Maintenance and Repairs

June 5, 2025 Published by Toronto and Area Chapter - By Ryan Ricci

Flooring, Vibration and In-Suite Renovations

From the Spring 2025 issue of CCI Toronto Condovoice Magazine.

A condo board’s guide to noise prevention

Renovations are a fact of life in any condominium. While they can refresh a tired unit and increase property values, they can also be a source of friction, particularly when it comes to noise and vibration. One of the biggest culprits? Flooring. Choosing the right flooring and ensuring proper installation are crucial for minimizing disturbances to your neighbors and maintaining peaceful coexistence within your condo community.

Condo board members and property managers are often the first point of contact for noise complaints, making them key players in creating a quieter community. Understanding basic acoustic principles when making in-suite renovation decisions is essential. Proactive condo boards and managers can educate residents about building renovation rules, monitor contractors to ensure renovations meet the requirements of the governing documents, and ultimately protect the corporation from potential legal challenges.

The Quiet Question

Why do some condos thrive while others struggle with noise?

The problem is multifaceted: Poor initial building design, noisy neighbors, and residents with varying sensitivities to sound.

While you can’t control all these factors, you can control the acoustic products approved for renovations and the consistent enforcement of your building’s rules. And that’s where the real difference lies.

A shocking statistic: Many condo boards and managers unknowingly recommend and approve acoustic underlayment products that haven’t been tested for their specific building type. This highlights the critical need for informed decisionmaking.

As a condo board member or manager, you’ve likely fielded complaints about noisy renovations. Footfalls, dropped objects, and even the scraping of furniture can transmit through floors, creating unwelcome noise for those living below. These issues are often exacerbated by a lack of purposeful underlayment or the installation of hard surface flooring where softer options previously existed. Suddenly, the rhythmic thump of someone’s routine becomes a major disruption.

So, what can be done? Education and clear communication are key. Your condo association should have clear guidelines regarding flooring materials and installation procedures. These guidelines should address several areas:

Underlayment Requirement

The importance of proper underlayment cannot be overstated. A high-quality underlayment acts as an isolator and shock absorber, reducing impact noise and vibration. Specify minimum Impact Insulation Class (IIC) ratings for underlayment used beneath hard surface flooring. An IIC rating of 55+ is recommended in Canada. But wait, don’t just specify IIC or FIIC, though. Consider the floor and ceiling assembly of your building. It’s a common misconception that underlayment’s alone carry an IIC or FIIC rating. These ratings reflect the performance of the entire floor/ceiling assembly, including the structural components. While underlayment plays a vital role, its effectiveness depends on the overall construction. Therefore, simply specifying an IIC or FIIC rating for the underlayment isn’t sufficient. You need to include the building’s floor and ceiling structure and how the underlayment works within that structure.

Communication and Approval Process

Establish a clear process for homeowners to submit their renovation documents, including flooring choices and underlayment specifications. This allows the board to review the proposed materials and offer guidance before the work begins. Open communication can prevent misunderstandings and minimize future complaints. Consider creating a simple checklist or form for homeowners to complete, outlining all the necessary information.

De-escalation Tactics

Noise complaints can be stressful for everyone involved. Condo board members can play a crucial role in de-escalating these situations. Active listening is paramount – allow residents to fully express their concerns and show empathy. Maintain a calm and neutral tone, avoiding taking sides. Ask specific questions to clarify the issue and then restate it to ensure understanding. Clearly explain the process for handling complaints and outline relevant condo policies. Set realistic expectations about what can and cannot be done. Offer potential solutions, such as mediation or noise mitigation strategies. Crucially, follow up with residents and provide updates, demonstrating that you’re taking their concerns seriously. Use proven de-escalation techniques, like lowering your voice, pausing before responding, or suggesting a break if the conversation becomes heated. And, as always, document everything. If de-escalation efforts are unsuccessful, involve a third party, which might mean mediation, acoustic testing, or, if necessary, legal counsel.

Beyond the technical aspects, remember that empathy and understanding go a long way. Remind residents that renovations can be disruptive and encourage them to be considerate of their neighbors. By setting clear expectations, fostering open communication, and prioritizing acoustic performance, you can help ensure that renovations in your condo community are a positive experience for everyone. A little forethought and planning can go a long way in preserving the peace and quiet of your building.

Prevention: The Unsung Hero of Noise Control

While reactive measures like dealing with noise complaints and resolving disputes are essential, proactive prevention is the true key to a peaceful condo community. It’s often less discussed, but it’s arguably the most effective approach. Investing time and resources upfront to establish robust guidelines and educate residents can save countless headaches down the road.

When it comes to flooring and vibration, a crucial aspect of prevention is understanding the interplay between flooring choices, underlayment, and the building’s structure. As we’ve discussed, it’s a common misconception that underlayments alone carry an IIC or FIIC rating. These ratings actually reflect the performance of the entire floor/ceiling assembly, including the structural components. While underlayment plays a vital role, its effectiveness depends on the overall construction. Therefore, simply specifying an IIC rating for the underlayment isn’t sufficient. You need to consider the building’s structure and how the underlayment works within that structure.

By focusing on prevention, you shift from reacting to noise problems to proactively minimizing their occurrence. This not only creates a more peaceful living environment for all residents but also reduces the likelihood of costly and time-consuming disputes. Remember, a little investment in prevention goes a long way in preserving the peace and quiet of your condo community.

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Steven Vasconcelos is the President of The Floor Studio Inc., a national distributor of RHINO Sound Control Acoustic Underlayments. A CMRAO & CAMICBapproved educator and guest author of several condominium publications. As a certified Floor Inspector, Steven brings extensive expertise in f looring and acoustics to the condominium market. He is passionate about helping condo boards and property managers create quieter, more comfortable living environments through informed decisionmaking and best practices in flooring installation.