Noise complaints – a guide for condominium managers

When addressing a noise complaint from condominium residents, property and condominium managers should follow a clear, fair, and documented process to ensure compliance with building rules and maintain good resident relations. Here’s a recommended step-by-step approach:

Determine the source of the noise complaint

Condominium residents can complain about many potential noise sources. Some reasons for noise complaints are listed here, but there are many more.

Sometimes the property manager can easily identify the noise source — for example, a loud gathering or music from a specific unit. However, when the source is less obvious, such as a continuous hum, vibration, or intermittent mechanical noise, the process becomes more complex.

Determine the noise path

There are two possibilities for how the noise is transmitted from a source to the complainant:

Airborne noise path

Residents often complain about the music and speech that can be heard through partitions. Again, airborne-noise paths usually cause this.  Also, noise caused by children disturbing other residents is a common source of complaints.  This noise is most commonly airborne, but it can also be structure-borne or both. 

Structure-borne noise path

Stumping, furniture shuffling, dropped objects, mechanical noise, and construction noise are the types of noises usually transmitted by building structures, sometimes to locations distant from the noise source. Mechanical equipment noise is often structure-borne, but it could also be airborne.

Mitigation of the noise complaint and soundproofing

How to address and mitigate the noise depends on the cause of the noise and the mode of noise transmission.

1. Understand the Cause and Transmission Path

• Noise source: Identify whether it originates from:
  • Mechanical equipment (HVAC, pumps, elevators)
  • Residents (music, speech, children, parties)
  • Structural activity (footsteps, moving furniture)
• Noise transmission mode:
  • Airborne: Sound travelling through air (e.g., music, speech, TV)
  • Structure-borne: Vibration travelling through the building (e.g., footsteps, dropped objects, mechanical vibration)
  • Combination: Many complaints involve both modes.

Key point: Mitigation strategies differ depending on whether the noise is airborne, structure-borne, or both. Attempting the wrong solution can be ineffective or counterintuitive.

2. Avoid Assumptions

• Do not assume the loudest perceived noise is the source; it may be amplified by building structure or ventilation paths.
• Mechanical equipment may generate noise that propagates in unexpected ways, such as through ducts, pipes, or walls.

3. Professional Assessment

• When the source or path is unclear:
  • Engage an acoustical engineer to:
    • Identify the dominant noise source(s)
    • Measure sound levels and transmission paths
    • Recommend effective mitigation or soundproofing
• Acoustic assessment is especially important for:
  • Recurring complaints with multiple units affected
  • Structural vibration issues
  • Compliance with local building codes

4. Implement Targeted Mitigation

• Airborne noise: Insulation, wall or ceiling treatment, rugs, or soundproofing panels.
• Structure-borne noise: Vibration isolation, resilient underlays, padding, or mechanical isolation of equipment.
• Resident behaviour: Education on quiet hours, respectful volume levels, and use of carpets or mats.

5. Document and Communicate

• Keep a record of complaints, assessments, and the mitigation steps taken.
• Communicate clearly with residents about actions taken and realistic expectations.
• Reinforce community noise guidelines to prevent future issues.

The key takeaway is that noise mitigation is science-driven, not guesswork, and effective solutions rely on the accurate identification of both the source and the transmission path.

Here are a few examples of actual noise investigation case studies and descriptions of condo noise problems:

Legal aspects of condominium noise complaints

This article is written from a perspective of an acoustic engineer. Unfortunately, many noise situations are not easily solvable, and the legal onus is on the landlord or property manager to deal with them.  Here is a legal explanation.

For a complete treatment of the legal issues, check with the Condominium Authority of Ontario or contact a lawyer specializing in condominium law.

In legally contested situations, the courts demand that the property management engages an acoustic engineer to document the problem and provide recommendations for resolving it.

If your issue is complicated and requires the professional advice of an acoustic engineer, click the button below to request a no-obligation quote.

If you have questions or comments, please feel free to use the form below to submit them to the author.