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BUILDING BETTER COMMUNITIES Successful Renovations Protecting your property value. By Linda Makins Interior designer Linda Makins was a presenter in a session entitled “Increasing Value” at the 6th annual ACMO/CCI Condominium Conference. She illustrated how renovations to common areas in condominium buildings can increase per-unit resale values and improve resident’ s pride in their community. The following article is based on her presentation. The condominium market is booming and does not look to be slowing down. How does an older building compete with the new hot trends on the market today? Condominium boards are faced with the dilemma of updating and renovating their buildings in order to protect their assets. Reserve funds are being dipped into and it is a struggle determining how far to go at any given time. Interior designers regularly encounter the concerns of condominium boards and property managers about these matters. The scope of work involves restoration to the common areas, including lobbies, corridors and recreational facilities – areas that help define the identity of the community. Board members and property managers often ask about the current trends in condominiums today. This can be most simply described by looking at any new condominium development currently on the market. Visiting model suites and show offices reveals a richness of finishes. There has been a return to traditional trims in baseboards, wainscoting and cornice mouldings. In the typical new development, you see finely turned ironwork and gentle colour palettes. In lobbies, there is an abundance of natural stone. In modern interiors, exotic woods are in fashion. Although maple and cherry continue to hold strong, woods with interesting grain patterns are attracting designers. Wenge, a dark brown wood without any grain, is trendy and will most likely become the trademark symbol of our times 20 years from now. Most buildings that are in need of a renovation today were the “modern” buildings of the 1980s. When new, they were shining examples of all that was exciting in design at that time. This is not to say that these buildings are not tastefully done; they have simply seen better days and need a fresh look. However, it is hard to follow the current trends because older buildings do not have the same architectural detailing as their newer counterparts. When renovating condominium buildings, a number of similar issues arise and the truth of the matter is that the scope of the renovations comes down to budget. Other than affording you a quality-finished product, a reasonable budget will allow you to hire a professional interior designer who will guide you through the process. Hiring an Interior Designer When hiring interior designers, it is important to consider all aspects of their work experience. Visiting past projects and following up on referrals is the best method of determining whether a particular individual or firm is suited to your project. Qualifications, however, must always be high on your list of priorities. It is important that board members and property managers make sure they are in fact hiring a professional interior designer. Historically, the terms “interior designer” and “interior decorator” have been used interchangeably. In 1999, Bill 122, the Titles Act, was passed. This private members bill mandated that only members of the Association of Registered Interior Designers of Ontario (ARIDO) have the right to refer to themselves as interior designers in this province. This designation conveys to the public a minimum level of competence, adherence to a professional code of ethics and a solid working knowledge of building code issues. Members of ARIDO must carry professional liability insurance at all times. When boards and condominium managers invest in professional interior design services, the designer creates a sensitive, well-thought-out solution and specifies quality materials that will stand up over time. The professional interior designer will prepare code-compliant working drawings for tender and execution by a qualified general contractor. The interior designer works with the board and property manager reviewing all tenders submitted and makes recommendations for awarding the contract. Again, a reasonable budget will allow the condominium to hire a general contractor with good workmanship. Experience has taught the interior designer the value of a smooth construction phase. Shoddy workmanship by low-bid contractors can generate unnecessary stress and added design fees to the project. Interior designers can usually walk into a building and determine its age simply by looking at the details. A condominium built in the mid-’80s, for example, most likely has a teal/plum colour scheme. The carpet has a diamond or pin-dot pattern with borders. Baseboards are likely carpet base and all the hardware is brass. The suite entry doors are solid grey, plum or blue. If the doors are wood grain, they are usually oak. The entrance lobby establishes the tone and style of a building. Again, in buildings built in the 1980s, the exterior brick generally continues into the lobby and there is an abundant use of mirrors, marble tile and brass sconces. Large planters are also commonly found. Unfortunately, often times these have been unattended. Once you have researched, interviewed and hired an interior designer, the work will begin. The interior designer must first do a very careful analysis of the existing conditions. The budget, most likely determined prior to hiring the interior designer, must now be assessed against the needs or “wish list” submitted by the board. It is always best to find out early in the project if your needs exceed your budget. This is often resolved by phasing the project over a number of years. CONTINUED ON NEXT PAGE... |
