Not all Toronto condos are created equal. Some age gracefully and develop a quiet dignity over time; others begin to unravel the moment the developer hands over the keys and never quite recover. Having seen hundreds—perhaps thousands—of suites over the decades, as an architect, a broker, and an often-amused observer of how people live, I can tell you this:
You’re not just buying a unit. You’re buying an operating philosophy, a board personality, and an ongoing maintenance culture.
And sometimes, a condo can look perfect on paper while quietly preparing to throw you into a storm of short-term rentals, deferred repairs, and politically charged condo board meetings that feel like municipal debates gone wrong.
To protect the innocent (and myself), I won’t name buildings. Instead, I’ll share the archetypes. If you’ve lived in Toronto long enough, you’ll recognize them.
Here are the 10 types of condo buildings you should think twice about before moving into — and how to spot them early.
1. The Airbnb Hotel
What it is:
A residential building in theory, but in practice, a revolving-door hotel. Long-term owners are outnumbered by travellers dragging roller bags.
The story:
Think of the balcony “chair toss” incident that made headlines. That’s the extreme end, but the daily norm is hallway luggage, late-night arrivals, mismatched fob codes, and concierge staff continually playing unofficial travel agent.
Red flags:
- High presence of the building’s address on short-term rental sites
- Constant hallway traffic with suitcases
- AGM minutes full of “guest-related disturbances”
There’s a lot to say about the Toronto condo market. Read these posts next for some (perhaps unexpected) insight:
- The Condo Reckoning: Garbage, Gold, and the Illusion of Easy Money
- Where Your Condo Fees Really Go: The Unsung Workhorse of Reserve Funds
- Is it Wrong to Like Older Condo Buildings? Or Are they Actually Better?
2. The Ghost Board
What it is:
A condo run by absentee investors who rarely set foot in the building. Decisions are made to minimize fees, not maximize quality.
The story:
Big maintenance projects get pushed “to the next budget cycle” for years. The boiler and the reserve fund both start giving off warning signs at the same time.
Red flags:
- Few (if any) resident owners serving on the board
- Same board members for many years, little turnover
- Repeated deferral of capital improvements in minutes
3. The Design Disaster
What it is:
Architectural ambition without residential understanding. Looks great on a brochure, but lives like a narrow corridor with doors.
The story:
Bedrooms with no windows, sliding glass enclosures masquerading as dens, support columns centred like sculptures in living rooms, and kitchens placed as if drawn from memory.
Red flags:
- Oddly proportioned rooms with limited furniture layout options
- More hallway than usable square footage
- Pillars in obstructive locations
From record-setting units to high-end luxury suites, read these posts next for a closer look at some notable condos in Toronto:
- What are the Record Condo Sales in Toronto?
- What are the Most Expensive Condos in Toronto?
- What are the Most Luxurious Condos in Toronto
4. The Neglected Beauty
What it is:
An older building with excellent bones and generous layouts—allowed to decline by inattention.
The story:
You walk in and think, “This could be exceptional…” But the lobby dates to 1987, and the last major improvement appears to be the removal of the dracaena plants in the 1990s.
Red flags:
- Reserve fund projections showing major repairs ahead but insufficient funding
- No recently completed major projects
- Noticeable wear in common areas
5. The Amenity Monster
What it is:
A building with a theatre, yoga studio, golf simulator, pet spa, wine-tasting lounge, and two gyms—yet oddly “competitive” maintenance fees.
The story:
In year one, life feels like living inside a hospitality concept. By year eight, the pool is cold, the treadmill is broken, and every third month fees go up to “address rising operational requirements.”
Red flags:
- Impossibly long list of amenities vs. low maintenance fees
- Reserve fund depletion from high operating expenses
- Early-age fee hikes
6. The Renter Majority
What it is:
Investor-heavy building where residents rotate as often as the street parking regulations do.
The story:
No one recognizes their neighbours. Hallway scuffs multiply. Elevator panels show signs of weekly moving-day abuse. Meanwhile, the board struggles to reach quorum.
Red flags:
- Concierge casually noting “Oh, most suites are rentals”
- Few owners attending AGMs
- Frequent complaints of noise and maintenance neglect
In my Condo Chronicles blog series, I break down the floor plans of popular Toronto condos and showcase the good, the bad, and the ugly. Read some of my Condo Chronicles here:
- Reimagining 110 Bloor Street West: Elegance, Logic, and a Touch of Drama
- The Art of Floor Plan Finesse: A Tale of Two Suites
- Reworking the Residences of 488 University Avenue
7. The Litigation Trap
What it is:
A building that always seems to be in court—with developers, contractors, owners, or occasionally itself.
The story:
Legal fees quietly appear as one of the highest line items in the annual budget. Every repair becomes an argument about liability.
Red flags:
- Status certificate mentions ongoing disputes
- Higher-than-average legal expenditures
- Increasing culture of blame and “ownership factions”
8. The Rogue Management
What it is:
Ineffective or indifferent property management. Issues remain unresolved until an official complaint is lodged, usually by the same exhausted resident.
The story:
Phone calls go unanswered. Doors stick for months. Residents start informal WhatsApp groups to bypass official communication. The board is either uninformed or overwhelmed.
Red flags:
- Out-of-date notice boards
- Poor email/phone responsiveness
- High turnover of site staff
9. The Patch, Don’t Fix
What it is:
Buildings where maintenance is cosmetic rather than corrective.
The story:
Roof resealed three times but never replaced. Concrete patched over rust. Lobby tiles continuously re-grouted rather than replaced. Special assessments arrive eventually—with velocity.
Red flags:
- Recurrent maintenance activity on the same element
- Absence of full replacement projects in status history
- Owners vaguely saying “Yes, that’s been an issue for a while”
Craving more Condo Chronicles? Here are a few more you might enjoy:
10. The Over-Controlled Condo
What it is:
The opposite of the chaotic building: a vertical fiefdom with rules covering everything from balcony planter size to which days guests may visit.
The story:
Renovation applications are reviewed like legal submissions. Residents whisper about the board as though discussing a governing regime rather than a volunteer committee.
Red flags:
- Excessively long rulebook
- Language heavy on “prohibited” and “restricted”
- Culture of compliance over quality of life
How to Evaluate a Condo Before Buying
Look beyond the suite. Consider:
In the status certificate
- % owner occupied
- Reserve fund adequacy
- Upcoming capital repairs
- History of litigation or special assessments
- Whether property management has changed often
In the building
- Are common areas well-kept?
- Do concierge and residents seem engaged or weary?
- Does the environment feel like a home or a transaction?
In conversation
- Ask subtle questions:
- “How long have most owners lived here?”
- “Has the building done any major updates recently?”
- “How responsive is management?”
In Conclusion
A well-run condo can be a joy—convenient, community-oriented, and well maintained. A poorly run building, however, can become a never-ending study in frustration, cost, and compromise.
The best buildings aren’t always the newest or the flashiest—they’re the ones with engaged ownership, transparent governance, and thoughtful stewardship.
If you’re considering buying or selling a condo property in Toronto and would benefit from someone who has watched these buildings evolve (for better and occasionally for worse) over the years, I’d be happy to chat.
Get in touch today by filling out the form on this page, calling me at 416-824-1242, or emailing me at robert@lifeofluxury.com.
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