A lobby or corridor renovation is one of the most visible projects a strata council will approve. Every owner walks through the result, so problems get noticed quickly. Choosing the right contractor matters, but so does the groundwork the council does before asking for quotes. This guide covers what Vancouver strata councils and property managers should sort out first, and how to compare contractors once the bids arrive.
What counts as a common area renovation
In most Vancouver buildings, common area work means the interior spaces every resident shares: the main lobby, elevator lobbies on each floor, corridors, mail rooms, amenity rooms, gyms and parkade entrances. Typical scopes include new flooring or tile, wall finishes and paint, ceilings and lighting, millwork such as the concierge desk or mailbox surround, and the hallway side of suite entry doors.
Before talking to contractors, check your strata plan. Some areas that look shared may be limited common property, which can change who pays and who decides.
Step 1: Confirm what approval you need
Under section 71 of the Strata Property Act, a strata corporation must not make a significant change in the use or appearance of common property unless the change is approved by a 3/4 vote at a general meeting, or there are reasonable grounds to believe an immediate change is needed for safety or to prevent significant damage.
A full lobby redesign is very likely a significant change in appearance. Replacing worn carpet with similar carpet usually is not. Between those two ends there is a grey area. BC Civil Resolution Tribunal decisions look at factors such as how visible the change is, whether it affects how owners use and enjoy their units, and whether it affects value or marketability. If you are unsure, get advice from your strata manager or a strata lawyer before the meeting notice goes out, because a project approved by council alone can be challenged later.
Also confirm how the work will be paid for. Spending from the contingency reserve fund and special levies have their own voting requirements. Where possible, put the approval and the funding resolution on the same agenda so the project is not delayed by a second meeting.
Step 2: Use your depreciation report
Since July 2024, BC strata corporations with five or more lots can no longer defer their depreciation report with an annual vote, and must obtain a new report every five years. For a renovation, the report helps in two ways. It shows the expected remaining life of finishes like flooring and lighting, which helps explain the timing to owners. It also shows what else is coming due, so you do not install new corridor finishes a year or two before work behind those walls is scheduled.
Step 3: Check for hazardous materials first
If your building was built before 1990, WorkSafeBC requires a qualified person to inspect for hazardous materials such as asbestos and lead before renovation work begins. Common suspects in older lobbies and corridors include drywall joint compound, textured ceilings, vinyl floor tiles and the adhesive under them.
Order the survey before requesting quotes. A contractor cannot price a corridor accurately without knowing whether the old flooring needs licensed abatement first, and surprises here are one of the most common reasons strata projects go over budget. Many municipalities also ask for the survey with the building permit application.
Step 4: Write a clear scope before asking for quotes
Three contractors pricing three different ideas of “refresh the lobby” will give you numbers you cannot compare. A good scope document lists:
- Every area included, floor by floor
- Finishes and products, or at least the quality level and allowances
- Working hours allowed by your bylaws and the municipality
- How residents will get in and out during the work, including accessible routes
- Elevator protection and booking rules
- Who is responsible for permits, design and the hazardous materials survey
If the project changes the layout, adds new lighting design or affects fire separations, bring in a designer or architect before tender. For straightforward finish replacement, a detailed written scope with photos is often enough.
Step 5: What to check on every contractor
- WorkSafeBC clearance letter. Ask for a current letter showing the company is registered and in good standing. Without it, the strata could be held responsible for the contractor’s unpaid premiums.
- Liability insurance. Ask for a certificate, compare the coverage with what your strata manager or insurer recommends, and ask for the strata corporation to be named as an additional insured.
- Experience in occupied buildings. Working in a lobby that hundreds of residents walk through every day is very different from working in an empty commercial unit. Ask for examples of similar buildings and a reference you can call.
- Who will be on site. Find out whether the company’s own crew does the work or whether it is all subcontracted, and who your daily contact will be.
- A realistic schedule. A very short schedule in an occupied building often means overtime, more noise complaints or skipped steps.
Step 6: Plan for the residents
Most complaints during common area projects are about communication, not workmanship. Agree on these points before work starts:
- A notice to all owners and tenants at least a week before work begins, with dates, work hours and a contact person
- Updated notices in the elevators and lobby when the work moves to a new phase
- Dust control with barriers, floor protection and cleanup at the end of each day
- A safe, clearly marked route through the work area that stays usable for wheelchairs and strollers
- Noisy tasks such as tile removal scheduled for the middle of the day
Step 7: Payments, holdback and deficiencies
Pay in stages tied to completed work rather than large deposits. In British Columbia, the Builders Lien Act requires a 10 percent holdback on most construction contracts, held for 55 days after the work is complete. Ask your strata manager how the holdback will be managed. Before the final payment, walk the site with the contractor, write a deficiency list and agree on a date for each item.
A note on timing
Common area work goes more smoothly when it avoids the busiest move-in days and holiday periods when more residents are home. Specialty tile, light fixtures and custom millwork can take several weeks to arrive, so order long lead items before demolition starts, not after.
Frequently asked questions
Can the strata council approve a lobby renovation without an owners’ vote?
Council can approve routine repair and maintenance, but a significant change in the use or appearance of common property needs a 3/4 vote of owners at a general meeting. When in doubt, get advice before going ahead.
How long does a lobby renovation take?
It depends on the scope. Replacing flooring and paint in a small lobby can take a couple of weeks of site work, while a full redesign with new millwork, ceilings and lighting often takes several months once design, approvals and material lead times are included.
Do we need a building permit?
Cosmetic finish replacement often does not, but work involving walls, fire separations, plumbing, electrical or layout changes usually does. Requirements differ between Vancouver, Burnaby, Richmond and other municipalities, so confirm with the local building department.
Blue Cat Contracting renovates lobbies, corridors and amenity spaces in occupied strata and multifamily buildings across Greater Vancouver. See an example in our 47-storey strata renovation project.
This article is general information, not legal advice. Check your bylaws and consult your strata manager or lawyer about decisions for your building.