Living the high life

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Renovating a condo presents unique challenges

For a mother and daughter moving to the Greater Toronto Area from overseas, making their North York condo feel like home was an important but not-so-easy feat. For starters, much of the communication with their interior designer was done virtually and over a 12-hour time difference.

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The mother was living in Hong Kong, while her daughter was studying architecture in the U.K. Their goal: to personalize their 1,200-square-foot, two-bedroom condo, says Dorothy Tsui, co-founder and creative director of Bobeche Interiors, a residential design firm based in Markham.

The pair’s wish list also included creating more functional storage solutions and converting the den into a home office that doubles as a guest room.

“Throughout the design process and the renovation, everything was communicated virtually, which was particularly challenging when trying to show materials,” Tsui says.

“At one point during the design process, they came to Toronto to attend a wedding, and we were able to meet in person for the first time, just in time for them to make final approval on the selected materials.”

BREAKFAST PANTRY

Working with an existing builder’s kitchen with limited storage, one of the bedroom closets was converted into a breakfast pantry, allowing for more storage and extra countertop for small appliances. “Pocket doors on the pantry cabinet were a space-saving solution so they don’t block the walking pathway. Pantry doors were cladded with Mont Blanc porcelain slab as a subtle and inspiring accent to the existing kitchen countertops.”

In the main living area, installing a new waffle ceiling allowed a ceiling light that was located off to the side of the room to be centred. Hidden in-wall electrical for the TV and a customized media cabinet in a walnut finish conceals unsightly wires.

The top of the media cabinet is a remnant of the porcelain slab from the pantry doors and ties the spaces together. Designer tip: wall-mounted cabinetry reveals more floor space and makes a space appear larger.

A limewash effect paint from Bauwerk in Mykonos – a pale warm greige – creates a feature wall with texture. The accent paint colour in the hallway is Benjamin Moore Tarrytown Green HC-134, a deep pine green with a slightly cool cast.

Motorized shades that operate at the same time or can be controlled separately were important because the corner unit condo has an abundance of windows. The bedrooms feature motorized drapery.

Each of the two bedrooms has its own ensuite bathroom. In the primary bedroom, a custom headboard with built-in nightstand and makeup table creates a less cluttered look than freestanding furniture, while mounted wall sconces free up tabletop space.

The room is painted in Benjamin Moore Foggy Morning 2106-70, an almost neutral with a touch of blush. Wallpaper adds texture and visual interest.

MID-MODERN STYLE

The daughter requested a limewash painted wall in her bedroom to create Old World charm. The mother and daughter also favour a mid-modern furniture style and warm walnut tones.

“They had very specific preferences because they were bringing in some meaningful décor and antiques from family and friends and we had to find a spot for them all, such as a wooden cuckoo clock purchased from travel.”

The home office/guest room features built-in cabinetry with integrated lighting for collectible displays, desk space and on-wall and in-cabinet wire organization for the TV and media devices. The space also features a small wardrobe and sleeper sofa for overnight guests.

Designer tip: choosing the same style chairs in the home office and makeup table in the primary bedroom as the ones in the dining room gives the owners two additional chairs for a cohesive look when entertaining.

It took four months to complete the project, with usual condo requirements adding another layer to organization and planning. “Renovating a condo comes with a unique set of challenges compared to a house,” Tsui says.

CONDO RULES

For starters, condos are governed by homeowners’ associations (HOAs) that enforce strict rules on renovations. “You may need approval for changes, especially structural modifications, flooring, plumbing and electrical work,” she says. “Noise restrictions and work hour limitations can slow down the reno process.”

Limited structural changes are another challenge. “Many condos have load-bearing walls that cannot be removed or modified. Ceiling height changes, relocating plumbing or moving HVAC systems may not be possible,” says Tsui. “Many condos share plumbing, HVAC, and electrical systems, making upgrades more complicated. Shutting off water or electricity for renovations might require approval and scheduling with building management.”

Building access can be yet another obstacle, as coordinating deliveries and contractor access can be challenging due to elevator use restrictions. Parking for workers and material storage is often limited. “Also, garbage disposal is often challenging as there’s no space for construction garbage bins and disposal in condo garbage bins is prohibited.”

In addition to municipal permits, a condo owner may need additional approvals from the condo board or HOA. Finally, renovating a condo may limit design planning and material choices, as countertops and other materials must be designed and made so they can fit into the elevator.

Despite challenges, the renovation didn’t disappointment. “They were really happy with how we were able to personalize and bring in much more storage and function along with adding more overall warmth,” Tsui says. “Their favourite: the breakfast pantry, something they use every day.