Magnum York Property Management Ltd Alberta Logo

Share this post

In the property management world, we often face challenges that go beyond routine maintenance. One of the most complex and sensitive issues is hoarding. During our recent webinar, Behind Closed Doors: Understanding Hoarding and What to Do When Disaster Strikes, Art Johnson from DKI Calgary shared expert insights on the causes, risks, and solutions for hoarding situations.

Art Johnson brings over 35 years of experience in the restoration industry. Starting in 1988 with a two-person carpet and upholstery cleaning business, Art helped build one of Western Canada’s largest independently owned, full-service restoration companies.

He holds multiple industry credentials, including:

  • Certified Restorer (CR)
  • Water Loss Specialist (WLS)
  • Contents Loss Specialist (CLS)
  • IICRC Master Restorer and Cleaner

Art has served in leadership roles with the Restoration Industry Association (RIA), including chairing the Water Loss Institute and co-chairing the Restoration Council. He also received the RIA Lifetime Achievement Award in 2011 for his outstanding contributions to the industry.

Passionate about education and training, Art is dedicated to helping property managers and restoration professionals navigate complex challenges like hoarding and disaster recovery.

Why Hoarding Matters in Condo Living

Hoarding was officially recognized as a disability in 2013, which means property managers and boards have legal responsibilities when dealing with these cases. Ignoring hoarding can lead to:

  • Fire and Flood Risks: Blocked exits and combustible materials increase danger and risk.
  • Structural Damage: Excessive weight and moisture from stored items can compromise building integrity.
  • Legal Liability: Boards and managers can face lawsuits if they fail to act.

What Causes Hoarding?

Art Johnson from DKI Calgary explained that hoarding often stems from:

  • Trauma or Loss: Death of a loved one or major life changes.
  • Mental Health Conditions: OCD, depression, PTSD, bipolar disorder.
  • Environmental Factors: Growing up in a hoarder’s household.
  • Neurological Conditions: Brain injuries or autism spectrum tendencies.

Understanding these causes helps to approach situations with sensitivity.

Common Signs and Risks

Hoarding can involve:

  • Items: Newspapers, magazines, clothing, electronics, food items (sometimes decades old).
  • Animals: Leading to unsanitary conditions and welfare concerns.
  • Behavioural Signs: Inability to discard items, anxiety about losing possessions, embarrassment about living conditions.

Risks include: blocked exits, pest infestations, mould growth, and severe fire hazards.

Different Types of Hoarding

Art explains the distinctions between four commonly confused terms:

  • Hoarding: Out-of-control accumulation of items that severely limits the functionality of a living space.
  • Collecting: Organized acquisition of similar items, typically displayed or stored in an orderly manner.
  • Clutter: General disorganization without the psychological drivers of hoarding.
  • Squalor: A “dirty, wretched mess” often involving unsanitary conditions, sometimes combined with hoarding.

Art emphasizes why these differences matter for property managers, because each situation requires a different approach. He also shares real-life examples and photos to illustrate how collecting can escalate into hoarding when spaces lose their intended function.

When Disaster Strikes

Emergencies like fires or floods become exponentially harder in hoarding environments. DKI Calgary shared real-world examples where:

  • Restoration was delayed because the contents couldn’t be moved.
  • Uninsured belongings complicated the cleanup.
  • Improper handling led to pest infestations and contamination.

Case Study: The Wellesley Fire in Ontario resulted in a $4 million class-action lawsuit against a corporation that ignored hoarding risks.

How Condo Corporations Can Respond

  • Respect and Sensitivity: Avoid judgmental language; maintain dignity.
  • Legal Awareness: Understand provincial regulations and Human Rights Tribunal implications.
  • Professional Support: Engage restoration experts like DKI Calgary for safe cleanup and odour management.
  • Proactive Planning: Schedule inspections, document concerns, and seek legal advice before emergencies occur.

Q&A

Q1: What should we do if your neighbour is a hoarder?

A: If you live in a condominium or multifamily building, report it to your condominium association or property management company. Many associations will seek legal counsel before taking action.

Q2: What is the responsibility of the board when they find out about the existence of a hoarder in the condo?

A: Once you know about it, seek legal advice immediately. Check your bylaws, and consult local resources or associations for guidance. Every province has different regulations, so research what applies in your area.

Q3: What is the penalty for boards for not doing anything?

A: There’s no universal penalty, but boards can be named in lawsuits if an incident occurs (fire, flood, etc.).

Q4: What do you do when an emergency or disaster strikes and it results in a hoarding situation?

A: It’s challenging. If contents are uninsured, restoration teams often have to wait for owners to remove items. In severe cases, contents may be moved to a common area, but this can lead to pest infestations. Clear communication and legal notifications are critical.

Q5: Can a hoarder sue the board for touching or moving their belongings?

A: Yes, there’s always a risk. The Human Rights Tribunal strongly supports individuals with disabilities, and they often have free legal counsel. Boards should seek legal counsel before taking action.

Final Thoughts

Hoarding is a complex issue that impacts safety, health, and legal compliance in multi-family communities. For condo corporations, early action and empathy are essential. Hoarding is a recognized disability, and handling it requires sensitivity. Partnering with experts like DKI Calgary ensures proper cleanup, risk mitigation, and compliance, protecting both residents and properties.

Further Resources:

Author

Jessica Davies