Condominium Living: Cutting Through the Noise

No one wants to buy the condo that they have been so excited about only to find that when they move in they are unexpectedly hearing too much noise from the neighbours. The following is an article that can help you avoid this issue.

Real Estate in Toronto is ever changing and condos are now a huge pillar of Toronto’s housing market. One needs only to look at our ever-growing skyline to see the place condos have in our new environment. These new urban communities are attracting young professionals, new families, new retirees, seniors and a whole host of other groups. Some people are listing their large homes on an expansive property to begin enjoying the ease of condo living. In addition, many new Torontonians are being drawn to the city for work and pleasure and are being attracted to the comfort and convenience of condo living. Being able to live centrally in the city with all the convenience which that affords is a big draw for many. And a draw it is indeed. Imagine being in the heart of the city with all the amenities it has to offer while enjoying all of the comforts offered by condo life. No need to shovel snow ever again!

Despite all the benefits, however, noise transference can be an issue in some buildings, and it is an issue which many people can overlook. For those who have spent years living in a large detached property in a residential neighbourhood, it is likely that noise transference isn’t on their mind as it has not been an issue. Now, however, you are living in closer proximity to your neighbours and while they may just be leading their daily lives, noise travels! No matter the scale of luxury you are looking at in potential condos, the physical attributes of condo buildings means that noise transference should be considered so that it can be avoided from the start. If you keep this in mind when you begin your search you will ensure that you get the property you want and deserve. Hearing your neighbour’s high-heels in the apartment above, the TV from the kids below, or another neighbour’s music drifting through your walls can occur in some buildings, but in resale properties it can be avoided as long as you and your agent do research to determine the noise transference reputation of the building. What do current owners experience?

If you are considering buying new construction, we have to look at the bones of the building as the stronger they are, the less sound transfer you will have. Toronto’s building boom does not seem to be slowing, and the city consistently wrestles with New York and Chicago as North America’s contemporary ‘high-rise boomtown'.[1] Moreover, “the Toronto area is also a leader in terms of the percentage of those tall buildings that are residential in nature”.[2] It is hard to overstate how much choice there is on the market. However, while buyers will have much more choice in terms of building and location when looking to buy a condo in today’s market, buyers of newly built or to be built condos should also be knowledgeable about the developer and what kind of space they are creating. You will want to be buying from a builder/developer who really takes pride in their properties and builds their units as prestige products designed to last not just take advantage of the market and design the units for quick turnaround. Because modern engineering and construction processes may effectively mask the quality of the building behind a glossy surface, it can be hard to know which properties are quality, and which aren’t, and therefore which may be noisy and which won’t. Finding a building with quality is essential to finding a space where you can ensure your own peace and quiet.

SOUND TRANSFERENCE AND THE BUILDING CODES:

Here we get a bit technical. Some construction techniques and materials allow for much better sound insulation. While this is true, there can be trade-offs which you should be aware of. The sound transference aspects of Ontario building codes are based on the amount of sound that travels through a wall, or a Sound Transmission Class (STC).[3] While the calculations which go into the STCs can be complicated, the general rule of thumb is that the higher the STC number, the better it reduces sound transmission. According to the Ontario Building Code, the STC of floors, ceilings, and walls which separate condo units from others must be at least 50, and it is expected that the Ontario code will soon be brought in line with the National Building Code which requires STCs of 55.[4] If you find that in the building that you like, the developer is building with and STC of 55, you should be extremely pleased.

HOW DIFFERENT MATERIALS AFFECT SOUND TRANSFERENCE:

However, different materials can have the same STC, but because sounds travel at different frequencies and these frequencies react differently with different materials, an STC can mean very different things in different contexts. Common complaints are often made that voices, the crying of babies, and footsteps can carry through poorly constructed barriers such as walls and ceilings. These sounds have high frequencies (i.e somewhere around 20,000Hz) and can often be muffled, or even eliminated by adding more insulation between partitions. However, while this is relatively straightforward, it can also be expensive. It may also be unfeasible as plumbing and wiring can create gaps which would undermine any attempt at noise insulation.[5] , There is a coming trend it Toronto allow condo buildings up to about 8 floors to be built with wood. If you are buying into one of these you might want to ask more questions about noise transference. As this type of construction in a building of this size is new, it is to be seen if this is an issue.

Following on with this line of thought it is suggested by some that condos with poured concrete or concrete slab floors, ceilings, and walls will reduce potential noise from your neighbours. While there is some truth to this, suggesting that concrete reduces all noise can be misleading, and this goes back to the issue of frequency. Keith Loria quotes Steve Haas, president of SH Acoustics, when he explains that “One of the biggest misconceptions is that if you have a condominium with a concrete slab then there won’t be any issues of sound transfer, and that’s completely untrue, it’s just a different type of sound.”[6]

While you may not hear the chatter of your neighbours’ dinner party, low frequency sounds (i.e. range between 20Hz to 160Hz) can carry very effectively through concrete. In fact, concrete can actually be a great sound transmitter! Thus, a particularly pesky subwoofer (although I have never had a client of mine in a well- respected building complain of this happening) or the noise from a nearby construction site will, in fact, travel through your concrete walls. Because building materials cannot guarantee a lack of sound transference, it is essential that prospective buyers be as knowledgeable about the area they are buying into as well as the building itself.

However, you can eliminate much of the hassles associated with the technical aspects of noise reduction if you work with someone to find a good area. For instance, if you find a building in a quiet neighbourhood, sound transference in your building should not be an issue as there is little sound to be transferred! Finding a good location is an essential part of the process. If you are looking for a quiet condo where you will not be disturbed by the sounds of the city or your neighbours, there are key indicators about areas to avoid. While it may be enticing to move to an up-and-coming neighbourhood, you have to consider that many other potential buyers will be thinking the same thing – therefore, developers will be as well! Thus, you might find a great deal on a unit in a prized area, but when you move in you may well find that you are disturbed by the sounds of construction coming from brand-new condo developments around you. If this is going to be an issue for you, it would be sound advice to look at more established areas with older buildings. Even if the façades of properties in a less-trendy area might not be as fresh as their younger contemporaries, if a building is of high-quality, the amenities will be up-to-date and comfortable, and therefore something you should consider. More quiet areas will also tend to attract more quiet residents who will be less likely to disturb you with music or parties – a common occurrence in the university-centric condo developments in some downtown areas. Moreover, if you live closer to people with similar lifestyles you have enhanced opportunities to grow your social network that much closer to home.

As it is with all aspects of finding a home, finding the right condo for you is a balancing act. As useful as it may be, there is no instruction manual or easy-to-read checklist which, if followed, will bring you to your perfect home. What you need is a holistic understanding of the city, its areas and neighbourhoods, their reputations, and the buildings themselves. If you want peace and quiet you must find a building with residents of the same mind and must find a building which caters to you. It may seem a daunting process, but with the right help it can be fun! I am here to help.

[1] Daniel Tencer. 2014. “Toronto Is North America’s ‘High-Rise Boomtown,’ Survey Says.” The Huffington Post. http://www.huffingtonpost.ca/2014/01/21/cities-most-high-rises-construction_n_4638559.html.

[2] Pete Evans. 2014. “130 Highrise Building Projects in Toronto Lead North America.” CBC News. http://www.cbc.ca/news/business/130-highrise-building-projects-in-toronto-lead-north-america-1.2504776.

[3] “Sound Advice for Condo Buyers.” 2016. The Globe and Mail. February 25, 2016.

[4] Ibid.

[5] Condo Information Center. 2014. “Noise Transmission.” Condo Information Centre. http://www.condoinformation.ca/building-unit/noise-transmission.

[6] Keith Loria. 2013. “Can You Hear Me Now?” New England Condominium. http://newenglandcondo.com/article/can-you-hear-me-now/full#cut.