Recycling in condominiums

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There’s no R in condominium


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July, 2010

By Amie Silverwood

Condominium developers are building greener buildings because that’s what attracts condo buyers. Tighter building envelopes save heating and cooling costs, more efficient buildings require less maintenance costs and the installation of low flow faucets and toilets result in less water costs. Buyers are willing to pay more to use recycled materials, use healthier cleaning products and use more efficient lighting. But when it comes to recycling, why aren’t condo owners keen to be green?

Multi-unit residences across the province have low waste diversion rates. In 2008 in Toronto, where there are over 5000 multi-residential buildings, multi-unit residential buildings diverted only 15 per cent of the total amount of waste they generated, compared to 59 per cent in single-family households. It’s the same in other municipalities as well.

At the heart of the issue, lies one problem. Recycling in condominiums is far from convenient. Residents who would like to recycle face obstacles so that when they’re in a rush (and we live in a constant state of hurriedness) it is much easier to just put everything down a garbage chute. Even when there are financial incentives such as the cash back offered by the LCBO for returned bottles, residents with good intentions find themselves discarding their recycling with their waste.

Studies looking into recycling in condominiums often find the same problems. Often there is a lack of recycling capacity so that receptacles are crammed full to overflowing with papers and cans. There may not be a procedure or space for breaking down boxes so the bins fill quickly with shoe boxes and other space hogs. Green property managers should have staff keep an eye on the area to see what kind of solutions they can come up with based on the building’s individual challenges. Perhaps residents need the space to break down boxes or staff may be willing to do the job if residents put aside boxes to be broken down. Often residents aren’t provided with blue bags or other containers to make the transportation of recycling from units to bins convenient. Many residents would benefit from more than one blue bag if the recycling storage site is located on the main floor or in the parking garage. If there are recycling drop offs on each floor, residents will visit them more often with smaller loads. Language is often a barrier to successful recycling programs. In buildings where residents speak English as a second language or not at all, multilingual communication is required. Residents need to understand what the bins are for and what belongs where. They also need to understand the consequences of not recycling. Effective communication is essential. Recycling is a complicated task so even the greenest residents will occasionally have questions about what belongs in the bin or what to do with a specific item. Appropriate signage is a good solution to this problem but it can also be useful to set up a display in the lobby with a knowledgeable volunteer and/or the superintendent who can answer questions or get feedback from residents. Residents can be a good source of information on problems or necessary improvements so their feedback should not be overlooked. Include waste diversion in the building’s regulations to let residents know the management is serious about the issue. Make residents aware of the challenges management faces in regards to recycling. Inform them of the financial incentives or penalties related to waste. If everyone is aware of the money spent on waste removal, they will be more willing to take extra steps to separate waste from recycling. Set diversion goals and post achievements in newsletters or on the website along with the money saved because of any increase in recycling. Positive incentives will encourage further participation. In condominiums where recycling is successful, the superintendent plays a key role in keeping residents informed and making sure everyone has what they need to participate. It is the superintendent’s responsibility to keep an eye on the recycling areas and observe whether there are sufficient bins or if residents require more information to make good use of the system provided. Involve all staff in any recycling initiatives and be supportive of their efforts. Make it a policy to never put out half empty bins for pick up and make sure recycling areas are always very clean. Litter in the area will send a message to residents that waste diversion isn’t a priority and will encourage more litter. But it isn’t just the on-site staff who should be involved in the recycling program. It is the property manager’s job to lead the team and find volunteers among the residents to spearhead initiatives. The City of Toronto has a program in place to encourage condominium residents to recycle and it stems on the work of a volunteer they call the 3R ambassador volunteers. The City’s goal is to get these volunteers to help people living in multi-family residential buildings, reduce, reuse and recycle more of their waste. The program started in November 2009 by providing training for volunteers and resources for the program. They hope volunteers will build programs based on their building’s specific requirements. Some of the ideas they suggest include putting up posters, a lobby display and organizing events for residents such as a waste-free potluck or a book exchange. Such events get residents talking and thinking about what they can do to improve the building’s waste diversion and can foster a sense of community which in turn benefits the condominium’s waste diversion rate when residents feel a sense of pride of ownership. Organize special collections of hazardous waste or large items on convenient dates and coordinate it with a social event to attract attention. Make recycling a theme by organizing a swap where people can bring items to exchange including clothing or household items that have been used but not abused. Make recycling as convenient as possible and residents who are in a rush won’t have to choose between being on time and doing the right thing. Whenever possible, keep bins indoors and in plain site – having it on every floor will be the most convenient for residents. But if recycling sites are set up on each floor, staff will have to keep an extra close eye on them to make sure they are emptied frequently to avoid odour and/or pests. Most condominium residents understand the importance of recycling and want to participate in programs but they need to know that their efforts are not in vain and that they have the support of management, the board and other residents who are doing their parts as well. Let residents know that recycling is worth their effort and they will make an effort to recycle.




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