What is a high-rise?

When a board is planning for major capital projects, evaluating amenity upgrades, or reviewing next year's budget, one question often sits beneath every decision: What makes a high-rise different from every other type of residential property?

The answer goes far beyond the number of floors. High-rises operate like small vertical cities, with complex building systems, evolving resident expectations, and financial considerations that require thoughtful long-term planning.

For board members, understanding how these buildings function can provide valuable context for making informed decisions that support property values, resident experience, and operational efficiency.

Whether you currently serve on the board of a high-rise or are exploring this unique style of living, this guide will help you better understand what defines a high-rise today.
 

What is a high-rise?

A high-rise is generally defined as a building with seven or more stories, although definitions can vary by jurisdiction. Some building codes classify a structure as a high-rise based on height rather than the number of floors. For example, the International Building Code commonly uses a threshold of more than 75 feet to determine certain fire and life-safety requirements.

High-rises can include residential condominiums, apartments, office buildings, and mixed-use properties. In residential condominiums, operations are typically overseen by a homeowner’s association (HOA) or condominium association.

Owner assessments help fund the services and infrastructure that keep a high-rise operating smoothly. These funds may support building maintenance, common-area upkeep, amenities, insurance, onsite staff, and reserve accounts for future repairs and replacement projects. While every property is different, high-rises often require boards to balance the needs of residents with the long-term planning necessary to maintain complex building systems and shared amenities.
 

What are the key features of a high-rise?

While every property is different, most high-rises share several defining characteristics.

• Vertical living: High-rises are designed around multiple levels of residential, commercial, or mixed-use space, creating unique operational and logistical demands.
   
• Shared amenities and common areas: Many high-rises offer amenities such as fitness centers, lounges, rooftop spaces, package rooms, and other shared facilities that require ongoing oversight and maintenance.
   
• Complex building infrastructure: High-rises rely on interconnected systems, including elevators, HVAC, plumbing, electrical, security, and life-safety equipment that support day-to-day operations throughout the building.
   
• Long-term planning requirements: Maintaining these systems and shared spaces requires proactive budgeting, reserve funding, and planning for future repairs and replacements.

High-rise vs. condo vs. skyscraper

The terms high-rise, condo, and skyscraper are often used interchangeably, but they refer to different things.

A high-rise describes a building based on its height, number of stories, or applicable building code requirements. A condominium, or condo, describes a form of ownership, meaning a condo can be in a low-rise, mid-rise, or high-rise building. A skyscraper is an exceptionally tall building, although there is no universal definition for what height qualifies. Skyscrapers may be residential, commercial, or mixed-use.

In other words, a condo can be in a high-rise, but not every high-rise is a condo, and not every high-rise is a skyscraper.

For board members, height is only part of the equation. Factors such as a building's age, infrastructure, maintenance requirements, and amenity offerings often have a greater impact on day-to-day operations and long-term planning. And as resident expectations continue to evolve, amenities remain one of the most influential aspects of the modern high-rise experience.
 

Amenities shaping today's high-rise experience

Amenities have become an increasingly important part of high-rise living, influencing everything from resident satisfaction to operational costs. As expectations evolve, boards are often tasked with evaluating which amenities deliver the greatest value while balancing ongoing maintenance and staffing considerations. A proactive management team can help boards assess opportunities and align amenity offerings with resident needs.

According to FirstService Residential's 2026 High-Rise BENCHMARK report, several amenity categories continue to receive significant attention:

• Aquatics
   
• Fitness and wellness
   
• Food and beverage
   
• Package management
   
• Pets
   
• Technology

Aquatics

For high-rises with pools, proper maintenance and water quality management are important operational priorities. Poorly maintained systems can create safety concerns, increase maintenance costs, and lead to compliance challenges.

Many properties use automated chemical management systems to support consistent water quality, reduce the need for manual chemical handling, and maintain service records that can assist with regulatory requirements.
 

Fitness and wellness

Fitness centers continue to evolve beyond traditional cardio and weight-training equipment as residents look for more personalized and flexible wellness options.

Some high-rises are expanding their offerings to include virtual fitness classes, wellness programming, services tailored to older adults, and mental wellness initiatives. Before introducing new amenities or programs, boards should evaluate resident demand, available space, and long-term operating costs.
 

Food and beverage

Food and beverage amenities can add convenience and luxury while creating opportunities for residents to connect. The right approach depends on a property's location, culture, climate, and resident demographics.

Options may range from grab-and-go offerings and coffee shops to full-service dining, catering, wine storage programs, and branded third-party concepts. Boards should balance resident interest with staffing, operational, and financial considerations when evaluating these amenities.
 

Package management

As online shopping continues to grow, package volume remains a significant operational consideration for many high-rises. Increased deliveries can affect front-desk operations, storage capacity, and resident service expectations.

To improve efficiency, many buildings are investing in package lockers, tracking systems, delivery-management services, and tools such as Connect Front Desk to support package handling and resident communications.
 

Pets

Pets are an important part of everyday life for many residents, prompting boards to evaluate both pet-friendly amenities and policies.

Policies often address the number, size, or type of animals permitted, along with expectations for shared spaces. Boards should also recognize that service animals are not considered pets under applicable laws and should consult association counsel when evaluating accommodation requirements.
 

Technology

Technology continues to shape high-rise operations, supporting communication, security, energy efficiency, and resident convenience. Electric vehicle adoption is prompting many boards to evaluate charging infrastructure, electrical capacity, and parking considerations. Connectivity is also becoming a key focus, as residents increasingly expect fast, reliable internet service.

Through FirstService Residential's Connectivity Program, residents save an average of $720 per residence annually, demonstrating how technology investments can deliver measurable financial value alongside enhanced living experiences.

The 2026 High-Rise BENCHMARK report also highlights continued growth in technologies such as biometrics, smart building systems, digital monitoring tools, and EV charging stations. When evaluating technology investments, boards should consider both current needs and future demand.
 

A guide to understanding your high-rise budget

For many board members, few responsibilities carry more long-term impact than the annual budget. Every funding decision influences the resident experience today while shaping a building's financial health for years to come.

That task has become increasingly complex. Aging infrastructure, rising insurance costs, evolving regulations, and higher operating expenses continue to place pressure on high-rise finances. As a result, boards are often balancing immediate needs with the responsibility of preparing for future repairs, replacements, and capital projects.
 

2026 High-Rise BENCHMARK report

The 2026 High-Rise BENCHMARK report highlights how these pressures vary by market. Utilities remain one of the most common drivers of rising expenses, while reserve funding continues to play an increasingly important role in long-term planning. In Metro Vancouver, utilities account for 18.5% of total budgets, and reserves represent 11.5%. In the Tampa-St. Petersburg market, operations account for 37% of budgets, while reserves represent approximately 19%.

These differences illustrate an important lesson for boards: context matters. Comparing expenses, reserve contributions, and operating costs against similar high-rises can provide valuable insight and help support more informed financial decisions.

Benchmarking can also help boards assess spending patterns, evaluate capital planning strategies, and better understand how their building compares to similar properties facing many of the same challenges.

Beyond financial planning, the latest High-Rise BENCHMARK report explores several issues shaping today's high-rises, including insurance market conditions, capital projects, resident expectations, food and beverage programs, and connected-building technology.

To learn more about the trends influencing today's high-rises, download the latest 2026 High-Rise BENCHMARK report or connect with FirstService Residential for insights.

This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.