There’s nothing like the free-flowing expanse of an open concept loft to challenge your design aesthetic. Though the spaciousness a loft provides is unparalleled, you’ve got to define your “zones” in creative ways to make it work.

Design experts advise that the eye should not be led in a continuous line throughout an open loft. Using furniture, lighting and accessories, you can create different living areas with subtle transitions that give the appearance of one cohesive unit. Here are some ideas:

Lighting: Different levels of glow create highs and lows in a space and help visually compartmentalize it. In the dining or office areas, you may choose lots of direct lighting, such as track or pendant. In the living or bedroom, ambient lighting with table and floor lamps can keep it mellow.

Rugs: An area rug anchors a space, making it one of the easiest and most striking ways to define a room. Choosing accessories and paint colours to tie in with it also contributes to making it fit together.

Oversize plants: One of the advantages of open-loft living is the access to sunlight. Huge plants and small trees can separate one area from another while filtering the light in interesting ways.

Screens: In some design circles it’s considered gauche to use panels in an open-concept space. However, screens with translucent panels may be an exception. They allow light to reach interior areas while offering much-coveted privacy.

Drapery: Most lofts are furnished with huge windows that owners are loathe to cover. But privacy is important. Consider shimmering or light-coloured, semi-transparent drapery that appears to melt away in the daytime. Or, install a hospital track that mounts to the ceiling and hang drapery from it to create an interior curtain around bedroom or closet areas you want to block off from public viewing.

Multi-purpose furniture: To divide space, try furniture with finished backs instead of cardboard or raw wood material. Or, remove the back from an entertainment centre to make see-through shelves. Buy coffee tables that double as storage bins, swivel chairs that can turn to face different rooms, a desk with drawers that converts to a dining table or a modern daybed that is sofa by day and guest bed by night.

For storage solutions, try cupboards with floor-to-ceiling doors and drawers on wheels.

The beauty of an open-concept living space is the limitless possibilities. Invest some time in design, shop around and you’ll have a home that truly reflects who you are.

It’s a beautiful morning. You wake up early, excited to meet your Real Estate Agent, who is going to give you the keys to the condominium unit you just purchased. It’s your first piece of real estate and you are anticipating all of the exciting things you’ll do to make this place your own.

You pick up the keys and the first thing that hits you is the fact that in 60 days you will be vacating your rental apartment and moving into your own home.

During your search for the perfect condo one of the compromises you made was the decision to purchase a unit that did not show very well, as the price was more in your range than any of the renovated units you saw. Besides, you had decided that half the fun was going to be renovating and decorating the unit in the style that was uniquely yours.

Hmm…but if I’m going to demolish the kitchen, bathroom and remove all of the old carpet, someone’s going to have to cart all the old debris downstairs to…where? What do I do with all that garbage?

Inside your unit, you stand poised in the foyer. Devoid of furniture, the flooring and walls now show the age of the unit. Feeling a little disappointed you reassure yourself. The contractor will make it all better, right?

“Hello, John, its Sue, you know Mary’s friend, the one with the condo down at Harbourfront that needs renovating. I took possession today and I was wondering when you could meet me here…what, next week? That means I lose a week and there’s only 8 weeks till I move in.” The panic starts.

“I’m on the 23rd floor. Why? Don’t you own the equipment necessary to bring the debris downstairs? Haven’t you renovated a condo unit before?”

Renovating a condo unit is definitely not the same as renovating a house. When hiring a contractor to undertake your renovation, the first thing you need to ask him/her is how many condos units they’ve renovated.

Most management companies that run condominium units require that you submit a complete and detailed document called a “Scope of Work” to the management office prior to commencing any significant renovations. This scope of work will also need to be accompanied by a set of drawings depicting and detailing any partition wall changes, plumbing, electrical and mechanical alterations. This document should be prepared by your contractor.

They will want you to guarantee that you will use licensed tradesman where required and ensure that all work is done in compliance with the Ontario Building Code. If you are doing significant electrical work, an electrical permit must to be obtained from The Electrical Safety Authority and signed off by an ESA inspector prior to drywall installation.

Most condominium management companies have rules that contractors must abide by. Rules such as when work can be done (i.e. 9 am to 5pm), booking of service elevators, how to deal with the removal of debris, where to park pick up trucks, garbage bins and how to deal with multiple trades with many vehicles. The rules can be many and they can be challenging.

These are some of the issues and challenges that exist when renovating a condominium. If you hire a General Contractor, or a sub trade, make sure that they have experience in renovating condominiums. It is crucial.

If you don’t have a contractor with this experience, call the Building Industry and Land Development Association or visit their site and click on the Renomark.ca banner on the right. You’ll be directed to a list of contractors that do. Alternatively you can call me, Mitch Moshenberg, Managing Director of Laurwill & Matthews. We are experienced condo renovators and would be glad to provide you with a free initial consultation at your convenience. I can be reached directly at 416-221-9134 or email me at mitchellm@on.aibn.com with a description of your project and I will respond immediately.

Good luck with your project.

This article was contributed by Mitch Moshenberg

Condo residents have historically had little control over the kind of environmental footprint their home leaves on the earth. With important decisions like heating, water and insulation decisions made for them, it hasn’t been easy for a condo dweller to go green.

But as the environmental movement reaches a crescendo, a number of developers are offering environmentally-friendly solutions that run the gamut from the simple to the sophisticated. Among them are the following:

Projects that:

Redesign the way the building “breathes” to deliver fresh, filtered air directly to individual dwellings and zoned common areas.

Install advanced low-flow fixtures like dual flush toilets, front-load washers, showerheads and aerated faucets that can reduce potable water consumption.

Construct buildings with double-glazed, gas-filled, air-tight windows and thermally-insulated walls.

Surprisingly, it appears that green buildings can cost as little as one to four per cent more than conventional buildings. Once built, they cost less to run, for both management and residents, and buyers can expect better resale values.

Check out the many developments that are catering to a green crowd – the environmentally-friendly possibilities are broadening every day.

Want to give your place a fresh look? Painting the walls is one of the easiest ways to personalize your home, but it can be difficult to choose the right colour. Each shade of the rainbow has its own personality. Here’s a brief rundown for each:

Black: Not a popular choice for the walls, but you may want to paint the trims and furniture black if you want to convey a feeling of formality. With a complimentary shade like white, it can create a “classy” look.

Blue or Green: Want to surround yourself with serenity and security? Choose lighter shades of blue or green for your walls. Blue is a popular colour for bathrooms and bedrooms.

Red or orange: These colours stimulate and make large rooms appear smaller.

Yellow: Another warm shade, yellow is cheery and promotes creativity. This might be a good choice for a home office or playroom.

White: Create an illusion of openness and brighten up the room with white and shades similar to white.

It’s that time of year when most of us are searching the mall and the internet for that perfect gift. Something that won’t disappoint. A pretty difficult task - especially for that person who already has it all. So how about for Christmas this year, you get something a little different? Something for the place to make it just a little cozier…

1. When we’re talking luxury, nothing else says it better than their own wine cellar and tasting room. Imagine, a collection of fine wines from around the globe, all for them! But just because they live in a condo doesn’t mean that a wine cellar is impossible. An isolated room can be constructed and a cooling system installed to achieve and maintain the perfect conditions for even the finest of wines.

2. The stairs can be so tiring. How about an elevator to make life a little easier for them? Elevators are already all the rage in those sprawling mansions in Forest Hill and Bridle Path, so why not add some extravagance to their condo, townhome or loft?

3. We all know that kitchens have become one of the focal points in the home. Impress their guests by installing a walk-in refrigerator to create the ultimate caterer’s kitchen. And to make it complete, don’t forget to add a few nifty gadgets like an espresso maker, electric martini shaker, and coffee bean roaster.

4. Sure, their building already has concierge services to serve residents. But with so many neighbours, are they really going to get the personal touch they deserve? Get them their own concierge service for the year! Personal shopping, errand doing, food ordering…whatever they want the concierge service to provide.

Condo and loft dwellers are known for their smart shopping choices. Without a lot of room to play with, well placed, high-quality furniture is essential. So where do the fashionistas of the home décor world find deals that leave enough money left over to keep you in Starbucks? Take a tour of the city and the surrounding area to scout out the best finds for your new pad. (more…)

Getting the most out of your square footage is a must in a smaller space. Here are some tips on creating the illusion of roominess while preserving precious floor space. (more…)