# What is a base building turnover for a vacant commercial unit?

> What a base building or vanilla box turnover of a vacant commercial unit includes, and the permit, payment and WSIB rules that apply. Cruzz Construction.

- Canonical HTML: https://cruzzconstruction.com/commercial/unit-turnovers/
- Section: Home > Commercial > Commercial unit turnovers
- Business: Cruzz Construction, Hamilton, ON, Canada (serves Hamilton, Burlington, Oakville, Ancaster, Dundas, Stoney Creek, Waterdown, Mississauga, Toronto)
- Phone: (289) 308-6563 | Email: info@cruzzconstruction.com
- Page updated: 2026-11-04

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Commercial construction

A base building turnover, often called a vanilla box, returns a vacant commercial unit to the condition the next lease promises: the old tenant's work removed, demising walls sound, base power, water and HVAC to the unit, and usually a washroom. The lease defines it, not a regulation. Cruzz Construction turns over vacant units for landlords and property managers in Hamilton, Halton and the GTA.

[Call (289) 308-6563](tel:+12893086563) [Discuss a project](https://cruzzconstruction.com/request/?face=commercial)

## What does a vanilla box usually include?

Whatever the landlord-work schedule of the next lease says. Common items are removing the previous fit-out, patching the demising walls and slab, a base electrical panel and lighting, water and a drain stub, HVAC sized for the unit, and an accessible washroom. Everything past that is the next tenant's work, described on the [tenant improvements page](https://cruzzconstruction.com/commercial/tenant-improvements/).

## Does a turnover need a building permit?

When it changes walls, exits, washrooms or building services, usually yes. Hamilton's [small-business permit guidance](https://www.hamilton.ca/build-invest-grow/starting-small-business/permits-inspections/building-permits-small-businesses) is the starting point there, and the [Building Code](https://www.ontario.ca/laws/regulation/240163) governs the construction, including the fire separations that demising walls between units often have to be. The municipality decides for the specific work.

## Who pays, and on what schedule?

The landlord is the owner under the [Construction Act](https://www.ontario.ca/laws/statute/90c30), so proper invoices are paid within 28 days and the 10 per cent holdback applies. A property manager turning over several units can set one contract with a unit-by-unit schedule. See [prompt payment](https://cruzzconstruction.com/guides/prompt-payment/).

## Does the landlord need the contractor's WSIB clearance?

Yes. A landlord or property manager is a business hiring construction work, so the [WSIB](https://www.wsib.ca/en/clearancefaqs) clearance requirement applies before work starts and for its duration. The home-renovation exemption does not cover rental or commercial units. See [WSIB clearance certificates](https://cruzzconstruction.com/guides/wsib-clearance/).

## What should a property manager send?

The unit drawings or a measured plan, photos, the landlord-work schedule from the lease or the standard turnover spec for the property, the date the next tenant takes possession, and the building's rules for contractors. [Working around open neighbours](https://cruzzconstruction.com/commercial/occupied-renovations/) covers hours and dust.

**A typical turnover split between landlord and next tenant**

| Item | Base building turnover | Next tenant's fit-out |
| --- | --- | --- |
| Previous fit-out | Removed, slab and walls patched. | Not applicable. |
| Demising walls | Sound, and rated where the Building Code requires. | Interior partitions. |
| Power, water, HVAC | A base supply to the unit. | Distribution inside the unit. |
| Washroom | Often one accessible washroom. | Any added washrooms. |
| Finishes | Primed walls, bare or base ceiling. | The tenant's finishes and storefront. |

Published by Cruzz Construction, Hamilton. Updated November 4, 2026.

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## Prepare the brief.

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[What to include in your enquiry](https://cruzzconstruction.com/guides/quote-preparation/)

[info@cruzzconstruction.com](mailto:info@cruzzconstruction.com)

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