A high rise apartment is a unit in a building that is typically 12 or more stories tall

High rise apartments are residential units located in tall buildings — usually defined as 12 stories or higher, though some cities set the threshold at 10 stories. The building itself is what makes it "high rise," not the floor your unit is on. You could live on the second floor of a 40-story building and still have a high rise apartment.

The height matters because it triggers different building codes, safety requirements, and lease terms than mid-rise (roughly 6 to 11 stories) or low-rise buildings. Fire suppression systems, elevator maintenance, structural inspections, and emergency protocols all change at the high rise threshold. These differences can affect what you pay, what your landlord is required to provide, and what happens if something goes wrong.

High rise apartments are common in dense urban areas — downtown cores, business districts, and neighborhoods where land is expensive. They are less common in suburbs or rural areas, where there is more room to build outward instead of upward.

Key Takeaways

  • High rise buildings are typically 12 or more stories and must meet stricter fire safety codes, including sprinkler systems and multiple stairwells, which landlords pass costs for to tenants.
  • Your lease may include high rise-specific terms like building access restrictions, elevator maintenance fees, or rules about what you can store on balconies.
  • High rise apartments often cost more than comparable units in shorter buildings because of higher operating costs and stricter building standards.
  • Evacuation procedures, emergency drills, and fire safety responsibilities differ in high rises and should be explained in your lease or building handbook.

How building height changes what your lease covers

A high rise lease often includes terms you would not see in a low-rise building. Common additions are rules about balcony use (what you can hang, store, or place outside), restrictions on when you can move furniture in or out, and fees for building amenities like fitness centers or rooftop access.

Your lease may also specify who is responsible for window washing, exterior maintenance, and repairs to shared systems like HVAC or plumbing that run through multiple units. In a high rise, a leak from your unit can affect people several floors below, so landlords often include detailed language about your responsibility to report problems quickly and allow access for repairs.

Elevator access and maintenance are unique to high rises. Your lease may state whether you have 24-hour elevator access, whether service animals are exempt from pet restrictions, and what happens if elevators are out of service. Some buildings charge a separate fee for elevator maintenance, which the landlord can pass to you as part of rent or as an additional charge.

Fire safety requirements that affect daily life

High rise buildings must have sprinkler systems, multiple stairwells, fire-rated doors, and emergency lighting. These are legal requirements, not optional upgrades. Your building should have a fire safety plan posted in common areas, and your lease should tell you where the nearest stairwell is and what to do if the alarm sounds.

Most high rise buildings conduct fire drills at least once a year. You may be required to participate or at least be aware that a drill is happening. Some buildings send notices in advance; others do not. If you have mobility issues or a disability that affects evacuation, tell your landlord or building management in writing so they can note your unit and plan accordingly.

Smoke detectors and carbon monoxide detectors are required in every unit. Your landlord must install them and test them regularly. You are responsible for not disabling them and for reporting if one stops working. Tampering with or removing a detector is illegal in most states and can result in fines or lease violation.

Why high rise apartments usually cost more

High rise apartments typically rent for more than comparable units in shorter buildings in the same neighborhood. The reasons are structural: taller buildings require more robust foundations, stronger materials, more complex mechanical systems, and more staff to maintain them. These costs are built into the rent.

Operating costs for a high rise are also higher. Elevators need regular maintenance and inspection — often monthly or quarterly. Exterior cleaning, window washing, and roof maintenance are more expensive and more frequent in tall buildings. Utilities for common areas (hallways, lobbies, stairwells) are higher. Insurance premiums are often steeper because the building is more complex and the liability exposure is greater.

Some of these costs are built into base rent. Others appear as separate fees — sometimes called "building fees," "amenity fees," or "common area maintenance fees." Read your lease carefully to see what is included in rent and what is charged separately. These fees can range from $50 to several hundred dollars per month depending on the building and the city.

Differences between high rise and shorter apartment buildings

Low-rise and mid-rise buildings have simpler mechanical systems and fewer regulatory requirements. A four-story building with an external staircase does not need elevators or the fire suppression infrastructure that a 20-story building requires. This means lower operating costs and often lower rent.

High rises also have more shared infrastructure — more hallways, more common areas, more mechanical rooms. This means more staff: building engineers, security, maintenance workers, and sometimes concierge or front desk personnel. In a low-rise, the landlord might handle maintenance themselves or hire one part-time person. In a high rise, staffing is usually full-time and specialized.

Noise and privacy can differ too. In a high rise, you have more neighbors vertically stacked above and below you. Sound transmission through floors and walls can be an issue, though building codes require sound-dampening materials. Low-rise buildings often have fewer units per floor, which can mean fewer neighbors and less noise.

What to check in your lease before signing

Before you sign a high rise lease, look for specific language about fire safety procedures, evacuation routes, and what to do in an emergency. The lease should tell you where the nearest stairwell is and whether you are required to use stairs or elevators during an evacuation.

Check whether there are restrictions on what you can keep on your balcony — plants, furniture, grills, or storage items. Some buildings prohibit anything that could fall or blow off. Check whether there are move-in and move-out windows (specific times when you can bring large items in or out) and whether there are fees for using the freight elevator.

Ask about building amenities and whether they are included in rent or charged separately. Ask what happens if the elevators are out of service — do you get a rent reduction, or are you responsible for finding another way to access your unit? Ask whether the building has a backup generator and what systems it powers during an outage.

Look for language about your responsibility to report maintenance issues quickly, especially anything that could affect other units. High rise buildings often require 24-hour notice for non-emergency repairs and have strict rules about access to your unit for repairs to shared systems.

Accessibility and high rise living

High rise buildings must comply with the Americans with Disabilities Act (ADA), which requires accessible entrances, elevators, and common areas. However, accessibility in a high rise is more complex than in a low-rise building because of the number of floors and the reliance on elevators.

If you have a disability that affects your ability to use stairs or elevators, tell your landlord in writing before you sign the lease. Ask whether the building has a backup power system for elevators, what happens during an outage, and whether the building can accommodate service animals or mobility devices. Some buildings have accessible units on lower floors or near elevators, and you may be able to request one.

If you use a wheelchair or mobility device, ask about the width of hallways, the size of the elevator, and whether there are accessible parking spaces nearby. Ask whether the building has an emergency evacuation plan for people with disabilities and whether they will help you practice it.

Frequently Asked Questions

What is the difference between a high rise and a skyscraper?

A high rise is typically 12 to 40 stories; a skyscraper is usually defined as 40 stories or taller. The distinction is mostly architectural and legal. For renters, the practical difference is small — both require elevators, fire suppression systems, and complex maintenance. Your lease terms will be similar in either building.

Can I refuse to live above a certain floor in a high rise?

You can ask, but the landlord is not required to accommodate you. If you have a disability that makes higher floors unsafe or inaccessible, mention it in writing before you sign the lease. The landlord may be required to offer an accessible alternative under fair housing law, but this depends on your specific situation and your state's rules.

Am I responsible for paying if the elevator breaks down?

No, you are not responsible for the cost of repairs. However, your lease may state what happens to your rent if the elevator is out of service for an extended period. Some leases offer a rent reduction; others do not. Check your lease before you sign. If the elevator is broken for more than a few days, contact your landlord in writing and ask about a reduction.

Do high rise apartments have more noise than low-rise apartments?

High rises can have more noise because there are more neighbors vertically stacked. However, building codes require sound-dampening materials between units, so the difference is not always noticeable. Noise depends more on your neighbors and the building's age and construction quality than on height alone. Ask the landlord or current tenants about noise before you sign.

What should I do if I am afraid of heights and live in a high rise?

You do not have to use your balcony or look out windows. Many high rise residents never go on their balcony. If you are uncomfortable with the height, you can request a lower floor unit before signing the lease. Some buildings have units on lower floors that are otherwise identical. Ask whether the landlord can accommodate this request.