CONDOCENTRIC: DO HIGH BUILDINGS MAKE GOOD NEIGHBOURS?

With so much focus on the issue of building and fostering communities within condominiums, it is easy to forget that residential condominiums also form part of larger communities – the greater neighbourhood within which they exist.

Recently, the media has given some attention to conflict arising in traditional neighbourhoods when condominiums are built – or threaten to be built – within them. There has been suggestion that residents of traditional homes are uncomfortable with the notion of condominium developments and that residents of condominiums that exist in traditional neighbourhoods feel like second-class citizens, looked down upon by dwellers of detached housing and not considered truly part of the neighbourhood. By way of example, residents of traditional housing may not wish to give Halloween candy to condominium dwelling “Trick or Treaters” as they feel that their families do not contribute to the tradition by handing out candy themselves.

There are many facets of this issue and many reasons why those in traditional housing may be reluctant to embrace condominiums, including:

1. Fear of change. While a degree of change is inevitable, particularly as urban areas evolve, many residents of traditional housing may not like the notion of houses being torn down and replaced with condominium towers and/or townhouses. 
2. Concern over density. Unease that an influx in neighbourhood population could give rise to increased crime, overcrowding of schools and/or traffic congestion, as well uncertainty as to the effect this will have on property values, park space and neighbourhood aesthetics. 
3. Transient use. Condominium units are not looked upon as long-term living space in the same manner that traditional houses are. Unlike in traditional housing, the sentiment is not that people can settle down in condominium towers, start a family and raise their kids in their units (ironically, the limited space in a condominium unit may be the envy of parents in traditional housing trying to convince their grown up children that it is time to move out).
4. Lifestyle clashes. The belief that condominiums provide a form of low cost housing and/or "luxuries" which traditional housing residents may not be able to afford (such as snow removal, landscaping services, security/concierge service, marble foyers, golf simulators, etc.) can give rise to conflict. Whether such perceived jealousies rest with dwellers of condominiums or traditional housing, there is little question that differences exist by way of the nature of the chosen lifestyles.

Once a condominium is built in a neighbourhood, residents of both the traditional housing and condominium units within it must find a way to co-exist. The degree in which they interact and get along is up to them, and, while it may be a factor of the particular neighbourhood, achieving the preferred result could be approached like any other cultural blend – where communication and education can go a long way in achieving understanding, empathy and respect. 

Traditional community associations and condominium boards of directors can interact with a view to finding common ground and fostering good relations. Within the condominium, communications such as newsletters can include a focus on the greater community by drawing attention to local events, neighbourhood amenities and shared concerns. This can help condominium residents feel that they are a part of the neighbourhood and encourage them to take part. Also, the greater community may take comfort by having the greater population, coordinated through the condo structure, supporting issues of municipal interest.

At its 2012 AGM, the Toronto and Area Chapter of the Canadian Condominium Institute (CCI) presented its Newsletter of the Year Award. The winning condominium was praised for including in its newsletter significant content that spoke to the greater neighbourhood, looking beyond the 4 walls of the condominium to build relationships and foster a sense of community.

As most – if not all - condominiums face educational challenges in having residents and owners understand the regulations imposed by the Condominium Act, 1998, together with the condominium’s unique Declaration, By-laws and Rules, it only makes sense that those without a direct interest in the condominium could be in the dark, too. In fact, it may be entirely plausible that ill sentiments toward condominium residents may be fuelled by a lack of understanding as to how condominium living works and where the benefits are to be found. Reaching out to neighbourhood groups may help educate them and foster good relationships, as could establishing creative ways for condominium residents with interest to take part in conventional neighbourhood events such as fundraisers, barbecues and yard sales in a manner that complies with the condominium’s Declaration, By-laws and Rules.

Just like every condominium and culture, every neighbourhood is unique. Differences that exist can either be seen as an excuse for conflict or be embraced as offering differing strengths to draw on to better serve greater collective community interests.

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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