Meeting compliance standards has long been a key aspect of the regulatory landscape in condominium communities. For condominium managers and corporations, these standards are nothing new, but what is often overlooked are the responsibilities of the trades operating within these communities. The Accessibility of Ontarians Disabilities Act (AODA) establishes clear guidelines that extend beyond building design, outlining how all service providers, including trades, have a duty to comply with these standards.

This article will explore what accessibility means in daily operations, common barriers that arise in trades and maintenance activities, how these issues impact property managers and condominium corporations, and the best practices that can help ensure ongoing compliance in residential communities. 

The AODA was established to help persons with disabilities have equal accessibility to goods, services, facilities, and accommodations by setting out clear standards and holding organizations accountable for compliance. In daily condominium operations, this means that service providers and trades operating within the condominium must ensure their work does not create barriers for residents or visitors with disabilities. 

Operational accessibility can include proper signage, maintaining clear pathways, and adequate communication for any service disruptions that might limit access. When maintenance or trades activities are underway, pathways should remain unobstructed or clearly marked with alternate routes to ensure continued accessibility. 

Daily operations can significantly impact the experience of residents, particularly those with mobility, sensory, or cognitive disabilities. The goal is for all service providers within condominium communities to adopt a unified approach, ensuring that every person has equal access to and benefits from the building’s amenities and services. This means limiting the disruption to residents and visitors as much as possible. By acknowledging that routine work can lead to accessibility disruption, managers and building service providers can build stronger accessibility awareness, identify obstacles early and take proactive steps to address them. 

Every day, trade work, maintenance, or cleaning tasks can unintentionally limit access to amenities and common elements in a building for residents or visitors. How each person moves through these shared spaces is often overlooked at all levels. For example, cleaning equipment left in hallways, lobbies or doorways can restrict someone’s access if they use a wheelchair or other mobility devices. Wet floor signage must be visible and clear for those with not only mobility restrictions but also visual impairments. Furthermore, other maintenance or trades that block entranceways, parking areas or elevators without giving notice can also prevent a resident/visitor from safely entering the building or their home. 

Some of these obstacles may seem minor, but they have a significant impact on an individual’s daily living experience. The best approach for property managers and condominium corporations is to first identify these obstacles and cross-reference with compliance under the AODA. Is enough being done by everyone who services the building? 

Condominium managers are responsible for ensuring all operational needs are met within the buildings they manage. The condominium corporation, in turn, must ensure residents’ concerns are met and that everyone in the condominium building has equal access and is able to move through the building’s shared spaces easily. Managers must maintain and keep records of numerous compliance standards, including the AODA. While all vendors servicing the condominium must exercise due diligence while working on site, property managers and condominium corporations also have a vital role in ensuring that accessibility standards are met. Oversight, documentation, and communication are key components of demonstrating compliance. There are several best practices that can help ensure accessibility guidelines across all levels of service within a condominium building are met. Achieving this requires collaboration between trades, management, and the corporation itself. 

Condominium managers must set out expectations for how trades and vendors conduct their work on-site to ensure accessibility standards are consistently met, not just as a one-time task. To start, a review of all service contracts must take place to see where there are gaps. This would include reviewing the scope of work and terms of each contract, including clauses and alterations to the scope of work or schedule to meet accessibility standards, being as specific as possible, and always cross-referencing the AODA. Another way to ensure compliance would be to host meetings where management and trades come together and discuss new barriers that could affect people with disabilities. This would foster communication from management and condominium corporations to service providers. Another best practice would be to consider performing high impact work during off-hours to reduce the amount of disruption it would cause to residents and ensure all service providers have compliance certification. Lastly, performing compliance audits and assessments on-site will hold all parties accountable and provide proof of proactivity. 

Accessibility is not a periodic compliance task. It is an integral part of daily operations within condominium communities. While corporations and managers have responsibility for oversight and policies, trades and maintenance service providers also play a key role in creating inclusivity while they are operating within communities. Every cleaning route, repair schedule and equipment setup has the potential to support or hinder accessibility of shared spaces. 

By understanding that accessibility compliance falls under many areas of building operations, management, and vendors can gain a genuine understanding of how working together in compliance can foster inclusivity and, in turn, create community trust, enhance safety, and reinforce the condominium’s commitment to equitable living for all residents and visitors. 

References: 
Accessibility for Ontarians with Disabilities Act, 2005, S.O. 2005, c. 11. Government of Ontario. Available at: https://www.ontario.ca/laws/statute/05a11

Claudia Ferlaino, third-generation leader of M.C. Janitorial Systems, has over 11 years of industry experience and holds a Facility Management Certification from BOMI. She is dedicated to improving communication and collaboration between trades, vendors, residents, and property managers.
www.mcjanitorialsystems.com
 

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