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Project workCommon area and capital projects, on one fixed bid.
Stairs, railings, corridors, lobbies, and amenity space. We tender the trades, hold the schedule, and carry the whole job on one contract, so council or your owner has one number to call and one invoice to approve.
What we bid
Common area and building improvement work for stratas, rental portfolios, and commercial owners.
- Stair, landing, and guardrail replacement to engineered drawings
- Handrail upgrades and code compliance work
- Corridor refurbishment: flooring, paint, lighting, doors, signage
- Lobby and entrance renovation
- Amenity room, gym, and meeting room upgrades
- Parkade line painting, bollards, signage, and drainage repairs
- Exterior wood repair, deck and balcony surfacing, and repainting
- Fencing, gates, mail room, and bike room build-outs
- Multi-unit renovation programs: kitchens, baths, flooring by phase
- Post-fire and post-flood reinstatement of finishes
- Tenant improvement and demising work in commercial space
- Deficiency and warranty programs for developers
From walkthrough to closeout
Walkthrough and scope
We walk the building with you or your consultant and put the scope in writing, including what we are explicitly not pricing.
Fixed price and schedule
Trades tendered, price fixed, schedule staged around occupancy. Allowances stated separately with unit rates.
Delivery under one contract
One site lead, one point of contact, and weekly written progress so council or the owner is never guessing.
Closeout package
Sign-offs, permits and inspections, warranties, and photo documentation handed over as one file.
The coordination is the risk, not the trade.
Multi-trade common area work goes wrong between the trades, not within them. The railing supplier is two weeks late, the painter is booked, the flooring arrives before the doors are hung, and each one is technically right that it is not their problem.
Carrying the whole scope on one contract puts that risk on us. You approve a price and a date, we chase the sequencing, and if a trade slips it is our schedule that absorbs it. For strata councils that also means one presentation, one contract to sign, and one set of progress reports for the minutes.
- One contract, one insurance certificate, one invoice stream
- Permits, inspections, and consultant coordination handled
- Staged so residents keep access, egress, and parking
- Weekly written progress in a form council can circulate
- Closeout file assembled as we go, not reconstructed at the end
What these jobs usually involve
Indicative scopes and durations. Every building is different and a real number needs a walkthrough.
| Project | Typical scope | Typical duration |
|---|---|---|
| Stair & railing replacement | Engineered drawings, permit, demolition, new structure, guardrails, finishes | 3–8 weeks |
| Corridor refurbishment | Flooring, paint, lighting, door refinishing, signage, one floor at a time | 1–2 weeks per floor |
| Lobby & entrance upgrade | Finishes, millwork, lighting, mail area, entry doors and hardware | 3–6 weeks |
| Amenity room upgrade | Finishes, cabinetry, fixtures, flooring, equipment coordination | 2–5 weeks |
| Multi-unit renovation program | Kitchens, baths, and flooring rolled through units in phases | By unit count |
| Exterior wood & deck repair | Rot removal, framing repair, surfacing, coatings, guardrail work | 2–6 weeks |
Structural work such as stairs, landings, and guardrails normally requires engineered drawings and a building permit. We coordinate both, and we will tell you at walkthrough when a consultant is needed before anyone can price the work honestly.
Project questions
What size of project do you take on?
From a single stairwell or lobby up to a full corridor refurbishment or a multi-unit renovation program. Below roughly the cost of a few work orders it is cheaper for you to run it as maintenance, and we will say so.
Do you self-perform or subcontract?
Both. Painting, carpentry, general labour, and cleaning are our own crews. Structural, electrical, plumbing, and anything requiring a licensed ticket goes to licensed subtrades that we tender, schedule, and supervise. Either way you hold one contract with us.
Will you work to an engineer's or consultant's specification?
Yes, and for structural work such as stairs, landings, and guardrails you should expect to need one. We build to the issued drawings and specification, coordinate the permit and inspections, and hand back the sign-off documentation with the closeout package.
How do you price a project?
Fixed price against a defined scope wherever the scope can be defined, which is most of the time. Where conditions are genuinely unknown behind a finish, that portion is carried as a stated allowance with unit rates, so a surprise does not become an open cheque.
Can you present to a strata council?
Yes. We will walk the building with the council or the manager, put the scope and price in a form that can be circulated to owners, and attend the meeting where the decision gets made.
How do you handle occupied buildings?
Work is staged so access, egress, and parking stay usable, with notice to residents before each phase. For stairs and corridors that usually means working one run or one floor at a time and leaving a safe path every night.
Request a written price
Send the address, the scope, and the date. Written quote back within one business day.