You can renovate a commercial building while it stays open, as long as the work is planned around the people still using it. In Vancouver and across Metro Vancouver, that comes down to five things: a construction fire safety plan before work starts, exits and fire protection that keep working, dust and hazardous materials controlled at the source, noisy work kept within by-law hours, and deliveries, shutdowns and notices scheduled so neighbouring tenants can keep trading.

This guide is for owners, landlords and property managers of office, retail, industrial and mixed commercial buildings where some tenants keep operating while another part of the building is renovated. If you are the business being renovated and want to stay open yourself, see our guide to keeping your business open during a commercial renovation.

TL;DR

  • Have a construction fire safety plan before work starts, and keep a 1-hour fire separation between occupied space and the work.
  • Inspect for hazardous materials first, and control silica dust at the source.
  • Keep noisy work within by-law hours, and plan deliveries and shutdowns with the property manager.

What changes when the rest of the building stays open?

In an empty building, the site is the whole property. When tenants keep trading, the site is a closed-off part of someone else's workplace. Corridors, elevators, loading docks, washrooms and parking are shared, so every decision about routes, waste and loud work affects people outside the project.

So start with the neighbours, not just the drawings: who is open when, which routes they rely on, and what they can't lose, such as a storefront entrance, a shared washroom or the dock door where their stock arrives.

What fire and life-safety rules apply during construction?

The BC Fire Code has a section for buildings undergoing construction, alteration or demolition, and Vancouver's Fire By-law adopts the BC Fire Code with local changes. For a building that stays open, the key points are:

  • Plan first. A fire safety plan for the site is required before work starts, and an existing building fire safety plan has to take the construction into account. The City's construction fire safety plan bulletin says Vancouver contractors need both a construction safety plan and a construction fire safety plan before construction starts, and the fire safety plan must be on site at all times.
  • Separate the work. Where part of a building continues to be occupied, it must be separated from the construction area by a fire separation with a fire-resistance rating of at least 1 hour.
  • Keep systems on. Fire protection systems stay operational in the work area where reasonably practical. If part of a system has to be shut down, the code sets out the protection needed during the shutdown.
  • Keep a watch. Unless the building has a fire alarm system or similar equipment, a fire watch with tours at least every hour is required while part of the building is occupied during construction. In Vancouver, the City also requires a fire watch whenever part of a fire protection system is not working.

Exits deserve their own walk-through. Hoarding, stored material and temporary walls must not block a neighbour's route to an exit. If a route has to change, update the fire safety plan first and sign the new route clearly. Outside Vancouver, check with the local fire department. Surrey, for example, publishes its own construction fire safety plan template.

How do you control dust and hazardous materials next to occupied space?

Start with what's in the walls and ceilings. WorkSafeBC section 20.112 requires the owner and the employers responsible for the work to have a qualified person inspect for hazardous materials, such as asbestos and lead, before a renovation begins. The written report must be available at the worksite, and identified materials must be safely contained or removed before work that could disturb them goes ahead.

Then control everyday construction dust. Cutting, grinding and drilling concrete, masonry or tile can release silica dust, and WorkSafeBC expects an exposure control plan for that work. Practical controls in a building that stays open include:

  • Full-height dust walls with sealed joints, and a zipper door or proper door at the entry to the work area.
  • Tools with water or vacuum dust collection, and HEPA vacuums instead of dry sweeping.
  • Walk-off mats at the boundary, and covered carts for debris moving through shared corridors.

When can noisy work happen in Vancouver?

The City of Vancouver's Noise Control By-law allows construction noise on private property Monday to Friday from 7:30 a.m. to 8 p.m. and Saturday from 10 a.m. to 8 p.m., with none on Sundays or holidays. Outside those hours, construction noise is only allowed with a noise by-law exception permit. Our guide to after-hours construction permits in Vancouver covers how that works. Burnaby, Richmond, Surrey and other Metro Vancouver municipalities set their own hours, so check the local by-law.

By-law hours are the outer limit, not the plan. In an open building, the loudest work, such as demolition, coring and anchor drilling, should be scheduled around the neighbours' busiest hours and agreed with the landlord.

How do you keep deliveries, access and parking working?

Before work starts, agree with the property manager on:

  • Which entrance, elevator and loading dock the crew uses, and when, so tenants' own deliveries still get through.
  • Elevator and floor protection along the route, and who cleans shared areas at the end of each day.
  • Where the waste bin sits, so it doesn't block a tenant's entrance, a fire route or an exit.

If the work needs space beyond the property line, such as part of a sidewalk, lane or curb lane for a bin, lift or delivery, Vancouver may require a construction street use permit through Engineering's Street Use Review.

How do you handle shutdowns and keep tenants informed?

Tie-ins to power, water, fire alarm or sprinkler systems can affect more than the suite being renovated. Plan each one as its own event: what goes off, which tenants it affects, who restores and tests it, and who confirms it is back in service. Where possible, schedule shutdowns for when the affected tenants are closed, and give written notice through the property manager.

Keep communication simple: one contact on site, a posted schedule of noisy work and shutdowns, and an easy way for tenants to raise a problem. In our experience, surprises cause more friction than the work itself.

Who is responsible for safety in a shared building?

When two or more employers have workers on site at the same time, WorkSafeBC says a written agreement should identify a prime contractor. Without one, the owner is considered the prime contractor. The prime contractor coordinates health and safety for everyone at the workplace. In a building that stays open, settle this in writing before work starts, together with the landlord's rules for contractors.

The renovation itself still needs the usual approvals; see commercial building permits in Vancouver and how to choose a commercial contractor.

How Multigroup Contracting helps

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. We renovate offices, stores, restaurants and cafes, and industrial and warehouse space across Metro Vancouver, including work in buildings where neighbouring tenants keep trading. See our tenant improvements, office fit-outs, retail buildouts, coffee shop renovations and commercial construction services.

Tell us about your building and who needs to stay open. Get a free quote, call 778-819-5933 or email info@multigroup.ca.

FAQ

Can a commercial building stay open during a renovation?

Usually, yes. The BC Fire Code requires a fire safety plan before work starts, a fire separation with at least a 1-hour rating between occupied space and the construction area, and fire protection systems kept operational where reasonably practical.

Is a fire watch required when renovating an occupied building?

Under the BC Fire Code, a fire watch with tours at least every hour is required while part of a building is occupied during construction, unless the building has a fire alarm system or similar equipment. In Vancouver, the City also requires a fire watch whenever part of a fire protection system is not working.

What hours can construction happen in Vancouver?

On private property, the City of Vancouver allows construction noise Monday to Friday from 7:30 a.m. to 8 p.m. and Saturday from 10 a.m. to 8 p.m., with none on Sundays or holidays. Other hours need a noise by-law exception permit.

Who is the prime contractor when several employers work in one building?

WorkSafeBC says a written agreement should identify the prime contractor when two or more employers have workers on site at the same time. Without one, the owner is considered the prime contractor.

Is a hazardous materials survey needed before renovating an occupied commercial building?

Yes. WorkSafeBC section 20.112 requires the owner and the employers doing the work to have a qualified person inspect for hazardous materials, such as asbestos and lead, before renovation begins. The written report must be available at the worksite.

Sources