Wednesday March 19 2025

Homelessness in condominiums: A growing challenge for property managers

When a condominium becomes an improvised shelter

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?

Increasing intrusions in buildings

Property managers in Montreal have noticed that condominium intrusions are becoming a recurring problem.

Some of the most frequent cases include:

• Sleeping in lobbies and common areas
• Squatting in less-frequented spaces, such as rooftop bathrooms or service corridors
• Vandalism and theft, particularly in basements and storage spaces
• Using buildings to consume drugs, creating risks for residents

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.

What are the impacts on condominiums and residents?

Safety and perception of insecurity

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

What are the solutions for preventing and managing homelessness in condominiums?

Strengthening building security

• Improve access control: reinforce locks, add secure key card systems
• Monitor vulnerable areas: regularly inspect rooftops, basements, and infrequently used rooms
• Keep a first-aid kit available in case a homeless individual is found overdosing in the building
• Install deterrent lighting and cameras to limit nighttime intrusions

“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

Collaborating with local resources

Several organizations offer mediation and social intervention solutions as alternatives to police intervention:

• Mobile Mediation and Social Intervention Team (ÉMMIS)
  • Contact: [email protected]
  • Phone: 438-372-4387
• 211 Greater Montreal – Community information and referral service
  • Online access: 211qc.ca
  • Phone: 211 (available 7 days a week, 8:00 AM – 12:30 AM)
  • Online chat available
  • Multilingual assistance
• Temporary housing and assistance for homeless individuals
  • List of shelters and housing services

Raising awareness and informing residents

• Encourage residents not to open doors for strangers to prevent unauthorized access
• Implement clear communication on security measures and best practices
• Collaborate with experts to organize information sessions on social coexistence and available solutions

“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

Conclusion: Finding a balance between security and humanity

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.