Homelessness is an increasing reality in several neighborhoods of Montreal, and condominiums are not spared. Forced entry doors, squatting in common areas, theft in storage lockers, occupation of rooftops or parking lots… Property managers must regularly intervene to protect residents while navigating a complex social, security, and humanitarian issue.
As property manager Sébastien Righi points out:
“In some buildings, homeless individuals sleep in the entrance vestibule, use drugs, and, unintentionally, scare residents. They also target key boxes and basement storage units to steal personal belongings.”
How can these situations be managed effectively, ensuring the safety of condominium owners while adopting a thoughtful and humane approach?
Property managers in Montreal have noticed that condominium intrusions are becoming a recurring problem.
Some of the most frequent cases include:
Buildings under construction or nearing completion are particularly vulnerable to intrusions due to open access points and active work sites.
“Some enter through construction doors, sometimes behind fences. Some even sleep in portable toilets. In a recent project, a doorman had to intervene to remove a person who had climbed upstairs or another who had entered the lobby. Fortunately, once access is better controlled, these incidents become less frequent.” – Antoine Portelance, Property Manager
In a building located in Old Montreal, the proximity of a new homeless shelter has led to an increase in intrusions and thefts:
“Since a shelter opened near the building, administrators have noticed a rise in issues: package thefts, building intrusions, and homeless individuals injecting drugs in the stairwells. In a small building like this, resident safety is a priority.” – Clara Chambrette, Property Manager
In response, immediate measures were implemented to protect the building and its occupants.
“To enhance security, surveillance cameras were installed, the entrance door was reinforced, and motion-sensor lights were added to the garage ramp. We also contacted the city to request increased street patrols.” – Clara Chambrette
In another Montreal building, multiple homeless individuals were found squatting in the rooftop bathroom:
“A resident reported hearing noises from the roof. After reviewing security footage, we discovered homeless individuals were using the bathroom as a squat. The space was damaged, with clothes, personal belongings, and probably stolen items piled up.” – Sébastien Righi
After intervention, the space was cleared, repaired, and secured, but this situation illustrates the logistical and human challenges faced by property managers.
Even though not all homeless individuals are dangerous, the presence of strangers in private condominium spaces makes residents uneasy.
As property manager Sébastien Righi explains:
“Unintentionally, they scare residents. Seeing someone sleeping in the entrance or using drugs in the elevator can be very distressing for some.”
In some downtown areas heavily affected by homelessness, property managers must regularly intervene with diplomacy and caution.
“More than once, I’ve had to respectfully ask them to leave, and they’ve always complied without me needing to call the police. It must always be done calmly and respectfully, maintaining a safe distance.” – Stéphane Gascon, Director of Property Management at SolutionCondo
However, these situations are sometimes complicated by drug use, which can lead to unpredictable behavior and vandalism.
“I’ve often found excrement, blood, and syringes in emergency stairwells, which are their preferred spots—quiet and low-traffic. Under the influence of drugs, it’s not uncommon for them to break doors to seek shelter. Have I mentioned they are resourceful?” – Stéphane Gascon
“For one building, we had to hire a security agency to ensure a presence in the evening and at night. Then, we installed a second door with a key chip system.” – Stéphane Gascon
Several organizations offer mediation and social intervention solutions as alternatives to police intervention:
“The developer organized a homelessness awareness day to better explain the situation to residents. It wasn’t a miracle solution, but it was a good starting point.” – Sébastien Righi
Homelessness in condominiums is a growing challenge for property managers, who must juggle resident safety, intrusion management, and a humane approach to these situations.
While solutions are not always straightforward, a proactive approach combining security measures, collaboration with external organizations, and resident education can help manage these complex situations more effectively.
Each building can tailor its response based on its specific circumstances, but one thing is certain: a well-prepared condominium is a more peaceful one.
Law 16, adopted in December 2019, aims to modernize and strengthen condominium management in Quebec.
One of the key requirements of this law is that every condominium must maintain a detailed maintenance log. This measure was introduced to ensure better management and increased transparency in building maintenance. While specific regulations regarding maintenance logs have not yet been published, it is crucial to understand their importance and structure.
Maintenance logs are essential records that document past and future maintenance activities for a building, ensuring the longevity of real estate assets. To simplify the creation and management of these logs, many experts use UNIFORMAT II. UNIFORMAT II is a classification system for building elements and related sites. Widely adopted by engineers and project managers, it provides a standardized and consistent structure that enables precise economic assessments and efficient management of construction projects, from planning to demolition.
UNIFORMAT II is structured into main categories and subcategories, allowing for clear and consistent project organization. Here’s an overview of the main categories:
Substructure (A):
Building Envelope (B):
Interiors (C):
Services (D):
Equipment and Furnishings (E):
Special Construction and Demolition (F):
The first step is to gather all relevant information about the building, including plans, equipment data sheets, and intervention reports. This information is then organized according to UNIFORMAT II categories, ensuring a clear and consistent structure. The maintenance log must be updated regularly to reflect completed and planned maintenance work.
In summary, UNIFORMAT II provides a standardized structure that enhances construction project management and ensures consistent economic evaluation. Maintenance logs play a crucial role in building management by providing comprehensive and up-to-date documentation of necessary maintenance work. While specific regulations on maintenance logs have not yet been published, it is essential to prepare and understand best practices for their implementation.
Our team can assist you in finding the right expert and ensure that your maintenance log remains up to date through the UpperBee platform. Contact us for more information !
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