When addressing a noise complaint by condominium residents, property and condominium managers should follow these steps:
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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 easily identifies the noise source, but often it is more complicated. The only sure way of confirming that mechanical equipment is the source of the noise is by turning it off and on and listening for the absence or presence of the noise. Usually, the property manager or an acoustical engineer can do this troubleshooting.
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. Again, 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. Property managers must understand the way of the noise transmission before undertaking mitigation. The solution is often not obvious, and sometimes it is counterintuitive. An acoustic engineer is best qualified to identify the noise source and recommend remediation steps or soundproofing.
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.
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