Industrial property maintenance in Vancouver means keeping a warehouse or industrial building safe to work in, easy to move through and ready for the next tenant. In practice it comes down to four habits: inspect on a schedule, repair floors, doors, guardrails and exits before they become hazards, have fire and life-safety systems serviced by certified technicians, and know when a repair turns into an alteration that needs a permit. The lease decides who pays for what, but the safety rules apply either way.

This guide is for owners, landlords and property managers of warehouses, distribution buildings and light industrial units in Vancouver and across Metro Vancouver. For office and retail buildings, see our guide to building repairs for property managers.

TL;DR

  • WorkSafeBC requires floors, walkways, guardrails, racks and exits to be kept in safe condition.
  • In Vancouver, the owner must have fire protection systems serviced by a certified service agent.
  • Painting and new flooring generally don't need a permit. Moving walls or services and structural repairs generally do.

Who is responsible for maintaining an industrial property?

Start with the lease. Some industrial leases put most interior upkeep on the tenant; others keep the structure, common areas and building systems with the landlord. Read the repair, maintenance and alterations clauses and agree on a written split before something breaks.

Safety rules sit on top of the lease. Section 4.1 of WorkSafeBC's Occupational Health and Safety Regulation says a workplace must be maintained to protect anyone working there from danger. For fire safety, the City of Vancouver says that under its Fire By-law the "owner" includes the registered owner and also a lessee or sublessee, so a tenant can carry fire safety duties too.

What should an industrial maintenance checklist cover inside the building?

A regular walk-through catches most problems early. These are the common items, with the WorkSafeBC sections that apply:

  • Floors, ramps, stairs and walkways. Section 4.39 says they must be kept in good repair and free of slipping and tripping hazards, and areas taken out of service must be closed off. Watch for broken concrete, worn stair nosings and trip edges where floor finishes meet.
  • Pedestrian routes. Section 4.33 says work areas must allow safe movement of people, equipment and materials, and designated pedestrian aisles must be clearly marked, with floor markings where practicable.
  • Guardrails and handrails. Section 4.55 requires guards or guardrails on raised floors, mezzanines, platforms, ramps and walkways 122 cm (4 ft) or more above the adjacent floor. Section 4.62 requires handrails on stairs with more than four risers.
  • Doors and glazing. Section 4.35 says glass doors need hardware, bars or markings so they are easy to see. Check that doors close and latch properly.
  • Storage racks. Section 4.43.1 requires a qualified person to inspect racks for wear, corrosion, damage, missing parts and signs of fatigue at regular intervals and to record the results. Damage must be repaired to the manufacturer's or a professional engineer's specifications, and the rated capacity must be posted.
  • Washrooms. Section 4.85 says workers' washrooms must be kept in working order, clean and supplied.
  • Emergency lighting and exit routes. Section 4.69 requires emergency lighting for the workplace and exit routes where a lighting failure would be dangerous. Section 4.14 says emergency exit routes must be marked for quick, unimpeded exit, and drills must be held at least once a year.

What about the outside of the building?

Exterior upkeep matters for safety and for how the property shows to tenants:

  • Exterior exits. The City of Vancouver asks owners to keep exit routes in good condition and free of obstructions, and to regularly inspect and repair exterior stairs and fire escapes.
  • Elevated edges. Section 4.63 calls for a curb, where practicable, wherever a vehicle or equipment could run off the edge of an elevated area. Loading dock front edges are exempt from the guardrail rule under section 4.56, but only if other effective measures protect workers.
  • Doors and exterior finishes. Repair damaged doors, frames and walls near docks before they affect security or exiting.

Roofing, the building envelope and mechanical systems need their own qualified specialists and service schedules.

How do fire and life-safety systems fit into maintenance?

Treat them as a separate program run by certified service companies:

  • Vancouver's Fire By-law says the owner must ensure fire protection systems, fire pumps, emergency power systems and commercial kitchen exhaust systems are tested, inspected, repaired and maintained by a service agent, with service tags kept on the equipment.
  • Vancouver Fire and Rescue Services does not service or certify the equipment itself; an ASTTBC-certified company must.
  • The City requires a fire watch whenever part of a fire protection system is not working, and a fire safety plan in every building with a fire alarm system.
  • The City also asks owners to keep fire separations, including walls, ceilings and doors, properly repaired. See fire safety for building owners.

Outside Vancouver, the provincial BC Fire Code applies to existing buildings, including the inspection, testing and maintenance of fire protection equipment. Check with the local fire department where the property is.

When does maintenance work need a permit in Vancouver?

Routine upkeep usually doesn't. The City's When you need a permit page lists replacing fixtures, cabinets or flooring and painting among projects that don't need one. Work that generally does need one includes commercial renovations and tenant improvements, a change of use, moving interior walls or existing plumbing, electrical or gas lines, structural repairs and new floor area, such as a new mezzanine.

If you're unsure, the City asks you to contact its Development and Building Services Centre before work starts. Our guide to commercial building permits in Vancouver explains the process. Burnaby, Richmond, Surrey and other Metro Vancouver municipalities run their own permit offices.

In older buildings, WorkSafeBC section 20.112 also requires a qualified person to inspect for hazardous materials such as asbestos and lead before a renovation disturbs them.

How does maintenance keep an industrial unit leasable?

A vacant unit's condition is the first thing a prospective tenant sees. Good items to handle between tenants include demising wall repairs, painting, doors and hardware, floor patching, and refreshing the washrooms and front office.

When a new tenant needs more, such as a bigger office area, new washrooms or a different layout, it becomes a tenant improvement or a warehouse renovation with its own drawings and permits. A landlord work letter sets out who does which part. Items that keep coming back on the maintenance list are often better planned as a capital project.

Who should do maintenance work in an operating warehouse?

In an operating building, crews share space with forklifts, deliveries and the tenant's staff. When more than one employer has workers on site, WorkSafeBC rules call for a prime contractor to coordinate safety, so settle that in writing. Our guide on how to choose a commercial contractor covers what else to check.

How Multigroup Contracting helps industrial owners and managers

Multigroup Contracting is a commercial general contractor and fee-based construction manager founded in 2016, with our Vancouver office at 700-838 West Hastings St. We are registered with WorkSafeBC and carry $5M in liability insurance. As part of our commercial construction work in Vancouver and across Metro Vancouver, we handle interior and exterior general contracting for industrial properties, such as repairs to finishes, doors and demising walls, washroom and office area upgrades, and warehouse renovations.

Send us your maintenance list. Get a free quote, call 778-819-5933 or email info@multigroup.ca.

FAQ

Do routine repairs in a Vancouver warehouse need a building permit?

Usually not. The City lists painting and replacing fixtures, cabinets or flooring among projects that don't need a permit. Moving walls or plumbing, electrical or gas lines, structural repairs and tenant improvements generally do. If unsure, ask the City's Development and Building Services Centre.

How often should warehouse storage racks be inspected?

WorkSafeBC doesn't set one fixed interval. Section 4.43.1 requires a qualified person to inspect racks at regular intervals that prevent unsafe conditions from developing and to record the results. It applies to racks 2.4 m (8 ft) or taller, and to shorter racks loaded by machine.

Who maintains the sprinklers and fire alarm in a leased industrial building?

In Vancouver, the Fire By-law makes the owner responsible for having fire protection systems tested and maintained by a service agent, and the City's definition of owner includes lessees. Your lease should say who arranges it.

When does a mezzanine need a guardrail?

WorkSafeBC section 4.55 requires guards or guardrails on a mezzanine, platform or walkway that is 122 cm (4 ft) or more above the adjacent floor or grade and accessible to workers.

What should I check before renovating an older industrial building?

Confirm whether the work needs a permit, and arrange a hazardous materials inspection. WorkSafeBC section 20.112 requires a qualified person to identify materials such as asbestos and lead before a renovation disturbs them.

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