Condo Renovation Design Guide
Updated August 31, 2024 | Average reading time: 4-8 minHow you begin a condominium renovation is fundamental to the project’s success. At Articulated, we believe there are many sound reasons to renovate a condo and we work with homeowners to help them understand the factors and considerations that affect planning their condo renovation. With over a decade in business, we have amassed a vast skill-set and several resources for condo and multi-family dwellings, including townhomes, co-operative housing, and more, but the biggest question we are always asked is “Can I renovate my condo?”
The Condo Renovation Design Guide will inspire and help you understand about renovating different types of homes in multi-family buildings like condos, co-ops, townhouses and apartments. So, before you pull out your toolkit or go shopping, please check out our extensive list of tips, insights and answers to the most common condo reno questions.
Key Topics in this Article
Before We Begin: Answering Frequently Asked Questions
01 — Understand The Strata’s Rules
03 — Modifying the Building Structure
04 — Retain Sprinkler Locations
05 — Modifying Electrical and Lighting Locations
10 — Change Lighting (When Available)
11 — Make it Easy to be Sustainable and Green
12 — Ventilation MUST Exhaust to the Building Exterior
13 — Avoid Relocating Plumbing Supply
15 — Obtain Copies of Base Building Plans
16 — Hire a Qualified Interior Designer
17 — Shop for Appliances that your Power Panel can Supply
18 — Living On-Site WILL be like Camping
20 — DO NOT try to Claim More Floor Space from In-Suite Storage
22 — Beware of Unpermitted (“Homeowner Modified”) Hidden Work
Before We Begin: Answering Frequently Asked Questions
Before we dig into our guide for condo, co-op and townhouse renovations, please consider the follow most common questions that we are often asked:
Q1. Why is renovating a condo (or co-op) not as simple as it might appear on reality television?
A1. There are building elements and systems that cannot be changed, plus access restrictions during the course of renovation that must be determined before you decide on a finalized design solution. In our tips below, we will explain the differences to you and identify what the great long term investments are. Using our own projects as examples, we will cover the basics that a qualified NCIDQ Certified Interior Designer would advise a client on their condo renovation - no matter whether the municipal building codes of your project is located in Canada or the U.S. (excluding California).
Q2. Why should you consider our advice?
A2. Our insights are based upon the 3-E’s of experience, examinations, and education.
Our expertise starts with our Principal Designer and Creative Director Corey Klassen, who is an NCIDQ Certified Interior Designer. The NCIDQ certification examination verify an interior designer’s competency for residential design projects like condominium renovations.
So they will understand the municipal building code requirements for the design of condo renovations in the Greater Toronto Region, Calgary, and Victoria just as much as it would apply to a condo, townhouse or co-op in Ottawa, Vancouver, Halifax, or even Boston and New York City in the United States.
Q3. This seems overly complex. How do I prevent making costly mistakes?
A3. Assumptions about condo renovation ideas can waste your time and resources if they are not achievable.
Learn the rules you will have to follow for both legal and practical reasons. Once you are familiar with the standards and by-laws that are in place to protect all the homeowners of a strata corporation, then your design journey can begin on a solid foundation.
The most costly mistakes happen when you don’t know the rules first
Do you want to spend time considering design details that can not happen and/or waste money on un-useable materials?
Q4. What do I need to know so that I can confidently invest in my condo’s renovation?
A4. There are ways you can both optimise and customise a condo, co-op, townhouse or strata unit.
Our goal is provide achievable inspirations, ideas for urban living, and address some of the most common questions and assumptions people might have.
You might be asking: Why is this important?
That’s a very good question. There are many horror stories, like this one article about a condo renovation gone wrong (CBC Vancouver October 18, 2019), where an unauthorised renovation was investigated by a municipal inspector. Causing time to be wasted as well as an additional costs to the homeowner’s financial resources. To cover the additional expenses to fix a flawed design that was not code-compliant.
Plus additional time was spent waiting for a new design to be approved by the building planning department for their building permit. (This can be 2-8 weeks or more, depending upon the quality of the submission and the backlog of existing work at “city hall”)
Simply put, the best condo design journey begins with gathering information, asking good questions, and doing research — and that’s where we come in with our design guide because until now the details aren’t in one easy to locate resource.
It is of paramount importance to keep in mind that your renovation will be subject to the same rules the developer was bound by the municipality of your condo building when it was initially proposed. We will elaborate further on this below.
Q5. Where do I begin?
A5. Let us start to visualise the type of project that you are considering in this renovation. If our Principal Designer were explaining this type of project to interior design students, this is what they would hear:
A condo renovation is an alteration or remodel project of pre-existing spaces in a condo unit (or co-op unit) in a multi-family dwelling, or high-rise (sometimes called a “strata”). It includes the design, construction, and furnishing of an interior for high-rise condominiums, townhomes, low-rise condominiums, and co-op units. Renovations in a condo cannot alter, modify, or otherwise change the building envelope (exterior) and structural supports (the engineering that prevents building collapse).
This means you will be working with pre-existing site conditions that will be a part of the design of your condo renovation. Being mindful that the renovation of a unit in a multi-family dwelling does not only affect just you and your needs. Condos contain shared spaces which you are invested in ownership with other households. As such, there are legal protections in place for everyone’s safety and health, in addition to structural parameters.
Your next steps are tips numbers 1-5 to learn the basics and start researching your strata rules in relation to what you want to do.
Q6. Are there any ideas to steer clear of, or that will be cost prohibitive?
A6. YES! It’s important to be aware of those ideas that will not be worth the investment. Our extensive guide helps you consider your options like Tip No 14.
23 Tips to Consider Before Renovating a Condo
Admitably, condominiums are the answer to housing in cities and neighbourhoods that are being densified because for land-locked areas, much like Vancouver, BC, the only place to build is up. While this article does not debate the costs and barriers to entry into a housing market, it is a helpful resource to that will dispel many myths and misconceptions about what happens after you take possession — the ever percolating “renovation bug".
Our goals here are straight forward, but they can also be complex. We will break down the factors that affect renovations in most strata type buildings, answer how you can avoid costly mistakes, discuss how much it will costs to renovate a condo in different regions, share great examples of our own condo renovation projects to illustrate each point, and entrust in you sage advice from interior design professionals.
Without further adieu, let’s get into our condo renovation guide.
01 — Understand the Strata’s Rules
The nature of living in a dense urban dwelling like a condo means that there are multiple homeowners and their families that will be affected by the renovation work you would like to do. Arguably, there may be many rules to follow in a condo renovation, but although you may own the property you do not own:
The structure supporting the building,
Common (demising) walls between units,
Sprinklers and life-safety systems, and
Plumbing and electrical systems being delivered into the unit.
Although this may seem trivial to point out, they are actually of vital importance because they affect your neighbours beside, above, and below you. Strata By-laws and homeowner association regulations do not simply determine the hours of work or access to the elevator, they also determine other rules like the Sound Transmission Class (STC) requirements for walls and floors required between units in the building. Therefore, it is very important to have a copy of these by-laws before speaking with a design professional and starting a renovation.
02 — Embrace Building Code
Many design professionals have a love/hate relationship with building code because even the most skilled interior designer can be side-swiped by a code-compliance issue they did not include in their initial research.
At Articulated, as comprehensive as we are with code-compliance. Even we can be caught off-guard because building code is not an easy read. In British Columbia, Part 9 of the B.C. Building Code applies to all dwellings, but in the common areas Part 3 applies. Navigating these areas without prior knowledge is very tricky and time consuming, and that is why there are certifications for interior designers and specialists who can help you navigate building codes.
03 — Modifying the Building Structure
Making structural changes are never permitted in a condo renovation because they affect the building as a whole. Making minor changes to interior openings may be permitted if the structure is timber-framed; however, the majority of condos are post-and-slab with concrete and rebar.
This means exterior windows or entry doors cannot be altered under any circumstances and the location of posts and other building systems will likely interfere with any idealistic changes to the overall space plan.
04 — Retain Sprinkler Locations
Sprinklers are owned Strata Common Property, meaning they are not owned by the homeowner but all of the building owners as a whole. Sprinklers can never be covered up, but they might be able to be eliminated or relocated for an additional cost — and it’s not cheap! For example, we have added a sprinkler into a unit for added storage space under a staircase. This was an added cost, time and approval for the design.
Sprinklers have a purpose and it is an important one that should never be downplayed. They require clearances and are to be free from obstructions. There are times when making changes to the sprinklers have caused floods, fires, and even created problems when reactivating the sprinkler system. It is best for the condo owner to seek the advice of their Strata Council on the rules, or even experiences, prior to starting a renovation.
05 — Modifying Electrical and Lighting Locations
Renovating a condo is exciting and it is important to make changes where ever you can, but changing to the electrical outlets in a condo during a renovation may only be permitted if the structure is timber-framed. Many electrical wires run through the concrete slab and pop-up out of holes within the steel-stud wall and they can not be capped or otherwise terminated. Whatever the electrical supply is providing at a location may most likely need to be continued.
06 — Carving-out More Storage
Storage is always a premium in a condo. As you can see in the images below at our Grayson Penthouse project, we designed built-in cabinetry to be added in the living room. The combined window and storage bench feature an L-shaped design that optimised 2 focal points (the T.V. and the window) within the room for entertaining activities. We easily blended storage for the electronic media and provided accessible seating in a tight footprint.
Shifting focus to the Principal Bedroom, we also planned to include a window storage bench under the window. It added storage in a way that does not impact the circulation and flow of space. In the case of this project we like the choice of walnut for the top of the bench. The views from the 8th floor take in the city and have such wonderful light.
07 — Going Vertical
Storage is always a premium in a condo. Focus on making sure that the items being stored are organized by category or zone, frequency of use, and point-of-use location.
As you can see in our Brewery Creek project, the kitchen was full optimised to take advantage of the additional ceiling height in this heritage loft. The height of the loft was a great feature to take advantage of so we maximised as much storage as possible with cabinetry all the way up to the ceiling. A ladder (as shown in this example) provides that practical access for the storage and became a unique design feature of the loft.
08 — Defy Convention
On the opposite wall of our Brewery Creek loft project you can see some lifestyle equipment. Our clients, like our founder are avid cyclists. An unfortunate aspect of this heritage loft is that there was no additional storage space in the building common areas. Not even for bikes or parking.
We suggest thinking outside of the box, consider unconventional ways to marry your lifestyle with the interior design.
09 — Reclaim Dead Space
Find the dead space that does not alter your units overall footprint. From time to time, dead space can be found during a renovation and can be converted to into additional storage; however, if an original building plan has a space or an area labeled as “storage” this won’t be possible (see Tip 20 for more details.) When it is possible to reclaim dead space, it also means that a fire sprinkler and a light must be added. If you recall tip #4 above about moving sprinklers, the project in the image below is what we are referencing. In our 990 Beach Avenue project, we applied to the strata council and city to add a sprinkler in order to legally optimise some unused space under the stairs in this handy tucked away spot.
10 — Change Lighting (When Available)
From time to time, lighting may be able to be changed, such as wall sconces, or even recessed lighting in a dropped ceiling, but adding more lighting needs to carefully consider the current electrical load capacity and should not exceed what is currently installed. With LED lighting, this is often not an issue but the designer still needs to review and count the electrical load of all fixtures before changes can be considered.
11 — Make it Easy to be Sustainable and Green
In urban spaces with less storage option this is one of our favourite features to have in a small kitchen design. We always recommend that when choosing between aesthetics and storage solutions, the latter wins every time.
Having storage solutions for recycling bins and compost bins are all important needs in any kitchen. Like this pull out drawer with easy to clean bins that helps you organize and contain the clutter of each different aspect of recycling and composting. No one sees it when it is closed. Now you are going to notice how much less space you will need for your garbage.
12 — Ventilation MUST Exhaust to the Building Exterior
Every kitchen and bath must have an exhaust fan (to the outside) and there are no exceptions. Many of these systems were integrated into the concrete when the building was built. If you have a wood-framed condo then there may be more opportunities worth investigating.
Please note that relocating the kitchen exhaust may be possible or even added in some cases like the image beside our tip: where ventilation did not exist before. There are considerations to plan for before confirming. In one past renovation removing a recirculating kitchen hood triggered a mandatory upgrade to the existing equipment. It made a mess of the ceiling in another room because it had to be connected to an existing exhaust outlet.
13 — Avoid Relocating Plumbing Supply
There are often a lot of challenges when trying to relocate a sink. Many of these plumbing systems for the both the drain and water supply were integrated into the concrete when the building was built. Changing the building structure in a condo renovation is a non-starter. This means that your kitchen designer will need to work with you within the current plan. If you have a wood-framed condo or townhouse then there may be some opportunities to make these kinds of changes.
14 — Toilets (and Floor Drains) Cannot be Moved
There are some changes that are possible in a condo like changing the sink and faucet in a bathroom or kitchen, changing the style of toilet, or changing a bathtub to a shower pan, but fixtures can not be added or removed. This is all based upon a careful calculation of the waste/soil stack in the entire building AND what is between the floor and the ceiling that your downstairs neighbours see.
The age-old-question of the toilet is whether it can be moved or not, and 99.8% of the time it cannot be relocated. It also cannot change from floor-mount to wall-hung as a rule. No one likes to look at a toilet from their bed, but much like electrical, that toilet sits on a flange that can not be changed because it affects both the building systems and the neighbours, but also the building structure. The costs to relocate a toilet in a condo are very high because they require a Professional Engineer, X-Ray of the slab, and then approvals and likely some compensation provided to the neighbour below for the inconveniences they will suffer.
Rather than focusing on moving the toilet, planning a new location for the door may be able to be considered.
15 — Obtain Copies of Base Building Plans
Having copies of plans for your unit and the overall building on the property are important documents to gather. It’s always best that the owner of the unit provides the designer with a copy of the plans that are on-file with the jurisdiction having authority, or city hall, before any planning or research begins. A designer can do this for homeowners, but it is often at an added cost when compared to the time and paperwork required.
Ahead of a discovery call with our Principal Designer Corey Klassen, we provide an intake form where clients can provide information like this in advance of a scheduled meeting. This way we can review them with the pictures and project details you are providing. It is about making it simple for both of us to learn and review your project’s goals.
16 — Hire a Qualified Interior Designer
Making changes on paper are much cheaper than making changes during construction.
If you are wanting to make significant changes to your condo or townhouse, it is worth the investment ahead of the project to work with someone qualified to design for your municipal building code and familiar with your type of renovation. Professionals are able to navigate the rules and regulations set by the condo association and ensure that your renovation is done safely and to code. A qualified designer will help you space plan, select finishes and materials, and prepare drawings for the building permit that are code-compliant to your municipality.
17 — Shop for Appliances that your Power Panel can Supply
Changing the power supply to add induction or add more electrical capacity likely cannot be done. This is because the big wire supplying the condo only has one kind of capacity of service that it can supply to every suite in the building, and only changing one means changing every unit in the building - and this is very cost prohibitive. In other words, adding an induction cooking surface (cooktop or a range) is likely not an option because the developer did not plan for future changes to technology.
Does this mean I cannot add a steam shower? It depends upon what your power panel can supply. As mentioned previously, changing the power supply likely cannot be done. This does not mean we have not done a steam shower in a condominium or townhouse. As you can see from our Esplanade Penthouse, in this luxurious Principal Bathroom Ensuite we added a steam shower in an Art Deco style. It is as simple as booking a discovery call with Corey to find out whether you have enough electrical capacity and space for the steam shower mechanism and enclosure.
18 — Living On-site WILL be like Camping
A construction site is not usually a safe, clean, or a quiet environment to reside in. We recommend against living onsite during a renovation. A major renovation will limit your access to a supply of safe drinking water, a food safe cooking environment and proper sanitation. Do you enjoy camping? Because that’s what it will be like.
19 — Plan in Modular Units
Elevators, corners, and hallways are only so big and this means that all materials, finishes, and products have to be carefully considered in modules when planning. For example, a 10-foot long island of continuous calcutta marble may not be possible because the elevator is 9-feet high. It’s a rookie mistake (and a costly one) to not consider the entire route that goods must travel from the truck to the unit well in advance. There are always clever design solutions that can get the condo owner the most of what they want.
20 — DO NOT try to Claim More Floor Space from In-Suite Storage
There are many complexities in the calculation of the occupied and habitable areas of a condo. Many developers are under strict regulations and changing these regulations applies to the building as whole, which triggers a development permit and this is a no-go zone. You may not be aware that your in-suite storage must remain “as-is” without changing the footprint (net floor area). This means that the existing walls and doors likely cannot be altered or moved. This also applies to converting a “solarium” or a covered balcony feature of a condo.
There are known cases where a stop work order is issued from a municipal inspector investigating a complaint, unauthorised renovation and/or unpermitted renovation.
Sidebar: What is a “stop work order”?
A stop work order is issued to the property owner, employer or individual by the authority having jurisdiction to immediately stop work due to unsafe work conditions, performing construction work without a building permit, or by otherwise violating another by-law. Meaning you can not continue construction until the municipality is satisfied you have remediated the non-compliant issue. The added costs that are a result of a stop work order are many. When addressing a stop work order:
There will be additional delays while work is paused for maybe months at a time.
You have to apply to the city with construction drawings meeting the municipal building codes of your region. The design will remediate the issue that they have identified in their onsite inspection.
You will have to pay a fine that you didn’t plan for - this varies by region but can be 100% of the original building permit application fee or higher.
You will require additional professional services and fees that are often more than 20% higher had the property owner obtained the necessary permits in the first place.
A building inspector will have to approve that the design is satisfactory to address the non compliant issue, so that construction can be allowed to proceed.
A building inspector will then inspect that the work has been completed to their satisfaction.
21 — Consider Resale Value
While it's important to make your condo a space that you love, it's also important to consider the resale value of any renovations that you make. Choose timeless finishes and styles that will appeal to a wide range of buyers.
22 — Beware of Unpermitted (“Homeowner Modified”) Hidden Work
Where un-permitted or unauthorized renovation not meeting code has been performed and you are trying to sell your condo or co-op unit at a later date. This non-compliant renovation can be used as a negotiating factor to lower your price. A new homeowner will assume liability when they purchase the unit. They have the right to scrutinise the paperwork and plans on file with the municipality.
23 — Plan for Accessible and Future Needs
Any medical change and injury, whether it is short, long, or permanent, can occur at anytime and we must all begin focusing on future-proofing every dwelling for these needs. Our founding designer has designed residential and commercial spaces for a variety of accessible needs. Even converting a condo unit that was fully wheelchair accessible. The challenge is that each condo, townhouse, or coop unit is unique. We will need to evaluate whether the specific accessible goals of your project can be met using the existing site.
People Also Ask…
Can I remodel my Condominium, Co-Op, and/or Townhouse?
Why is renovating a condo (or co-op) not as simple as it might appear on reality television?
How do I prevent making costly mistakes?
Where do I begin?
Are there any ideas to steer clear of, or that will be cost prohibitive?
Can I move my toilet in my condo bathroom?
How can I Maximise storage in a condominium?
Where do I begin in a condo renovation?
What is the biggest DIY mistake we have seen in a Condo Renovation?
What is a “stop work order”?
How much does it cost to renovate a condo in Vancouver?
Can I convert my condo into an accessible unit?
What are factors that affect the resale value of a condo?
Can I upgrade my kitchen to induction an induction range?
Featured Condo Renovations
How Much Does it Cost to Renovate a Condo?
Cost assumptions for condo renovations will vary greatly across regions, and particularly in the metro area around Vancouver BC. There are 3 levels of cost assumptions: (1) base level; (2) medium level; and (3) high level. The figures we present below are based upon current market conditions, but note that 2020-2022 (and likely beyond) has not been “financially kind” to the design & construction industry so costs have indeed risen 10-30%. This is reflected in the figures below. This price per square foot estimate includes the cost of materials, installation, hiring a general contractor, and the design fees to produce the design, contract drawings and building permit.
Before you judge these figures consider that we recognize that it is always possible to keep your condo renovation budget around $125 to $150 per square foot; however, that will not include the services of a design professional and you will be doing a lot more work than you might have time for—or even have the skills to do.
What can add to your cost are elements you might not be aware of like additional preparation and protection of condo public spaces. Where the condo unit owner is responsible for any damage to these spaces by your trades people and other types of activity related to the renovation. There is also time coordinating the use of elevators.
*Sometimes there are previous renovations from a former owner that were not authorised by the strata council or violate municipal building codes. Returning these spaces back to their original layout can cost you, and can add time onto your project that you did not expect.
Conclusion
As you likely now understand, there will always be an initial consideration in our conversation with a client, no matter if you are planning to renovate a condo, townhouse, or co-op unit. There are many benefits to urban living and each condo unit will offer a variety of interior features and design details that you can customize. Understanding these differences can help you determine where mistakes can add to your costs, as well as plan for a better budget. The interior design of a condo can be quite specific. The next part that can be challenging for homeowners is to decide on what to do as well as the return on your investment (ROI). We encourage you to do your research, our resource might help you decide what you value the most in the investment of your condo renovation
What can you do before starting a condo renovation?
When it comes to condo renovations, there are two primary considerations for homeowners before they are ready to consider a project of this size and scope:
Timelines - When it comes to a condo renovation, our experience informs us that it always takes longer and has more complexities than a single-family dwelling. This is related to limitations such access to parking and loading bays, booking elevators, protecting common corridors and limited working hours.
Increasing costs - The standard method of calculating costs for a renovation in a condo have trended 15% to 25% higher than a single-family dwelling for the same limitations identified above. This doesn’t mean a project is impossible or cost-prohibitive, but it does consider that homeowners are not able to reside in their unit while the renovation work is occurring. Due to the smaller sized nature of condos, construction has proven to be very disruptive.
As you can see, these primary considerations could mean that the condo renovation project you are considering will need to be revised. It is better to know now ahead of a project in the planning stage as opposed to a different scenario. By following these tips, you can make the most of your condo renovation and create a space that is both beautiful and functional.
Remember to get permission, maximize space, make it functional, update the lighting, consider cost, and hire a professional interior designer for the best results. If you’d like to learn more about condo renovations, check out our featured condo renovations throughout this article as well as our additional resources provided.
Condo Renovations Series and Background
by Andrew Luketic, Studio Director at Articulated Design StudioWe hope our resource about condo renovations is helpful and extensive enough to answer most of your questions. Our Condo Renovation Series documents the features, benefits, and structural parameters that are specific to investing in condo strata or co-op properties. Articulated’s home base (where we service our clients across Canada) is the West End of Vancouver B.C., one of the most densely populated urban centres in Canada. We both understand and appreciate the unique challenges of urban living. Our extensive background in both kitchen design and small bathroom design is the key to our award winning success with condo renovations. Understanding areas worth investing in for this type of project are just as important as tight circulation planning due to the functional zones in a home.
Our biggest challenge with condo renovations is helping our clients understand the fundamental differences in the renovation of their home. There are both legal protections and functional details that differentiate this type of residential renovation from that of a detached house.
What’s our second biggest challenge? Helping clients understand that storage is the best asset we can prioritise in their renovation design of a condo unit
Articulated is known for our colourful styles and high quality construction drawings that will meet the building codes requirements of municipalities across Canada. It is a fundamental part of how we work with our clients and their chosen contractors in an integrated design approach providing independent design services. To learn more, read our article: Design 101: What is Design Build?
The most important point I would like to close with is: that all condo renovations across North America will have the same fundamental rules we discuss here in this series. The standardised construction techniques utilising reinforced concrete combined with the industry standards for Co-op and Strata Corporations to manage the legal day to day operations of a building create: fixed in place situations that an approved renovation must accommodate. We encourage our clients to always play by the rules so that their investment has long term value for their home.
Our primary goal is for you and your chosen contractor to be successful in your design journey.
If you would like to discuss the design of your condo renovation with us book a discovery call with our Creative Director, an NCIDQ certified interior designer. You can easily schedule a virtual discovery call using the link in the top right hand corner of our website in the header. We can work with you across Canada in a number of ways.
Check out our condo renovation projects throughout this resource as well as our additional insights below: