:

• Usedtomaintainthecommunallyownedcomponents

• Basedonthebudgetoutlinedbytheboardandtheunitfactor

• Unregulatedandcanincreasedwithoutlimit

ReseRVe FunD stuDy:

• Determinestheconditionoftheproperty

• Setsoutascheduleforrepairsandtheircosts

• Outlinesmonthlysupportneededtomaintainanadequatereservefund

ReseRVe (contingency) FunD:

• Fundedthroughthemaintenancefees

• Usedforlargerrepairprojects(elevators,roofs,etc.)

• Managedbytheboard

sPeciaL assessment:

• UndertakenwhentheReserveFundisinadequate

• Completedtodeterminethecostofaneededrepair

• Costisbrokendownusingtheunitfactor

• Eachownerisrequiredtopaytheirassessedcontribution

$$$ Understanding Your Money 8

unit FactoR = % oF contRibution

Responsibilities 7

A User’s Guide to Navigating the Condominium Market from an Architectural Perspective 98 Are You Sure You Want to Buy That Condo?

If these buildings could talk,

they’d say... Watchout for those balconies! 9

What haPPens:• Heatisdistributedthroughoutthe

unitandtakesthepathofleastresistancetowardcoolerareas.

• Theconcreteslabactsastheperfectpathway(thermalbridge)fortheheattoescape.

• Heatmakesacontinualexitwhileatemperaturedifferenceexistsbetweenthetwospaces.Thesameprocesshappenswithcoldairexitinginthesummer.

LooK FoR:• Thermallybrokenslab

• Balconiesthatdonothaveexposedconcrete(wrappedwithinsulation)

• Balconiesthatwereaddedafterconstructionandarenotpartoftheconcretestructure

And not because of falling glass but because of the way that a concrete balcony leaks heating and cooling energy out of your unit.

Keep me warm with insulated walls 10

Your condo walls are all that stand between you and Mother Nature, so every material layer counts.

unDeRstanDing insuLation:• TheR-valueisthedegreetowhichabuilding

componentresiststheflowofheatthroughit.HigherR-valuesindicateagreaterlevelofresistance

• Awall’sR-valueisthesummationofallthewallcomponentsR-values

• Awall’sthicknesscanoftentellyoumuchaboutthenumberofcomponentsitcontains.Athickerwallusuallymeansmorecomponentsandbetterprotection

Watch out FoR:• Concreteblockorbrickwallsthatdirectlyconnect

theexternalenvironmentwiththeinternalspace.Thismeanstherearenoinsulatingcomponentstokeepin(orkeepout)heatandmoisture

• Thinwalldepthsaroundwindowsanddoors,asthisistheonlyplacetoseethewall’sthickness

• Elevators,garbageshotsandmechanicalroomsnearyourunit,becausesoundreverberatesthroughwalls.Ifnotproperlyinsulatedandseparated,theseelementscanleadtounexpectednoiseswithinyourunit

AIR LEAKAGE AND HEAT LOSS THROUGHWINDOW

HEAT LOSS THROUGHBALCONY SLAB

HEAT LOSS THROUGHFLOOR

HEAT LOSS THROUGHWALL

1960s V intage exteRioR WaLL Complete Wal l Total R-value = 3

2011 nationaL eneRgy coDe FoR buiLDing Complete Wal l Total R-value = 20+

Siding-Brick

Air Space

Air Barrier & Vapour Retarder

Exterior Sheathing

Insulated Stud Cavity

Interior Finish

Continuous Exterior Insulation

Siding-Brick

Air Space

Concrete Block

Interior Finish

Siding-Brick

Air Space

Air Barrier & Vapour Retarder

Exterior Sheathing

Insulated Stud Cavity

Interior Finish

Continuous Exterior Insulation

Siding-Brick

Air Space

Concrete Block

Interior Finish

Thermal ly Broken Balcony Slab

A User’s Guide to Navigating the Condominium Market from an Architectural Perspective 1110 Are You Sure You Want to Buy That Condo?

Let the sun shine in

solar orientation

moRning suniF you. . .

areanearlyriserwholikestowakeupwiththesun

you’LL Want. . .

windowsinsleepingandlivingareasthathavean

easternorientation

aFteRnoon suniF you. . .

enjoysoakingintheafternoonrays

you’LL Want. . .

windowsinlivingareaswithawesternorientationandyouwillneedwindow

coveringstocontrolsunlightandoverheating

Less windows, please, please, please! 11, 12

Glass is an incredibly poor insulator and allows heating and cooling to energy easily escape through it.

Less windows = less heat loss + more comfort

LooK FoR: • Windowframeswiththermalbreaks–pultruded

fiberglassisbetterthanaluminum

• Glasswithlowemissivity(low-E)coatings

• Windowsonlywhereyouneedthem,notcompletewalls

• Windowsthatopen,asitallowsyouanaturalventilationsource

• Commonsignsofcondensationdamageorwaterpenetrationincludewindowcasingsthathavebubbledpaint,areshowingsignsofmold,oraredamptothetouch

unDeRstanDing gLass:• TheR-valueofglassissignificantlyimpactedbythenumber

ofpanesinasealedglazingunit.Windowswithdoubleortriplepanesarethebetterchoice

• BecauseofthelowR-valueofglass,itshouldbeusedsparinglyasitinunabletoproperlyinsulateenvironments.Largeglassareascompromisethermalcomfort

• Windowwallswithfloortoceilingglass(rightimage)canbeinstalledbyasingletradeandthereisnoneedtoco-ordinateworkwithbricklayersorotherexteriorwallcladdingtrades.Thismakesthemmoreeconomicaltodevelopers,butwindowwallslackthedurabilityandenergyefficiencyoftraditionalwalls.Thetermtodescribethisapproachtobuildingenclosuresis“BuildCheap,MaintainExpensive”

* Note: Al l R-values include an inter ior and exter ior air f i lm

Sunlight = Heat

The more that you have direct sunlight entering your unit, the more heat energy you have entering your unit.

Lots oF suniF you. . .

wantasmuchsunaspossible

you’LL Want. . .

windowswithasouthernorientation

VeRy LittLe suniF you. . .

desirenodirectsunlight,whichisoftenpreferredbyshiftworkers.

you’LL Want. . .

windowswithanorthernorientation

In the summer, you will need protection from

those hot rays. Otherwise, you’ll spend a fortune on

air conditioning.

In the winter, solar energy can help reduce your

heating costs by warming up your unit.

Windows = Daylight + Views + Natural Ventilation

Living in a condo suite that receives no direct sunlight, offers poor views and provides few or no operable windows can become tiresome, even depressing.

If these buildings could talk,

they’d say...

Aluminum window with double insulat ing low-E glass with 1/2”

argon f i l led space

2.4 R-value*

Aluminum window with single pane of glass

0.9 R-value*

1 2

7

9

10

11

1

MOST AMOUNT OF DAYLIGHT

LEAST AMOUNT OF DAYLIGHT

12

8

AM EW

23

4

7

S

N

6

5

PM

9

10

1112

8

3

4

6

5

A User’s Guide to Navigating the Condominium Market from an Architectural Perspective 1312 Are You Sure You Want to Buy That Condo?

Everying you want under one roof

amenities

in neW buiLDings

amazing amenities ≠ LoW maintenance Fees

Developers are not required to complete a Reserve Fund

Study which means that the maintenance fees promised

are often only esimates of what it wi l l actual ly cost to

maintain the bui lding. True Maintenance costs aren’t ful ly

establ ihsed unti l the Condo Board has been formed, and

a Reserve Fund Study is undertaken. This can often lead

to signif icant increases in monthly maintenance fees within

the f irst couple of years. As well there is the issue of

deferred costs!

coming soon

Amenit ies are often the last pieces completed, so be

prepared for possible delays or set backs.

it’s bRanD neW!

Which means it ’s al l bright and shiny and shouldn’t need

serious maintenance ($$) r ight away.

in existing buiLDings

seeing is beLieVing

Viewing the amenties gives you a chance to see if they are

what you’re looking for and their current condit ion. I f you’re

looking to swim laps but the pool is only 10m long, then

the cost of having a pool might not be worth your white.

uPDate neeDeD

I f the amenit ies look l ike they need to be updated, make

sure to ask if they are on the reserve fund schedule and

when this wil be completed or i f a special assessment

is needed. You don’t want to get caught having to pay

excess funds for something you have yet to use.

Fitness centres and pools need regular maintenance and, in the long term, costly upgrades and repairs. These costs contribute to increased monthly maintenance fees, and the possibility of unexpected special assessments.

If you aren’t currently using and paying for these types of amenities, then the chances are you won’t use them enough to make the increased fees and long term expenses worth your while.

heaLth & WeLLness FaciL it ies?

Do you have a fitness or recreation centre membership

that you frequently use?

Are you willing to relinquish those memberships in exchange for having these amenities in your building?

Consolidating your fitness and recreation memberships helps to free up additional money each month that you can put towards your mortgage and monthly maintenance fees. Even though building and fitness amenities may cost more, you are now investing money into a property you own, rather than paying to rent facilities elsewhere.

Plus, if you are already in a fitness routine, then the convenience of having the facilities so close to home might even save you time!

What are you looking for?

no

no

yes

yes

enteRtainment sPace?

Do you need additional space to entertain family and friends?

Using these features can save you money on dining out, movie-going, and hotel costs. Determine what you need. A party room with a full kitchen and enough space for 15 people? A theatre room for 10? Several overnight rooms that you can book?

If you don’t need a party room, multi-media theatre, or additional overnight space, consider opting out of buildings with these options. The maintenance fees you pay help maintain these features and if you aren’t using them, it’s not worth the investment.

yes

no

OUTDOOR LEISURE SpACE

ExERCISE ROOM

SWIMMING pOOL

pARTy ROOM

INDOOR/OUTDOOR pARkING

GUEST SUITE

GUEST pARkING

UNIT SpECIFIC STORAGE

pERSONAL OUTDOOR SpACE

GARDENING SpACE

as PaRt oF the PRoPeRty

Do you want...13

Within WaLKing Distance

Don’t Want

as PaRt oF the PRoPeRty

Within WaLKing Distance

Don’t Want

CHILDREN’S pLAy AREA

DOG pARk

yOGA OR FITNESS CLASSES

CONCIERGE SERVICES

VALET pARkING

DAyCARE

ACCESS TO pUBLIC TRANSIT

GROCERy SHOppING

BANk

pERSONAL pARkING SpACE

A User’s Guide to Navigating the Condominium Market from an Architectural Perspective 1514 Are You Sure You Want to Buy That Condo?

aLbeRta LegisLation [Link] Condominium Property Act, Amended 2013

ResouRces[Link] Buying and Owning a Condo

bRitish coLumbia LegisLation

[Link] Strata Property Act, Amended 2013

ResouRces[Link] BC Financia l Inst i tut ions Commission FAQ

manitoba LegisLation

[Link] Legis lat ion, Amended 2012

ResouRces[Link] Condominium Housing

neW bRunsWicK LegisLation[Link] Condominium Property Act, Amended 2009

ResouRces[Link] Condominium Property Act FAQ

neWFounDLanD & LabRaDoR LegisLation[Link] Legis lat ion, Amended 2009 [Link] Condominium Regulat ions

noRthWest teRRitoRies LegisLation[Link] Condominium Act, Amended 2011[Link] Condominium Regulat ions, Amended 2008

ResouRces[Link] Buying a Condominium - User ’s Guide[Link] Owning a Condominium - User ’s Guide

noVa scotia LegisLation[Link] Condominium Act, Amended 2010[Link] Condominium Regulat ions, Amended 2013

nunaVut LegisLation[Link] Condominium Act, Amended 1999

ontaRio LegisLation[Link] Condominium Act, Amended 2012

ResouRces[Link] Guides to Condominiums

PRince eDWaRD isLanD LegisLation[Link] Condominium Act, Amended 2009[Link] Condominium Regulat ions, Amended 2010

Quebec LegisLation[Link] Advisory Commit tee on Co-Ownership

sasKatcheWan LegisLation[Link] Condominium Property Regulat ion, Updated 2010[Link] Condominium Property Act, Amended 1993

ResouRces[Link] Condominium Development & Def in i t ions

yuKon teRRitoRy LegisLation[Link] Condominium Act, Amended 2002

Provincial/Territorial

resources

text souRcesFRont coVeR1 Ross, Howard. “Leaky Condos could Col lapse, Inquir y Told Bad Designs and Mater ia ls, Poor Workmanship Resul t in Rott ing Vancouver Bui ld ings, Huge Repair Bi l ls, Ruined Lives.” The Globe and Mai l , Apr 29, 19982 Kui tenbrouwer, Peter. “Frenzy of Ris ing Condos, Fears Over Fal l ing Glass; Counci l lor Wants Ful l Ci ty Invest igat ion of Safety Concerns.” Nat ional Post, Aug 18, 2011

3 [Link] CBC Art ic le: Throw-away Bui ld ings

conDo oPtions, Page 14 [Link] CMHC Art ic le: Condominium Buyers’ Guide

buiLDing tyPes, Page 35 [Link] Adapted from CMHC Art ic le: Condominium Buyers’ Guide

buiLDing comPonents anD LongeVity, Page 36 [Link] CMHC Art ic le: Serv ice Li fe of Mul t i-Uni t Resident ia l Bui ld ing E lements and Equipment

ResPonsibiL it ies, Page 67 [Link] CMHC Art ic le: Condominium Buyers’ Guide Pg 6-7

unDeRstanDing youR money, Page 68 [Link] Art ic le: Ontar io’s Condominium Act Review: Stage One Findings Report

baLconies, Page 79 [Link] Art ic le: A Br idge Too Far?

WaLLs, Page 810 [Link] Art ic le: The Perfect Wal l

WinDoWs, Page 911 [Link] Art ic le: Can Ful ly Glazed Curta inwal ls be Green?12 [Link] Art ic le: The Future of Windows is Here?

Do you Want. . . , Page 1213 [Link] Adapted from CMHC Art ic le: Condominium Buyers’ Guide, Appendix C

Click on the link to access the website.

image souRcesaLL iLLustRateD gRaPhics by amanDa chong

the DiVeRis ity oF conDo oPtions, Page 1 & 2[Link] Row | Townhouse[Link] Semi-Detached | Duplex[Link] Single-Detached House[Link] Low Rise Bui ld ing[Link] Mid Rise Bui ld ing[Link] High Rise Bui ld ing

aLL shaPes anD sizes | buiLDing tyPes, Page 3 & 4[Link] New & Unbui l t[Link] Exist ing[Link] Converted

iF these buiLDings couLD taLK, they’D say. . . , Page 7 & 8Watch Out For Those BalconiesPhotograph by Gina Page

Keep Me Warm With Insulated Wal lsPhotograph by Gina Page

things to KnoW about amenit ies, Page 11

[Link] Image of Pool[Link] Image of Theatre[Link] Image of Lounge[Link] Image of Yoga Studio[Link] Image of Guest Sui te

about this PRojectAmidst an emerging debate about the bui l t qual i ty of condominium towers in Canada’s largest urban centers, Gina Page (M.Arch candidate) approached Dr. Ted Kesik (Univers i ty of Toronto) wi th an idea to develop a guide for condo buyers that would synthesis basic archi tectura l knowledge and bui ld ing science research. The work of Amanda Chong (M.Arch candidate) t ransformed the research and wr i t ing into a graphical and intu i t ive format.

Often, archi tectura l knowledge is not readi ly avai lable or accessib le to the publ ic. For th is reason, the authors emphasized publ ic ly avai lable informat ion. We bel ieve that an informed consumer wi l l lead to a h igher qual i ty of product. I t is our hope that you’ l l expand your understanding of th is topic us ing the resources l is ted.

ReseaRch & WRit ing: g ina PageLayout & Design: amanDa chongaDVisoR: DR. teD KesiK

Works Cited

resourcesClick on the link to access the website.