Noisy Buildings: Good Sound Mitigation Makes Good Neighbors

Most old buildings in San Francisco are built of wood (even if there is stucco or other siding on the exterior), and sound transmission can be intense. So you can pay a million and a half for a gorgeous historic condo and still hear every footfall or shriek from the teenager or toddler upstairs. Or you could have these horrible neighbors upstairs (heaven forbid). This is why many condo associations require 75% carpet over hardwood.

SFCondoLoft

Newer concrete buildings are much quieter so they are the best bet if you are especially sensitive to sound or a very light sleeper. These quieter buildings are usually newer construction, or sometimes older industrial conversions. Typically they are larger concrete buildings in more urban neighborhoods. Also these buildings are more likely have access to Internet alternatives to Comcast or AT&T, such as MegaPath or Monkeybrains.

If you prefer the older San Francisco architecture, or smaller buildings, or you are already in a neighborhood that is mostly older construction, you may have to navigate noise issues with your neighbors. Tread carefully here. I have seen drama over sound escalate between neighbors, create a lot of stress, and reduce property value more than 15%.

Jantoo

Saving money by not doing sound reduction ended up being expensive for my clients who eventually chose to sell their home in order to feel peace in their lives. They did the right thing and disclosed the sound conflicts, thus avoiding lawsuits, but the conflict affected the property value. Not everyone wants to move into the middle unit of a 3 unit building with a history of acrimony over sound. 

Clovis Tools

Total "sound proofing" is not really possible, but you can definitely take the edge off. At a minimum a carpet and a pad on 75% of the floor is a good start, which is a typical condo requirement. Double paned windows and solid core doors make a big difference. If those are not enough there are multiple vinyls for sound blocking and foams for sound absorption available; also products like Green Glue, Whisper Clips and Quiet Rock. 

Whisper Clips

Acoustic dampening materials can be put in the floor or the ceiling or both, (or even the walls if your noise is coming from the sides) depending on ceiling heights. Pete Fisler of Pacific Union did extensive research into methods. In his personal condo he had the ceiling dropped 11/2 " with metal channels (Whisper Clips are a brand name), then applied with Green Glue Sheetrock, which is a double layer of sheet rock with Green Glue product in between. He says it solved his noise problem.  Here's a useful article summarizing soundproofing methods, which also includes legal information should relationships deteriorate.

Jantoo

If you are in a small building I suggest discussing with your neighbors the idea of installing sound reduction materials in all of the units, before tempers flare. Treat it as a building expense and pay for it collectively with the HOA dues. Teamwork is soooo much more fun than neighbor wars.

Notting Hill

Thanks to Chiare Hwang, Pete Fisler and Diane Hourany. May you all know peace and quiet in your buildings.

Right Tree, Right Place: PG&E and Trees

So it is still dry and breezy.  This fire season in January has me thinking of urban trees again. Here is guidance from PG&E's perspective re: planting distance from power lines, based on mature size of tree. "Proper tree and site selection provide trouble-free beauty and pleasure for years to come."

Below we see the consequences of "improper" tree and site selection.  Prunicide. 

Prunicide

Here are some happier trees in SF.

Divergence

Friends of the Urban Forest has a lot of great resources for happy trees in San Francisco. Much of the info applies to more developed areas of Marin. Of course there's more to consider than power lines such as neighborly relationships. 

Oops, no tree resolution after all...

Larry says he's not buying the house next door,
 so all that was just gossip and innuendo...

More on tree trouble

Here's the follow up to recent San Francisco tree trouble that got more or less resolved with a whole lot of ($40,000,000) dollars.

There are also tree tribulations in Marin, though yards are typically much larger.  Also in Australia, and elsewhere around the world, wherever there are trees and people.

Of course, the trees are not the problem. We are the problem. So if we think ahead to match mature tree size to location, we allow for long term magnificence.

Yew tree planted at St. Bartholomew's Church more than 1500 years ago

Nolo Press has some FAQ's if you find yourself with legal questions about your tree dilemmas. and of course, all this is good to think about when you are contemplating buying or selling property.

Please, think twice before planting that lovely tree

Oh the magnificent redwood tree. So deeply are we touched by the beauty and glory of these trees, we innocently hope to bring some of that magic home, forgetting that these are the TALLEST trees in the WORLD. I cringe on behalf of these trees (and the neighboring homes) when I see them planted in small backyards in the city.

If you live on acreage, or backed up against protected wild-lands where redwoods would be appropriate, by all means have at it.  If not, remember that these trees get ginormous, and wrap their roots into pipes, lift sidewalks, crack foundations, and grow into neighbors views. They can be contained, but it takes consistent trimming and maintenance (read: dollars) and if they are allowed to get big inevitably people get attached to them and a fracas erupts when a property owner needs or wants to remove them. Emotions can run wild about trees around here, on a level with fences and dogs. I have seen real estate transactions, not to mention neighborly relationships, fall apart over trees. Like bear cubs, they are so cute when they are small, but when they grow into enormous wild creatures we have a problem on our hands.

Think twice. Go visit them at Muir Woods or Big Basin, or at Strybing Arboretum in Golden Gate Park, send a check to Save The Redwoods, but if you do a small bit of research and consider the mature size of any tree you plant before you plant, you will save yourself, your neighbors and the trees a lot of suffering.

(and if it's too late for this advice, SF Friends of the Urban Forest has an arborist referral page)