Frequently Asked Questions
New Construction Condominium
About the Orren
The project was designed by Kaplan Thompson Architects, is being constructed by Hebert Construction as Construction Manager, and is being developed by Fathom Companies. The project is being delivered through a fully permitted and professionally managed development and construction process.
Residences are currently anticipated to be delivered beginning in February 2028, subject to construction progress and other factors.
Heating, Cooling & Comfort
Yes. Each residence is designed with dedicated heating and cooling equipment, allowing owners to independently control the temperature within their home. The project includes decentralized unitary HVAC systems.
Yes. The Orren was designed to meet current energy code requirements and incorporates modern insulation, air-sealing, glazing, and mechanical systems intended to improve comfort and operating efficiency.
Sound & Privacy
The building has been designed and constructed in accordance with current building code requirements for multifamily residential construction. Wall, floor, and ceiling assemblies incorporate acoustic separation measures intended to enhance privacy and reduce sound transmission between residences.
Windows & Natural Light
The Orren utilizes high-performance insulated windows selected for energy efficiency, comfort, and durability. Windows are operable, with operability varying by location and unit type. Modern insulated glazing also helps reduce exterior noise while improving energy performance.
Building Services
Yes. The building includes electric traction elevators serving all residential floors.
Yes. The building includes fire protection systems and a building-wide fire detection and alarm system, both designed in accordance with applicable building and life-safety codes.
Yes. There is a dedicated postal and package delivery room.
Yes. Fiber-optic internet service will be available throughout the building, providing residents with high-speed connectivity for work, streaming, and everyday use.
Parking
Residents will have parking within the adjacent covered municipal parking garage located immediately next to The Orren.
Residents will have the ability to park multiple vehicles within the adjacent municipal covered parking garage immediately next to The Orren. Public parking is also available within the garage for guests.
Residents will have the ability to extend parking arrangements at the municipal parking through the Association following the initial prepaid parking period, subject to applicable terms and availability.
Storage
Additional in-building storage options are available depending on the residence selected and any applicable upgrade packages.
Pets
Yes, subject to condominium rules and regulations. Please refer to the Rules & Regulations for specific restrictions.
Ownership & HOA
Yes. The condominium will be professionally managed by a qualified third-party property management company.
The Association is generally responsible for maintaining the building exterior, roof, common areas, shared building systems, elevators, amenities, landscaping, snow removal, Association insurance, and other common expenses, as more particularly described in the Condominium Documents.
Owners are generally responsible for the interior of their residence, personal property, routine maintenance within the residence, and certain items reserved for the exclusive use of that residence, all as more particularly described in the Condominium Documents.
Condominium fees are anticipated to cover the operation, maintenance, repair, and replacement of the Common Elements, Association insurance, professional management, reserve contributions, and other common expenses. A detailed budget will be provided prior to closing.
Leases must have a minimum term of three (3) months. All leases must comply with the lease requirements and other provisions of the Condominium Documents and Rules & Regulations.
Purchasing
A $1,000 reservation deposit is required to reserve a residence and will be credited in accordance with the terms of the Reservation Agreement.
The contract deposit will be set forth in the Purchase and Sale Agreement and is expected to be a percentage of the purchase price.
Purchasers will have the opportunity to select from several upgrade packages, subject to the project’s construction schedule and applicable selection deadlines. Because upgrades are custom to each residence and incorporated during construction, upgrade costs must be paid in full upon selection and prior to closing.
Warranty
As a newly constructed condominium, The Orren includes certain applicable warranty protections. Details will be provided to purchasers prior to closing.
Site & Surroundings
The Orren is the first phase of the larger Pearl Point Riverfront District, a planned mixed-use neighborhood along the Saco River. Future phases are envisioned to include additional residential buildings, public open space, and complementary commercial uses designed to create a vibrant extension of downtown Biddeford.
The park area adjacent to The Orren is part of the City of Biddeford’s long-term riverfront master planning efforts. While final design and implementation remain under the City’s control, the vision includes public open space, riverfront amenities, enhanced public access to the Saco River, pedestrian connections, and recreational opportunities intended to strengthen connections between the riverfront and downtown Biddeford.
Discover life at The Orren
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