Kids & Condos: A Debate

Doug Holyday, Deputy Mayor of Toronto, created a controversy when he spoke against a proposed regulation that would require 10% of all units in new condominium developments in a certain pocket of downtown Toronto to contain three or more bedrooms and for one bedroom units to be designed in such a manner that would allow multiple one bedroom units to easily be combined so as to accommodate larger “family” units.  Mr. Holyday’s comments sparked debate on a much more basic question:  Do high-rise condominium units present a suitable and appropriate environment for raising children? As more high-rise condominiums are developed, how do condos become communities and can they become communities with kids?

What follows is a mock debate by 2 parents (each with children, a total of 7 combined), on the merits of these questions:

Marc Bhalla:  The idea of children living in high-rise buildings is not a new or novel concept – nor limited to areas of very high density such as Manhattan or Hong Kong.  In fact, the concept is old, and takes place in many different parts of the world.  While I agree that it is not for everyone, I found the public attack of my chosen lifestyle to be absurd.  Judgment and personal ideologies aside, the Ontario Human Rights Code protects families from discrimination on the basis of family.  What that means is that in Ontario, I have the right to raise my children in a condo - whether you like it or not! 

Patricia Elia:  Just because you have a right to do something, does not mean that you should do it. What is in the best interest of the child? Kids need “elbow room” – space to run and play…and to be kids.  Condominiums are communities with a collective interest to consider and advance.  Consideration must be given to and by everyone living in the community.  By residing in condominium units, children and their parents create a number of issues for the community as a whole – from additional wear and tear upon the common elements to liability concerns in the use of amenities that may never have been designed to accommodate the needs of children.  Not to mention, kids are noisy – something that does not fit in well with close living quarters!

Marc Bhalla:  Design and capacity is something that cities and developers reasonably should be addressing. Failing to use amenities as they are intended, liability concerns and compliance issues are separate matters that go beyond children.  A young adult is just as capable of disrupting his/her neighbours by partying into the early hours of the morning as is an empty nester new to the condominium lifestyle unfamiliar with how it “works”.  Who’s to say that a family cannot reside in a condominium unit in compliance with the Act?  What about teaching children about value and respect in a close community?

Patricia Elia:  Well I think that hits it on the head. I think that condos have to start focusing on the constituents in their community. Young children have needs, as do tweens, teenagers and adults. In my house, I have an 84 year old, 15 year old, 12 year old, 10 year old, and a 3 year old. Our challenge is living in harmony and in a community with intergenerational needs.  Many condominiums are not built with children in mind and lack amenities that would be geared towards children.  Adam Vaughan suggested regulations to require “family size units” precisely because units being built are not meant to inhabit families. Remember, some developers are commoditizing space for investors but not looking at the realities of living in 400 square feet.  While a family of four may have the right to occupy a 400 square foot one bedroom unit, besides creating capacity concerns, doing so will place an additional, unfair burden on all other owners in terms of cost sharing and perhaps on the family too. We need to think about how space and design can also impact well being, stress levels run high in confined quarters.

Mindsets, including culture, must be factored into this thinking, as some cultures may be use to small spaces, whereas others are not use to lots of people in a small space. Furthermore, if families are living in condominiums because they offer affordable housing, is anything really going to be accomplished if families will need to invest in multiple units (located side by side)?   If a family can afford to purchase multiple smaller units and combine them, would they not just buy a house?

Marc Bhalla:  Condominium living offers conveniences that are not limited in their scope to young professionals and retirees; they can benefit busy families as well.  While some families may prefer to live in traditional, suburban-type settings, others may thrive in vertical neighbourhoods where they do not need to worry about taking the garbage to the curb or mowing the lawn and would rather share the cost of the roof.  Condominium living and greater density of residents often translates into greater density of the surrounding community.  This means that we can take advantage of not needing cars to get groceries or take our kids to community events (which can also provide an opportunity to teach them about our environmental footprint).  It may very well become the case that families who can afford to buy houses opt instead to embrace the condominium lifestyle.  At the very least, encouraging developers to build units that could easily be transformed allows for flexibility in the future.

Patricia Elia:  Fair enough. I think families in condos can work if they are developed as communities sensitive to the needs of old, young and everyone in between, living under one roof.

Epilogue:  Ultimately, whether a condominium is “family friendly” comes down to more than just square footage.  Every condominium is different so choose wisely.  While the culture and the makeup of some communities may work well for some families, this cannot be taken for granted. Do your research.  It is important for potential condominium occupants to consider their lifestyle requirements and ensure that they find a good fit.  To that end, when considering the purchase of a unit, ask other residents how the building “works” for children.  Also, when you retain a lawyer to conduct a thorough Status Certificate review (which includes a review of the Declaration, By-laws and Rules of the condominium corporation), make certain to communicate to your lawyer any particular lifestyle requirements that are important to you. For Boards building communities, being thoughtful about s.98 modifications and creating family friendly policies can help in building a community.   

All of the information contained in this article is of a general nature for informational purposes only, and is not intended to represent the definitive opinion of the firm of Elia Associates on any particular matter. Although every effort is made to ensure that the information contained in this newsletter is accurate and up-to-date, the reader should not act upon it without obtaining appropriate professional advice and assistance.

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