Understanding Noise Complaints in Strata Buildings
Dear Tony: We live on the second floor of a wood-frame, four-storey condo building. Our strata council has allowed owners to install hard surface flooring in areas previously carpeted. While installations must meet soundproofing requirements, there is no evidence this has been confirmed. The change results in louder impact noise from furniture movement or dropped items. The strata council is not properly investigating our complaints, and our occupancy is continuously disturbed. — JJ
Dear JJ: Noise complaints can be challenging to evaluate. Every building is different, and residents have varying sensitivities to noise. Some buildings are well soundproofed, while others have significant defects. Noise may originate between units, from exterior mechanical equipment, adjacent elevators, or common areas like garages or main entries.
Carpeting reduces noise impact and is part of sound management, especially in sleeping areas above units. Converting to hard surface flooring is common in daily living areas, and some health conditions may require strata corporations to accommodate full conversions. It is the strata council's duty to investigate complaints. If they lack expertise or impartiality, they may need to hire an acoustic consultant to measure decibel levels and frequency of noise spikes.
Request a hearing with your strata council in writing, addressing the noise complaints and asking for a proper investigation. The hearing must occur within 28 days of your request, and they must provide a written decision within seven days. Review your strata corporation's bylaws, which often include language about quiet enjoyment, noise restrictions after 10 p.m. or before 7 a.m., and prohibitions on appliance use during certain hours. Pet noise, musical instruments, gatherings, and normal activities are part of living in a home.
Remember, when you buy into a strata, your home is not your castle. If noise levels make it impossible to reasonably enjoy your home, a tribunal application may be your next option. The Civil Resolution Tribunal (civilresolutionbc.ca) publishes strata decisions; case NWS1896 provides a thorough evaluation of noise related to flooring changes.
Tony Gioventu is executive director of the Condominium Home Owners Association. Email tony@choa.bc.ca.
