What is a high-rise?

A guide to high-rise communities 

What is a high-rise? If you’re a current board member living in a high-rise building, understanding a the functionality and definition can heavily impact your contributions, helping you make more strategic and informed decisions. If you are not currently living in a high-rise but are interested in learning more about the inner workings of these unique residences, this piece is also for you. In this article, we will cover what encompasses a high-rise building, including amenity trends, costs, and budgeting for board members.
 

What is a high-rise condominium?

“High-rise” refers to a building that vertically rises seven or more stories. A high-rise condominium is governed by a homeowners association (HOA), which manages the building’s operations and maintenance activities. These activities are funded by collecting dues from condo owners, which cover upkeep and repairs to common areas and amenities, as well as insurance, staff payroll, and reserves.

There is a lot more that entails a high-rise building, and it’s important to assess its characteristics, including its location, maintenance, etc. But let’s look at one of the most compelling features of high-rises: their amenities.
 

Top trending high-rise amenities

High-rise amenities offer a dynamic lifestyle in metropolitan areas with varying degrees of management presence. A proactive high-rise property management team is required to keep operations running efficiently, elevators moving, and packages delivered. However, they should consider the continuously changing landscape in the world of trending amenities.

Marc Kotler, president of the New Development Group at FirstService Residential, mentions how “Boards and building owners are always looking for ways to add new amenities or improve their existing spaces, especially older buildings looking to bolster curb appeal and keep up with competing assets. We typically see buildings replace their amenities at the eight- or ten-year mark.”

In a study performed by FirstService Residential on budgeting and cost trends in high-rises, they identified the top amenities that high-rises have been focused on recently, including:

1. Aquatics
    
2. Fitness and wellness
    
3. Food and beverage
    
4. Package management
    
5. Pets
    
6. Technology

Aquatics

It’s imperative that buildings such as high-rises that are likely to have pool systems in place should prioritize their care, as the consequences of neglecting proper chemical balancing in swimming pools can extend far beyond physical injuries. For example, in May 2020, a child was severely burned by over-chlorinated water in a resort’s pool. This resulted in prolonged medical treatment and undeniable trauma for the entire family. Additionally, the resort owners paid $26 million to resolve the lawsuit.

It is recommended that an automated pool chemical management system be introduced so pool owners can mitigate the hazards of handling and adjusting pool chemicals manually to promote consistent water quality. These can also serve as proof of maintenance and assist in complying with health and safety regulations.
 

Fitness and wellness

Fitness centers and their functions are shifting as gym-goers look for more than cardio and weight circuit machines. Individuals are seeking more open spaces to express themselves and build their custom fitness experiences. We recommend that board members consult human resources to facilitate any shifts.

A few trends board members should also consider when planning for fitness and wellness programs include:

• Wearable technology
   
• Fitness for older adults
   
• Certified Fitness Professionals (CFP)
   
• Exercise for weight loss
   
• Virtual fitness
   
• Mental health
   
• Youth athletic development
   
• Wellness initiatives

Food and beverage

Entertainment is often surrounded by people’s passion for culinary experiences. That is why we see these amenities continuing to evolve and being introduced in residences and communities.

If boards seek enhancements of this type, they should contact their property management company and start conversations on food and beverage options in their buildings. For example, FirstService Residential’s lifestyle and community solutions teams work with boards and developers to design unique food and beverage experiences for each property. These can differ based on the city, culture, region, and climate.

Some examples of the variety of choices high-rise communities can benefit from include:

• Full-service restaurants
   
• Coffee shops
   
• Vending solutions and grab-and-go
   
• Third-party branded partnerships
   
• Recreational areas
   
• Events, catering, banquet, and room service
   
• Wine rooms and locker programs

Package Management

Communities are experiencing a larger number of packages arriving at front desks, and with the many delivery companies today, the handling of these packages has multiple factors playing in. Specifically for high-rise buildings, we suggest establishing efficient procedures, personnel, and modern technology to reduce friction and help packages find their way to the correct residents.

The trending solutions that we see helping communities stay on top of package deliveries are:

• Connect Front Desk (FirstService Residential’s app designed to improve operations in high-rise properties by simplifying communication between front desk staff and residents.)
   
• Lockers
   
• Location tracking systems
   
• Personal delivery

Pets

We understand how important pets are for our communities— they are family. In high-rise communities, this is shifting amenity development as residents look for spaces to simplify their lives and accommodate the needs of their four-legged friends.

Board members have two decisions to make regarding pet owners:

1. Develop the services and amenities that simplify life for residents with pets
    
2. Setting up pet policies so all residents can enjoy their community, pet owners or not

Associations work with their attorneys to create pet policies that work best for their residents’ lifestyles. For example, some communities welcome all cats, dogs, and exotic animals, while others limit pets by size and breed.

There is no one-size-fits-all policy, especially as buildings accommodate increased pet adoptions and service animals residing in communities. Therefore, it’s significant to note that service animals are not pets. The Federal Fair Housing Act and Americans with Disabilities Act protect those who require service dogs, and each community board should work closely with the association’s attorney to ensure reasonable accommodations for approved service animals.
 

Technology

Technology drives most of the other trends in this list as it continues to evolve worldwide. These innovations can elevate building function and can also help improve communication, energy efficiency, security, and comfort for all. The study found that the following technological advances and tools continue to expand and optimize life in high-rise buildings:

• Biometrics
   
• Smart homes/buildings
   
• Safety/digital monitoring

BENCHMARK: High-rise

If you are a board member exploring high-rise operations, budget is critical and essential for most of the community’s functioning. To know what your management team should focus on, strategies are needed. Most importantly, with the appeal for living in a high rise increasing, its management complexities continue to grow.

Comparing your community to others can reveal alternative strategies to enhance its long-term success, particularly when it comes to budget and costs for amenities—one of the main factors prospective residents consider when choosing their next home.

"High-rise communities are investing in modern fitness centers, pet amenities, rooftop lounges, and wellness-focused features like spas and yoga studios. These amenities are now considered essential for attracting and retaining residents in competitive markets. The challenge for boards is balancing the initial investment in these amenities with the ongoing costs of maintenance, all while keeping budgetary considerations in check."

Vice president, Los Angeles high-rise operations at FirstService Residential.

To help you navigate these complexities and stay ahead of industry trends, we invite you to download our BENCHMARK: High-rise guide.

With data compiled from communities in our managed portfolio of 3,800 high-rise buildings across major urban areas across North America, BENCHMARK helps community association boards, developers, property managers, and owners of high-rise properties make informed decisions about their operations and budget strategies.

Download the report and gain key insights to help elevate your high-rise community!

Contact FirstService Residential, the high-rise management leader, to learn more about high-rise living.