Strata railing replacement, Metro Vancouver
Full-building balcony guardrail replacement for strata corporations across Greater Vancouver. C.W.B. certified fabrication, structural engineering coordination, phased installation in occupied buildings, and complete documentation for strata records.
What we do
Strata railing projects are capital projects with engineering, governance, and occupancy requirements that residential work doesn't have.
A strata railing replacement is not a standard fabrication and install job. It is a capital project with depreciation report obligations, structural engineering requirements, building permits, phased site work in an occupied building, formal owner communication, and a documented close-out that the strata corporation files for future depreciation cycles.
We handle this from our C.W.B. certified Burnaby shop across Metro Vancouver. Our scope covers fabrication, installation, structural engineer coordination, permit submission, phased site management, and project close-out documentation. For buildings up to about 80 units, we deliver the project as prime contractor. For larger high-rise towers with complex access requirements, we partner with restoration general contractors experienced in swing-stage and rope access work.
Our experience spans townhouse complexes, low-rise and mid-rise concrete condos, and high-rise towers. Every building type has its own access logistics and project management requirements, we scope based on the specific building, not a generic unit price.
Why strata councils contact us
Project sequence
Eight steps from initial consultation to final documentation.
Steps 1 to 3
Initial site walk with the strata council and property manager. Structural engineer engagement, design, load calculations, connection details, and preliminary drawings. Test removal on 2 to 3 representative units to assess actual anchor point conditions and substrate repairs needed.
Steps 4 to 6
Detailed quote covering per-unit cost, contingency, schedule, and resident communication plan. Strata council and owner approval, special levy if required. Permit submission with engineer's sealed drawings. Full-building fabrication in the shop, typically 8 to 16 weeks.
Steps 7 to 8
Phased on-site installation, typically 4 to 8 units per week, with resident notification going out 2+ weeks before each phase. Final walk-through, cleanup, close-out documentation package for strata records including as-builts, engineer's letter, weld certifications, warranties, and maintenance schedule.
BCBC requirements
Multi-unit residential and commercial buildings are subject to higher guard loads than single-family residential.
Part 3 of the BC Building Code applies to most multi-unit residential buildings over 600 m² and three storeys, and to all commercial occupancies. Guard requirements step up from the Part 9 (single-family residential) load:
The higher top rail load drives heavier post sections, larger concrete anchors, or tighter post spacing compared to residential work. Engineering review is not optional, it is required for permit submission on Part 3 buildings.
For the full code reference, see our BC Building Code railing guide.
What's included
A complete close-out package for the strata records:
The strata files this package with its depreciation report records as proof of completion and as reference for the next replacement cycle.
Service area
We handle strata projects in every major municipality in the GVRD. Select a city for local project context.
Related guides
Why Jeff and Simon
Founded in 2007. Located in Burnaby at 2544 Douglas Rd #106.
FAQs
Answers for strata councils, property managers, and building consultants.
Three triggers: a depreciation report (required under the BC Strata Property Act for buildings with five or more strata lots) flagging the railings as reaching end-of-life; a structural engineer's assessment identifying code-compliance issues; or visible structural failure, corroded anchor points, loose posts, or failed sphere tests. The depreciation report is the most common trigger because it forces a documented replacement schedule into the strata's long-term capital plan.
Per-unit cost depends on building type, railing system, access method, and substrate condition. Townhouse complexes and low-rise buildings with direct exterior access sit at the baseline. Mid-rise concrete buildings requiring swing-stage access and glass system replacement sit at the premium end. Every project is quoted per building, request a consultation for preliminary budget ranges specific to your strata.
Yes, for Part 3 buildings (most multi-unit residential buildings over 600 m² and three storeys, and all commercial occupancies). A structural engineer must seal the railing design drawings covering post anchorage, load path, guard height, infill loading, and connection details. The engineer's seal is what the building department expects on the permit drawings and what protects the strata corporation from liability.
From initial strata council engagement to project close-out, expect 8 to 20 months for a mid-sized building. Engineering and design review takes 2 to 4 months. Permit approval runs 4 to 8 weeks depending on the municipality. Fabrication takes 8 to 16 weeks depending on scope. On-site installation runs 8 to 16 weeks for a mid-rise, broken into phases so residents receive advance notice for their specific unit.
Yes, that is the standard approach. Residents stay in their units throughout the project. Balcony access is restricted only during the days the crew is working on that specific unit, typically 1 to 3 days per balcony for replacement work. We coordinate with the property manager on 2 to 4 weeks advance notice to each owner before their unit is scheduled.
A complete close-out package includes: as-built drawings; structural engineer's stamped letter of conformance; CSA W47.1 weld certification records; product data sheets for all materials and coatings; galvanizing certificates per ASTM A123; powder coat product data and warranty; photo documentation of installation; warranty letters from Jeff and Simon Ironworks; and a maintenance schedule. The strata files this with its depreciation report records for future planning cycles.
The wave of 1980s and 1990s high-rise construction in Burnaby, Coquitlam, the West End, and New Westminster is now 30 to 40 years past completion. Original aluminum-framed guardrails from that era show galvanic corrosion at steel fasteners, failed sphere tests against current BC Code requirements, and strata insurance underwriting pressure. Proactive replacement before structural failure is increasingly standard across Metro Vancouver stratas.
The fabrication is similar, the project management is fundamentally different. A strata project involves engineering review, building permits, phased installation logistics for an occupied multi-unit building, formal owner communication, WorkSafeBC and insurance compliance for crews working at height, and detailed close-out documentation for strata records. It is a capital project with governance requirements, not a single-family renovation. The fabricator needs to be set up for that scope of work.
Strata railing replacements are funded through the strata corporation's contingency reserve fund, a special levy approved by owner vote, or a combination of both. For buildings where the contingency reserve is insufficient, strata financing options exist through several BC lenders. The strata works with a financial planner and their depreciation report to structure the funding approach.
Yes. We serve strata corporations across Metro Vancouver, Burnaby, Coquitlam, New Westminster, North Vancouver, West Vancouver, Port Moody, Richmond, Surrey, Langley, and the Sea-to-Sky corridor. The logistics of high-rise swing-stage work and phased installation are the same across the region. See our city-specific pages for more local context.
Get in touch
Send us the building address, unit count, number of storeys, current railing type, and any existing engineering or consultant reports. We will schedule an initial site consultation and provide a preliminary budget range.
