|
BUILDING BETTER COMMUNITIES Successful Renovations Protecting your property value. CONTINUED FROM PREVIOUS PAGE... Design Concepts When developing a design concept, the first things an interior designer looks for are the existing architectural elements. It is important to identify fixed elements, such as bulkheads, columns and archways that must remain and derive order from that. In a best-case scenario, the building is clean in design and updating the look is very cosmetic. Most projects involve the removal of carpet and base, new paint and light fixtures. New Carpeting: Carpet will be the most important material chosen. The fibre content, method of manufacture and ounce weight must all be taken into consideration. In recent years, solution-dyed carpets have had a surge in popularity. Previously, solution-dyed products were quite limited due to the method of manufacturing. Now, with improvements in technology, exciting products are emerging from the mills. Interior designers can now create exciting corridor designs with a product that will stand up over many years of use. Lighting: In 15- to 20-year-old buildings, the lighting probably does not meet today’s stringent standards. To ensure safety, for example, there is a minimum level of illumination required for tenant corridor lighting. Wall sconces have a maximum distance they can protrude into the corridor and compact fluorescent fixtures are now the most energy-efficient lighting solution. Suite Entry Doors: Often, the existing doors are in a very restrictive colour or a wood grain that dates the building. Replacing these doors is a huge expense. Since suite entry doors are considered fire separations, they must meet building code standards for the door itself, the closer, hardware, hinges and peephole. Replacement of suite entry doors completely changes the scope of the project. The project immediately goes from a decoration project, not requiring a permit, to a project that will require approval by the building department as well as an inspection by the fire marshal. Elevator Cabs: Sadly, most elevators are in a very sorry state. They have the highest traffic and show wear and tear badly. Nothing dates a building more than traveling on a rundown elevator. Renovating elevator cabs is often the most expensive item on a board’s wish list. Although an interior designer can make recommendations for finishes and lighting, a licensed elevator technician must perform all the work – an extremely expensive undertaking. However, renovating elevator cabs is crucial in creating a completely updated interior.  Protecting Your Investment From board member to property manager, everyone strives to make well-informed, solid decisions when spending reserve funds. For board members, these decisions are difficult because everyone must live with these choices for years to come but good decisions have a positive and lasting impact on condominium communities. Property managers have often reported that a year after a project is complete, resale values of individual units have risen. Furthermore, they are finding that because owners take more pride in their newly renovated buildings, there is also a reduction in vandalism – another obvious benefit for those hoping to build better communities. Linda Makins is a partner in the Mississauga-based interior design firm of Ma-kins+ Ladna Design. Photo captions: Updating flooring, baseboards, light fixtures and doorways can transform condominium common areas from the 1980s (left) into the 21st century (right). RETURN TO PREVIOUS PAGE... |
