Tower, Conversion or Walk-Up: Choosing a Downtown Building

Downtown apartments come in a handful of building types, and each one shapes daily life more than the listing photos suggest. Before you compare units, compare buildings.

The building decides how long you wait for an elevator, how much of your neighbours' lives you hear, what your monthly fees pay for and how quickly a leak gets fixed. This guide compares the main downtown building types, then shows you how to size up any building in twenty minutes.

The five building types

Most downtown housing falls into five broad types. Few buildings are pure examples — a mid-rise may be a conversion, a tower may have loft-style units — but the trade-offs hold.

New high-rise towers

What you get: modern systems, amenities such as gyms and lounges, concierge or controlled access, and views from higher floors.

Watch for: amenity fees, small units, elevator waits at rush hour, and thin interior walls in some construction. Upper floors are often quieter at street level but can be windy on balconies, and lower floors may face the next tower a few metres away.

Office-to-residential conversions

Many downtowns are turning surplus office buildings into homes. What you get: high ceilings, big windows and sometimes unusual floor plans with lots of character. These buildings are often in the most central locations.

Watch for: deep floor plates that leave interior rooms without windows, windows that don't open, and mechanical systems adapted from office use. Ask how heating, cooling and ventilation work in each unit, and look closely at where natural light reaches.

Lofts in former industrial buildings

What you get: open spaces, exposed brick and beams, large windows and a strong sense of place.

Watch for: poor sound insulation between units, high heating costs, and few closets. Older wiring and plumbing may have been updated unevenly.

Mid-rise apartment buildings

What you get: a balance of density and human scale — often five to twelve storeys — with fewer residents per elevator and a stronger connection to the street.

Watch for: fewer amenities and potentially more street noise on lower floors.

Older walk-ups and row houses

What you get: lower rents, character, larger rooms in some cases and a neighbourly feel.

Watch for: stairs (think about moving day and groceries), older windows and heating, and limited laundry. Ask about the landlord's maintenance record.

The types at a glance

Type	Typical strengths	Typical weak spots	Often suits
New tower	Amenities, security, views	Fees, compact units, elevator queues	Frequent travellers; people who want low maintenance
Office conversion	Central location, ceiling height, big windows	Windowless interior rooms, adapted systems	People who put location and character first
Industrial loft	Open space, character	Sound between units, heating bills, storage	People who want space more than privacy
Mid-rise	Human scale, fewer neighbours per elevator	Fewer amenities, street noise low down	Families; people who want a neighbourhood feel
Walk-up or row house	Lower rent, larger rooms, character	Stairs, older systems, limited laundry	Budget-minded renters who don't mind stairs

Floor and orientation matter as much as building type

Factor	Lower floors	Upper floors
Street noise	Higher	Lower, though sirens carry
Elevator dependence	Low — stairs are an option	High
Views and light	Often blocked	Usually better
Price	Usually lower	Usually higher

Orientation affects both comfort and bills. South- and west-facing units get more sun, which is pleasant in winter and hot in summer. North-facing units have steady, softer light.

Position on the floor

Where the unit sits on its floor matters too. Units beside the elevator core, garbage chute or a mechanical room pick up hum, door slams and late-night chute noise. Corner units usually get light from two sides and better cross-ventilation, and often cost more. Units overlooking a podium roof may face gravel and rooftop equipment, or an amenity terrace that's busy on summer evenings. Ask to see the plan for the whole floor, not just the unit.

Construction and sound

How a building is built affects how much of your neighbours you hear. Concrete towers and mid-rises usually transmit less sound between units than wood-frame buildings, though footsteps and plumbing noise still travel. Many newer North American mid-rises are several wood-frame storeys over a concrete base; they can be quiet if well built, but listen for footsteps from the unit above. Glass-walled towers keep street noise out well with the windows shut, but floor-to-ceiling glass can make units hot in summer, which tempts you to open them.

On a viewing, ask what the floors and party walls are made of, and knock on shared walls — a hollow sound suggests a lighter partition. If you can, visit in the evening when neighbours are home. Building rules that require acoustic underlay beneath hard flooring are a good sign that someone has thought about sound.

Condo vs. purpose-built rental

In many downtowns, you'll rent either from a company that owns a whole building or from an individual who owns one unit in a condominium.

	Purpose-built rental	Condo unit rented from an owner
Management	On-site or professional, consistent across the building	Depends on the individual owner
Repairs	Usually a formal request system	Owner arranges; speed varies
Finishes	Standard across units	Often higher-end, varies by unit
Stability	Lower risk of the unit being sold	The owner may sell or move in

Neither option wins everywhere. A well-run rental building offers consistency; a responsive condo owner can offer better finishes and a more personal relationship. In some places, the rules on rent increases depend on when a building was first occupied or how it is classified, so ask how increases work for the specific unit before you sign.

Signs of a well-run building

• Clean lobbies, hallways and garbage rooms on a weekday afternoon.
• Posted notices about maintenance schedules and building news.
• Working elevators, lights and door entry systems.
• Staff who know residents by name.
• Recent online reviews that mention quick repairs.

How to tour a building in twenty minutes

1. Lobby and parcel room. Is it clean and staffed as advertised? How are parcels stored, and is there a pile of unclaimed boxes?
2. Notice board or resident app. Look for water shut-offs, elevator outages, assessment notices and rule reminders. A few are normal; a wall of them is a pattern.
3. Elevators. Ride one at the busiest time you can manage. Note the wait, and whether there's a separate service elevator for moves.
4. Garbage and recycling. Look at the chute room or bin room on your floor. Smell is information.
5. Amenities. Is the gym equipment working? Can residents book the party room, and how far ahead? Check the hours.
6. Parking and bike storage. Look for water staining and cracked concrete, and judge how secure the bike room feels.
7. The street outside. Stand at the entrance for a few minutes and listen. Note late-night venues, bus stops and loading zones.

Afterwards, write down three things you liked and three you didn't. After four or five tours the buildings blur together; your notes won't.

If you're buying

Buyers should look at the condominium corporation's finances: the reserve fund, any planned special assessments, the history of fee increases and any lawsuits. A building with a healthy reserve fund and modest, predictable fee increases is usually a safer purchase than one with low fees and a thin reserve. Our guide to buying a downtown condo lists the documents to request and includes a full due-diligence checklist.

Questions to ask the building manager

• How many units share each elevator, and how quickly are outages repaired?
• Are there planned renovations or assessments?
• What are the rules on pets, subletting and short-term rentals?
• How are heating, cooling and ventilation controlled in each unit?
• What is the average tenant stay? High turnover can signal problems.
• Who handles urgent repairs after hours, and how do residents reach them?
• What are the move-in rules: elevator booking, fees, deposits and insurance certificates?

Once you've chosen a building, take our downtown move checklist on your final viewing of the unit itself.

This guide is general information, not legal, financial or real-estate advice. Read our editorial policy and disclaimer.