Professional Documents
Culture Documents
The term apartment building refers to a multi-storey building that is primarily residential
and that has individual residential units (apartments), on all or most floors. In certain
locations such as town and metro centers it is not uncommon for apartment buildings to
have commercial uses on the ground and/ or lower floors.
It is a self-contained housing unit (a type of residential real estate) that occupies only
part of a building. Such a building may be called an apartment building, apartment
house (in American English), block of flats, tower block, high-rise or, occasionally
mansion block (in British English), especially if it consists of many apartments for rent.
In Scotland it is often called a tenement, which has a pejorative connotation elsewhere.
Apartments may be owned by an owner/occupier by leasehold tenure or rented by
tenants (two types of housing tenure).
The term apartment is favored in North America (although flat is used in the case of a
unit which is part of a house containing two or three units, typically one to a floor) and
also is the preferred term in Ireland. The term flat is commonly, but not exclusively, used
in the United Kingdom, Singapore, Hong Kong and most Commonwealth nations.
In Malaysian English, flat often denotes a housing block of lesser quality meant for
lower-income groups, while apartment is more generic and may also include luxury
condominiums. This usage has also been appearing in British English where apartment
is used to denote expensive 'flats' in exclusive and expensive residential areas in, for
example, parts of London such as Belgravia and Hampstead.
In Australian English, the term flat was traditionally used, but the term apartment is also
frequently used, as is "unit," short for "home unit".
Tenement law refers to the feudal basis of permanent property such as land or rents. It
may be found combined as in "Messuage or Tenement" to encompass all the land,
buildings and other assets of a property.
Apartment is a term that is usually applied to a unit in a building that is rented. While a
purchased apartment can legally be called a condo many apartments for sale do not fit
Building height
The height of a building in relation to its overall configuration or massing is one of the
more significant factors in determining the impact a building will have on its surrounding
environment.
From a design perspective, it is important to ensure that height and massing are
considered together to arrive at a high quality, well proportioned building form.
When deciding on building height consider:
The immediate streetscape character, particularly consistency of skyline and the need
for punctuation and accent;
The potential effect of overshadowing adjacent public space and neighboring properties
The configuration of any taller elements in relation to street edge and ground level. A
podium may be used in conjunction with a taller element to ensure consistency at
ground.
Building massing
Building massing refers to the overall configuration of the building. The way a building is
arranged on its site is particularly important for larger buildings. The following should be
considered in relation to building massing:
site size, geometry, topography and configuration in relation to adjacent streets or open
space. Think about the orientation of the principal mass of the building
Dividing a large form into several linked smaller forms to minimize visual impact
Organizing the building's mass to express different vertical elements (e.g. a 'base' and a
'top')
Using horizontal emphasis on a tall building and vertical emphasis on wide buildings to
balance the overall size
the relation of the front faade and skyline to the street edge, to achieve a
consistent streetscape
avoid significant and visually jarring contrast between the scale of the proposed
apartment building and any adjacent buildings. Set back, step or provide
transitional volumes where necessary.
use transitional volumes to help integrate a development where the adjacent built
environment is of a lesser scale.
where the building is at the street edge, set back the upper floors or use a
podium to prevent visual dominance at the street edge.
divide the overall massing to avoid or break up overly large forms. Where
appropriate, a large building should be able to be read as a series of discrete
forms. This reduces visual dominance, creates interest and may help users to
Create variation along the faade of long buildings, potentially stepping volumes
forwards or backwards, to create visual rhythm and interest.
The design of taller and larger buildings should maximize access to daylight and
sunlight for the apartments and outdoor spaces.
Large, tall buildings typically become landmarks in their environments. These
visually conspicuous developments should be designed to a high architectural
standard and possess a "landmark quality". Where the building form is tall and
slim its architecture should possess a quality of elegance.
Building Depth
Design Outcomes
The building provides a good level of amenity for building occupants in terms of sun
access, daylight, natural ventilation and privacy.
There is an appropriate building depth for the intended apartment type (e.g. double
An atrium is an excellent way to bring light and air into a deeper building plan. If
carefully designed, these can form a positive part of the development.The optimum
depth of an apartment building should be established in conjunction with determining
whether the sites, and therefore the building, are best suited to single or double-aspect
apartments, and with the particular design and layout of the apartments.
Building Setbacks (Yards)
Design Outcome
The building responds positively to the immediate context and street environment, and
uses the existing or desired character to inform the design of the building.
On sites that have commercial ground floors a 'zero' setback is often prescribed. This
maintains a strong street edge and provides a direct relationship between the
commercial ground floor uses, which are often shops, and the street.
Side and rear setbacks provide privacy and daylight for occupants and the residents of
adjacent buildings. They may also help to reinforce street character in areas that are
characterized by setbacks.
Front yard setbacks
The front yard setback should establish or reinforce the desired streetscape character,
particularly the general height-to-width ratio of the area, or where an existing landscape
character is to be maintained.The setback also helps to define the qualities of the street
edge. It can achieve variation or punctuation in the streetscape by altering the setback
at specific locations (e.g. at junctions or open spaces), or simply to break up a
monotonous street edge. It is important that the setback forms a continuous positive
edge to the street that responds to the buildings on each side.The space between the
building and the street becomes a transitional space between the public street and the
private building. The design should therefore clearly differentiate between public and
private space. Where no front yard setback is required:
Ensure any setback enhances the streetscape by providing a high quality open
space or maintaining an existing pattern of setbacks along the street
Ensure the setback supports the intended development use and location (e.g.
town centers and business zones will require zero setback);
Any setback should match that of existing developments. Where some variation
is desired, offset the building frontage by a small amount from its neighbors.
Where buildings are built up to the street edge, generally in commercial (shopping)
streets, and where no podium is provided, upper level setbacks should be used to
maintain a human scale (three to four stories) along the street. This prevents taller
buildings appearing oppressive or dominant.
Side yard setbacks
The side yard serves several important functions. It:
Provides a transition space between different buildings, particularly if they are different
heights. This helps to prevent the dominance of larger buildings over smaller ones.
The setback can also continue or create a pattern of development that positively defines
the streetscape. The spaces between buildings must be designed to be organized and
coherent, and not determined by what is left over around the building form.
Rear yard setbacks
The back to back distance between buildings should maximize sunlight, privacy and
the amount of usable open space. A large rear setback also allows for more planting,
including mature trees.
Entrances establish a desirable and strong residential identity for the development,
which contributes positively to the streetscape and integrate into the overall building
facade design.
The entry is a functional, accessible, safe area with good shelter and lighting.
Sustainable Building
Energy Efficiency
Design Outcomes
The design of the building reduces the consumption of potable (drinkable) water, the
quantity of urban storm water run-off and to increase reuse of wastewater and storm
water on-site.
Space
Apartment Layout
Design Outcomes
enough space to
apartments. Layouts
effective
variety of
Allowing enough space for standard sized beds, circulation and storage in the
bedrooms.
Providing enough room for all members of the household to sit down to the dinner
table together.
Providing enough room in the living room for all the residents to sit and watch
television.
Providing a deck large enough for the occupants to sit outside together around a
table.
Allowing sufficient circulation space for ease of movement between all the rooms.
Furniture should not have to be moved to gain access or for residents to pass from
one space to another.
Providing enough storage for the full range of day-to-day items.
Ensure that apartment developments cater for families and other larger household
groups. Provide good levels of amenity both inside and outside for larger groups and
children.
The ground floor apartments in a development maximize the opportunity to provide for a
range of lifestyle options, particularly families with children and people with limited
mobility.
Apartment Space
Design Outcomes
Where the parking space forms part of the dwelling access it shall allow a person to
open their car doors fully and easily move around the vehicle.
Occupants can easily and safely access the individual dwelling entrance.
Occupants can easily and safely enter and exit the apartment building.
Facilitating comfortable and unimpeded movement between spaces.
Light switches are located at heights that are easy to reach for all occupants.
Power points are located at heights that are easy to reach for all occupants.
Window controls and sills are installed at a height that enables home occupants to
operate the window and view the outdoor space from either a seated or standing
position.
Occupants are able to easily and independently open and close doors.
Occupants are able to easily and independently use plumbing controls.
A smoke alarm system is installed.
Bed space and bedrooms support ease of movement around the bed by occupants.
The laundry space is designed to support ease of movement and ease of use of laundry
appliances and storage space.
The kitchen space is designed to support ease of movement between fixed benches
and ease of use of appliances and storage space.
The primary living level has a toilet to support easy and independent use for occupants
and visitors.
The primary living level has a bathroom with a shower that supports easy and
independent use for all occupants and visitors.
Enable access to multi-storey dwellings above or below the
Entrance level now or in the future.
Where installed, stairways are designed to reduce the likelihood of injury.
Understanding the
relationships between these
elements and testing different
options for the site are crucial to
a successful design. Good apartment
developments will successfully combine form, access and unit types, however, different
combinations have different advantages and disadvantages, so there will be trade-offs
between different objectives to get the best outcome.
The building will also be informed by a context analysis at a site and neighborhood
scale. Factors such site topography, natural features, sun penetration, prevailing wind,
access, existing structures on adjacent sites and views will help determine the most
appropriate form and massing for an apartment development. For more on site and
neighborhood context analysis, see the Site Design and Design Statement sections of
the Auckland Design Manual. For statutory building and planning controls, refer to the
Unitary Plan.
Some buildings can be characterized as mixed use buildings, meaning part of the
building is for commercial, business, or office use, usually on the first floor or first couple
of floors, and there are one or more apartments in the rest of the building, usually on the
upper floors.
To create a quality apartment development, the site design and placement of the
apartment building should be completed together. This approach will lead to a coherent
residential place with good quality buildings and open spaces, and with a consistent
character and distinctive identity.
protect these.Protect
and use
existing mature trees or bush, particularly natives, as features for the
development. This is an effective way of integrating the new development into its
existing environment. Improve the ecology and habitat of the site by integrating
this into the development. This could include:
As part of the site analysis, consider storm water issues like flow paths, gullies,
streams, floodplains and the position of the site in the wider storm water
catchment.
Design for the topography
Design outcomes
The design proposal maintains the important natural features within the site.
The building and site design respond to the landform; minimizing the extent of
earthworks.
Retaining elements are carefully integrated as a part of the design.
The building works with the existing topography to maximize views, privacy and
other site opportunities.
Avoiding straight vertical or horizontal planes that stand out when looking at the
site.
Including space for planting and vegetation to soften the view of large scale
engineering structures.
Making storm water ponds appear like natural bodies of water, not artificial
boxes with straight sides.
Balance cuts into the land with fills, instead of using cuts or fills alone.
Incorporate retaining as part of the overall building or landscaping proposal.
Design the building for up-slope and down-slope conditions relative to the street by:
Carefully locating the building entry and car parking access, while creating a street
presence.
Minimizing the setback to achieve a close relationship between the building and street
edge. The setback of the building from the back edge of the footpath determines the
extent of earthworks, the position of the entry level building platform and the length or
cut of any vehicular drive.
Use parts of the slope for the open spaces associated with the development,
incorporating it as terracing. Create flat outdoor spaces around the building. Battering
(creating a consistent slope) across the whole site creates unusable spaces.
Utilize the slope for undercroft (undercut) or basement car parking wherever possible.
Capture special views or outlooks.
Built environment
Design outcomes
The development supports and enhances route, street and open space
connections.
The context of the surrounding built environment is a key driver for apartment site
planning. Therefore it is important to understand and analyze the elements that
make up this context, including the movement network, urban structure, use and
activity of the area, and the built form of the buildings and spaces. It is also
important to understand the needs and expectations of the community, to ensure
opportunities are not missed.
Built form
Analyse the existing and historical development patterns and surrounding architecture to
determine whether there are appropriate cues or narratives for the new development
(Whakapapa).Ensure that the main bulk of the development is carefully located to
integrate with open spaces, views and outlook. Design buffers (vegetation or fencing)
between different sites to protect the amenity of existing developments.
Movement framework
Reinforce existing movement patterns, such as pedestrian desire lines and direct and
convenient vehicle routes, and introduce new connections and route choices.Increase
the degree of connectivity and number of route choices for all users (vehicles, cyclists
and pedestrians) both to the site and within it, as development density increases.Use
the development to enhance the legibility of the streets and public spaces.Use and
activity:Consider the type of open space and recreational activities that will benefit future
residents the most.Try to physically connect or expand existing open space networks
where possible, instead of creating similar open spaces to those that already exist.
Community
Provide a mix of tenure and type to meet the housing needs of the community.Design
the development to capitalize on important views from the site, and also views or
connections from the wider neighborhood onto the site.
The development has a clear network of routes and spaces within the site that
are shaped by the creation of a strong building/townscape relationship and clear
definition of public, private and communal space.
The buildings are located to contribute to a positive streetscape character with
building frontages and entries onto the street.
The design responds positively to the existing conditions of the site, such as
views, orientation, existing natural features and surrounding buildings.
The building placement on site demonstrates a clear public front and private
back relationship.
There is a good standard of visual and acoustic privacy, inside the apartment
and for the private open spaces (ground floor courtyards or above-ground
balconies).
The building minimises overshadowing of private or communal outdoor spaces
of adjacent properties, including potential future development.
The spaces between buildings support the desired area character (including
density, building typology, open space provision, landscape planting, parking
/access).
Site access
Design Outcomes
All access points to the site are located and designed to integrate effectively with the
street or movement network beyond the site.
Design outcomes
The design of the frontage responds to the context of the wider street.
The apartment building and any associated private spaces on the street front
(e.g. a privacy strip or setback) are located next to the street boundary.
The building entrance is welcoming, safe and clearly visible from the street.
The space or spaces between the building and the street are designed as an
integral part of the overall design.
Boundary treatments
Design outcomes
The apartment development is safe and secure for residents and visitors, and is
perceived as such.
The apartment development contributes to the safety of the surrounding public space.
Outdoor spaces
The design of the outdoor space is as important as the building. It helps to meet
peoples fundamental expectation to be able to enjoy the outside environment. The
arrangement and quality of the spaces will have a significant impact on residents and
neighbors.
Good design is about getting the maximum value and enjoyment from these spaces,
and designing them for a wide range of uses. As sites get smaller, the quality of outdoor
spaces is even more important.
Well-designed outdoor spaces significantly enhance apartment developments, are
highly valued by residents and should be provided for all dwelling.
Outdoor space mitigates the effects of living in smaller dwellings and improves the
overall livability of a development. Outdoor spaces provide areas for children and young
people to play, and help to foster a sense of identity amongst residents.
Outdoor space may be public (accessible to members of the general public), communal
(shared by residents) or private (associated with a single apartment for the exclusive
use of the occupants).
This section provides guidance on the design of outdoor spaces, and the functions and
qualities they should have. This section provides guidance on the design of outdoor
spaces, and the functions and qualities they should have.
All apartments have usable private open space (for dining, clothes drying etc.).
Balconies and terraces are well designed, have adequate levels of privacy and
are responsive to the environment.
Balconies and terraces are integrated into the overall architectural form and detail
of the building.
Ensure that balconies and terraces contribute to the safety and liveliness of the
street by creating opportunity for natural surveillance.
Service Areas
Design outcomes
Service areas are well located in relation to street access and scheme design.
The service areas are well designed and located for ease of use, encourage
waste minimization and facilitate composting.
Car parking
How parking is accessed, arranged and its impact on the street and public spaces are
major considerations when designing an apartment building, and parking is often one of
the first aspects of the development to be considered. Parking requires careful
consideration to ensure it is integrated into the overall design of the building, has a good
relationship with the street, and is functional, attractive and safe. This section provides
detailed design guidance on vehicle and pedestrian access and car parking, and gives
The location and design of the site access enhances the apartment development,
integrates with the desired character of the street and is convenient, safe and
pedestrian and cycle-friendly.
The location, type and design of vehicle access points to a development will have
a significant impact on the streetscape, site layout and the building facade
design. Vehicle access should be integrated with site planning early in the design
process to avoid conflicts with streetscape requirements and traffic patterns, and
to minimise potential conflicts between pedestrians, cars and cyclists.
Vehicle access must address vehicles of all types, including cars, service, and
emergency vehicles. Solutions that include shared surface approaches may be
appropriate to improve amenity value, pedestrian priority and efficiency of space.
Improve the appearance of car parking and service vehicle entries by: visually
screening rubbish collection areas and loading and servicing areas from the street
recessing car park entries from the main facade line avoiding black holes in the facade
by providing security doors to car park entries. Car park doors are an important part of
the faade and, if visible, should be integrated into the overall design, use high quality
materials and finishes and make a positive contribution to the overall design of the
building. where doors are not provided, ensuring that the visible interior of the car park
is incorporated into the faade design, and that the visual impact of building services
(i.e. pipes and ducts) are considered considering the visual impact of the car park entry
recess when it is viewed from the street. The design of the entry can be improved
through the use of landscaping and screening
On narrow sites or frontages, the access way itself will form a significant part of the
landscaping at the street edge. The design should use a range of high quality, low
maintenance materials that integrate with the design of the street and the overall
landscape plan for the developmentWhere a shared space access way is proposed
(i.e. the driveway is shared by pedestrians and cars), pedestrian safety and amenity
should take priority over cars. Ensure he space should read as a place for people first,
and cars second by: providing a range of high quality, low maintenance materials using
landscaping and surface treatment to reduce car speeds avoiding speed bumps and
using other measures such as changes of direction, cobbles, rumble strips or raised
speed tables to keep speed low.
Car Parking
Design Outcomes
The building successfully integrates car parking location and design into the
design of the apartment building, the overall site design, and the design of the
street.
The building maximises the opportunities for active use of street frontages (i.e.
not for vehicle access).
The development provides appropriate car parking without compromising street
character, landscape quality or pedestrian amenity and safety.
Car parking can have a significant impact on the quality of the entire residential
development, particularly on the appearance and amenity of open spaces. Poorly
arranged parking can overwhelm the best design intentions.
How parking is accommodated should be considered within the local context and
with residents expectations for a quality environment. The amount of parking
should be influenced by the proximity to public transport facilities, services and
recreational facilities.
In general below ground or other forms of parking should be considered before
surface parking.
Buildings should provide active street frontages and contribute positively to the street.
Car parking should never face directly onto the street and should be either: above the
street (above the first two stories) behind the street below the street.Ensure that the
design of the development mitigates any negative impact from parking on the
streetscape and street amenity by: avoiding exposed parking on the street frontage
wrapping the car parks with other uses such as retail or apartments along street edges
concealing car parking behind the building facade, and ensuring wall openings are
designed with respect to the scale and detailing of the facade.Avoid blank street edges
where multi-storey and undercroft parking at ground level is proposed.Within communal
parking areas, locate wheelchair user parking bays at apartment building entrances or
access cores.
surface parking areas should be behind the faade of the building, and preferably
behind the building itself. Any parking visible from the street should be screened
and landscaped.Incorporate parking into the landscape design of the site by:
o using a range of high quality materials for the surface treatment to break up the
overall mass of the parking area. The change in surfaces should be used to
delineate different areas. Consider using permeable paving to reduce stormwater
o using landscaping between rows of cars and between parking bays, include
canopy and shade planting
o ensuring routes for pedestrian movement are clearly visible and shown through
pavement and landscape treatment.
using a range of high quality materials for the surface treatment to break up the
overall mass of the parking area. The change in surfaces should be used to
delineate different areas. Consider using permeable paving to reduce stormwater
using landscaping between rows of cars and between parking bays, include
canopy and shade planting
ensuring routes for pedestrian movement are clearly visible and shown through
pavement and landscape treatment.
any use of carports is carefully considered, and does not block views into the
parking area
there is a logical and clear path to the building entries pedestrian accessways
are well lit.Consider the location of any bins or refuse stores. These should be
convenient to the main access point to the car park and convenient to the
occupants of the building, but removed from the building entries and away from
any private or communal open space. Bin areas should be screened, covered
and should include a hose point.
The number of external walls that have views to the outside (single aspect, double
aspect, or corner aspect).
Single aspect apartments have three closed sides (except for the entrance) and are
typically used with a double-loaded (central) corridor access arrangement.
They can be a good option for hillside housing or when there is an undesirable site
condition to one side. They can also be used for a double-loaded corridor building that
runs north-south, so that all apartments receive either morning or afternoon sun.
Placing double aspect (open-ended) units side by side is a common form of arranging
individual apartments within a building. It has the advantage of being able to repeat
apartments while also maintaining the maximum amount of external facade.There are
many organizational options but if the apartment is too deep, achieving adequate
natural light to the center of the apartment can be difficult.
Double aspect apartments can be accessed off an external access way, from an internal
atrium, from vertical shared access or a combination of these. With such a layout a
better level of amenity is provided if the apartment has the entrance or the kitchen
adjacent to the semi-external or external walkway. A bedroom in this location will require
careful design to ensure adequate levels of privacy, ventilation and quietness. Habitable
room windows should never open into or access an internal corridor.
Corner apartments should take advantage of their potential for dual aspect and
increased views, sunlight and daylight.A premium would normally be charged for corner
aspect apartments over the single aspect apartments; and it is a common type for high-
STUDIO: one room with a full bathroom and a kitchen. It may have an alcove for
dressing or dining.
The smallest self-contained apartments, are referred to as studio, efficiency or bachelor
apartments in the US, or (studio flat in the UK). These usually consist of a large single
main room which acts as the living, dining room and bedroom combined and usually
also includes kitchen facilities, with a separate smaller bathroom. A bedsit is a UK
variant on single room accommodation, which involves bathroom facilities shared with
other bedsits.
Moving up from the bachelors/efficiencies are one-bedroom apartments, in which one
bedroom is separate from the rest of the apartment. Then there are two-bedroom, threebedroom, etc. apartments (Apartments with more than three bedrooms are rare). Small
apartments often have only one entrance.
Large apartments often have two entrances, perhaps a door in the front and another in
the back. Depending on the building design, the entrance doors may be directly to the
outside or to a common area inside, such as a hallway.
CONVERTIBLE STUDIO: a studio plus. This could be a studio large enough to be able
to create a walled-off space for sleeping.
ALCOVE STUDIO: an alcove is defined as an area no more than one hundred square
feet located off of the living space. It's sometimes referred to as a half room. Depending
on its size and location, it could be walled off to create a sleeping alcove or a dining
alcove. An alcove studio is a one-room studio with an alcove (often L-shaped) that can
be used as a sleeping area.
LOFT: one large room, usually located in a building that was converted from commercial
to residential, with really high ceilings and windows. A loft can present with anything
from a studio to three bedrooms, although this is usually specified at the outset.
JUNIOR 4: a one-bedroom apartment with a separate dining room or small room. It's
called a junior 4 because it features four rooms: a bedroom, a kitchen, a living room,
and an extra small room.
TWO-BEDROOM: also known as a real two-bedroom, this has two actual bedrooms, a
common living space, and a kitchen which might be separate.
WING TWO-BEDROOM: this style of apartment has two bedrooms joined by a small
common space, such as a kitchen, but not much more insofar as living space is
concerned.
DUPLEX OR TRIPLEX: apartments with two or three levels, respectively. The levels
may be unique in that the second or third level is for sleeping only, or they may feature
actual floors with bathrooms on each level.
GARDEN APARTMENT: this is an apartment with access to a garden. If you have one
of these, you'll have lots of visitors in the summer. The term can also mean a basement
level apartment. Because the apartment is partially below ground, windows will be
higher up on the walls. Before visiting the apartment, verify what is meant by garden
apartment.
The term garden apartment is variously defined, following regional practices.
In some locales, a garden apartment complex consists of low-rise apartment buildings
built with landscaped grounds surrounding them. The apartment buildings are often
arranged around courtyards that are open at one end. Such a garden apartment shares
some characteristics of a townhouse: each apartment has its own building entrance, or
shares that entrance via a staircase and lobby that adjoins other units immediately
above and/or below it. Unlike a townhouse, each apartment occupies only one level.
Such garden apartment buildings are almost never more than three stories high, since
they typically don't have elevators/lifts. However, the first "garden apartment" buildings
in New York, USA, built in the early 1900s, were constructed five stories high. Some
garden apartment buildings place a one-car garage under each apartment. The interior
grounds are often landscaped.
In other locales, a "garden apartment" is a unit built at or below grade or at ground level.
[4] The implication is that there is a view or direct access to a garden from the
apartment, but this is not necessarily the case.
In most west coast cities in United States, due to the need for resisting earthquakes at a
low building cost, these low rise apartments are mostly built of wooden frames with thin
plaster-board based exterior and interior dry walls, despite that they can be up to 3 to 4
levels.
SECONDARY SUITE: When part of a house is converted for the ostensible use of a
landlord's family member, the unit may be known as an in-law apartment or granny flat,
though these (sometimes illegally) created units are often occupied by ordinary renters
rather than family members. In Canada these suites are commonly located in the
basements of houses and are therefore normally called basement suites or "mother-inlaw suites."
MAISONETTE: Maisonette (from the French maisonnette, meaning "little house")
typically refers to larger apartments spreading across two or more floors of an
apartment building connected by staircases within the maisonette.
In the UK, the term "maisonette" may be used to distinguish dwellings, which have their
own entrance independent from the rest of a multi-storey block, and are located above a
shop or other retail establishment. This is different to flats which are usually reached
through shared entrance doors, stairs or corridors. This definition of maisonette includes
smaller maisonettes occupying a single floor of a block, including designs also known as
Cottage flats and Tyneside flats
TWO-STOREY FLAT: In Milwaukee vernacular architecture, a Polish flat is an existing
small house or cottage that has been lifted up to accommodate the creation of a new
basement floor housing a separate apartment, then set down again; thus becoming a
modest two-storey flat.
COMMUNAL APARTMENT: In Russia, a communal apartment is a room with a shared
kitchen and bath. A typical arrangement is a cluster of five or so room-apartments with a
common kitchen and bathroom and separate front doors, occupying a floor in a preRevolutionary mansion. Traditionally a room is owned by the government and assigned
to a family on a semi-permanent basis.
FACILITIES: Apartments may be available for rent furnished with furniture or
unfurnished into which a tenant moves in with their own furniture. Serviced apartments,
intended to be convenient for shorter stays, include soft furnishings and kitchen utensils,
and maid service.
Laundry facilities may be found in a common area accessible to all the tenants in the
building, or each apartment may have its own facilities. Depending on when the building
was built and the design of the building, utilities such as water, heating, and electricity
may be common for all the apartments in the building or separate for each apartment
and billed separately to each tenant (however, many areas in the US have ruled it illegal
to split a water bill among all the tenants, especially if a pool is on the premises). Outlets
for connection to telephones are typically included in apartments. Telephone service is
optional and is practically always billed separately from the rent payments. Cable
television and similar amenities are extra also. Parking space(s), air conditioner, and
extra storage space may or may not be included with an apartment. Rental leases often
limit the maximum number of people who can reside in each apartment. On or around
the ground floor of the apartment building, a series of mailboxes are typically kept in a
location accessible to the public and, thus, to the mail carrier too. Every unit typically
gets its own mailbox with individual keys to it. Some very large apartment buildings with
a full-time staff may take mail from the mailman and provide mail-sorting service. Near
the mailboxes or some other location accessible by outsiders, there may be a buzzer
(equivalent to a doorbell) for each individual unit. In smaller apartment buildings such as
two- or three-flats, or even four-flats, rubbish is often disposed of in trash containers
similar to those used at houses. In larger buildings, rubbish is often collected in a
common trash bin or dumpster. For cleanliness or minimizing noise, many lessors will
place restrictions on tenants regarding keeping pets in an apartment.
referred to as "strata title." In Quebec, the term "divided co-property" (French: proprit
divis) is used, although the colloquial name remains "condominium." In France, the
equivalent is called coproprit (co-ownership), usually managed by the syndic. In
Hispanic regions, the traditional term propiedad horizontal is retained since horizon in
this case signifies "defined." In South Africa, this form of ownership is called "sectional
title."
Defining the Apartment
Apartment is a term that is usually applied to a unit in a building that is rented. While a
purchased apartment can legally be called a condo many apartments for sale do not fit
the traditional idea of condo ownership.
Instead, condos usually refer to units that are within a shared community while
apartment owners reside in a building that also has apartments for rent or which does
not have any type of owners association or extra services provided to tenants or
owners.
The difference between a "condominium" and an "apartment" complex is purely legal.
There is no way to differentiate a condominium from an apartment simply by looking at
or visiting the building. What defines a condominium is the form of ownership. The same
building developed as a condominium (and sold in individual units to different owners)
could actually be built at another location as an apartment building (the developers
would retain ownership and rent individual units to different tenants). As a practical
matter, builders tend to build condominiums to higher quality standards than apartment
complexes because of the differences between the rental and sale markets.
Technically, a condominium is a collection of individual home units and common areas
along with the land upon which they sit. Individual home ownership within a
condominium is construed as ownership of only the air space confining the boundaries
of the home (Anglo-Saxon law systems; different elsewhere). The boundaries of that
space are specified by a legal document known as a Declaration, filed on record with
the local governing authority. Typically, these boundaries will include the wall
surrounding a condo, allowing the homeowner to make some interior modifications
without impacting the common area. A corporation established at the time of the
condominiums creation holds anything outside this boundary in an undivided ownership
interest. The corporation holds this property in trust on behalf of the homeowners as a
group-it may not have ownership itself.
ADVANTAGE-DISADVANTAGE
Equity
One of the biggest advantages of owning a condominium is building equity each month
as a property owner. Although condos appreciate at a slower rate than single-family
homes, you'll still build equity 100 percent faster than if you were renting an apartment,
since renters can't build equity at all in property they don't own. As a condo owner, you
can leverage equity in the future to purchase additional property, make improvements to
your condo or add to your overall net worth.
Monthly Cost
As a renter, your monthly costs may not be very different from that of a condo owner so
there are no clear advantages or disadvantages. Renters pay insurance, utilities, phone
service, cable and internet, if you choose to have them. As a condo owner, you'll be
required to pay your monthly mortgage and condo association fees, which may include
your utility costs and extras like cable, which you will have to pay whether you use it or
not. If you enjoy controlling your own costs, living in a condo could be a disadvantage to
you. But if your goal is reducing your monthly housing costs, and association fees and a
mortgage are less than what you would pay as a renter, then owning a condo would be
a definite advantage.
Maintenance
As condo owner, you won't have to perform any outside exterior building maintenance or
landscaping. As a renter, you wouldn't be required to do so either unless it's specified in
your lease. As a renter, however, you would have an added advantage since you
wouldn't be responsible for your unit's interior maintenance either. Condo owners do pay
for their own inside maintenance, whether it be a leaky faucet, plumbing or appliance
repairs.
Upfront Cost
To buy a condo, you will have to secure financing, unless you plan to make a cash offer.
In addition to your down payment, you will also have to come up with closing costs. The
significant upfront costs are a disadvantage in comparison to getting an apartment,
which typically requires a security deposit and the first month's rent.
Length
Perhaps the biggest disadvantage of condo ownership compared to renting an
apartment is moving. Since you can't just walk away from your mortgage if you have to
leave the area, you'll have to decide if you will sell or rent your condo. But your condo
association may not permit renting to tenants, and your mortgage may contain
restrictions on renting the property. If you're looking for a short-term living arrangement,
leasing an apartment is a definite advantage over buying a condo, and offers more
flexibility.
in crowded urban centers like New York City or San Francisco. In the Big Apple, for
instance, apartment statistics show that 60% of households only house one or two
residents, making this the perfect place for single-dweller, less-expensive living spaces
to gain in popularity.
The impressive thing about these units is all that they pack into an admittedly tiny space.
Micro apartment living doesnt mean you miss out on amenities. Many units include 9foot ceilings, a washer/dryer, and multipurpose storage that often converts into a
sleeping space. Though films like Wanderlust may poke fun at the micro trend, the
benefits to certain renters may be no joke. Be on the lookout for more traditional studio
and one-bedroom apartment offerings in 2013, as well.
Social situations
The Gen Y generation makes up a large part of the rental population. In a recent
interview with Multifamily Executive, consultant Tim Smith recommended that
developers build apartments near social business like restaurants and coffee shops.
Why? Because the Gen Y crowd is looking for housing situated near the things they love
to do.
For many, a sense of community is truly important to modern apartment living. When
they can find affordable housing that is convenient both to work and leisure-time
activities, young residents are thrilled and often motivated to stick around.
Another renting trend to look for is the shared space. Communal lounge areas and
rooftop green spaces are sprouting up in forward-thinking apartment communities. Why
not live it up in style in a community that offers top-notch shared spaces and amenities
like rooftop night clubs, outdoor dining pods, movie screening rooms and basketball
courts?
Green living
Energy-efficient living is a big plus, and many developers consider this when they
design a community. In fact, in a survey of over 1000 consumers conducted by Strata
Research for HD Supply, 62% reported that environmental friendliness was a key factor
in deciding where to live.
Renting residents are looking for extra green on the grounds of their perfect apartments.
Many communities are installing Zen gardens, bike paths, and community garden plots.
One popular trend in green apartment living is to provide plug-in stations for electric
cars.
Amped-up amenities
Green areas arent just for humans these days. Multifamily Executive also reports that
rental companies like Related in New York City are incorporating super-amenities like
Dog City. This pooch-pampering perk includes grooming, doggie day care, veterinary
care and training.
So when youve scored a right-sized, affordable and efficient apartment a stones throw
away from work and play, what else could you possibly need? Connectivity, of course!
Another main driver of rental decisions goes beyond the four walls of an apartment. Cell
phone reception and wireless Internet are extremely important to apartment living; wellwired communities stand out from the rest. As you shop around for the perfect place to
live, be sure to ask about Internet connection and phone reception. (Better yet, test it out
yourself on your smart devices.) An accommodating community will keep you connected
in every way feasible.
Focus On Convertible Spaces.
Instead of dedicating a room to a movie theater or gym, create a multi-purpose room.
Renters can use movable furniture to easily convert the space into whatever they need it
for whether its a movie showing, party, or workout routine with friends.
Cater to portable tech gadgets.
In the age of tablets and smartphones, demand for a business center is down, but
residents still want a place to work. Cater to your residents connected lifestyles by
offering a community wireless network, strong mobile service, a community printer, and
a comfortable common space where residents can gather with their gadgets.
Residents want organized living space.
Apartments may be getting smaller, but functionality shouldnt be sacrificed. Microapartments and studios should have some separation between the sleeping and living
areas to give it the feel of a one-bedroom apartment. Maximize the reduced square
footage with open floor plans so residents can entertain or create multi-functional
spaces in their apartment.
If you cant do it well, dont bother.
Renters can have high expectations when it comes to amenities, from lazy river pools to
tech concierge, dog parks, and cleaning services. Obviously you cant do it all
especially if your building just doesnt have the space or enough residents to justify
adding the amenity. If you cant execute the service well, its probably more worth your
time and money to look outside the box. Look into partnerships with a local high-end
gym, cleaning service, or dog-walking service to offer your residents discounts.
Gary Chang, a talented architect from Hong Kong, has equipped his tiny 330 square
foot apartment with a sliding wall system that allows him to create 24 different room
configurations.
As the suspended wall units are shifted around, the apartment transforms into a kitchen,
library, laundry room, dressing room, an enclosed dining area or a lounge with a
hammock.
APARTMENT ISSUES
Plumbing Problems
What type of plumbing issues do apartment buildings face? The truth is, apartment
buildings can face the same issues any residential building faces, from backed up toilets
to plugged up drains. The difference is that some problems can create issues for more
than just the resident who caused them.