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.
Does a turnover need a building permit?
When it changes walls, exits, washrooms or building services, usually yes. Hamilton's small-business permit guidance is the starting point there, and the Building Code 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, 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.
Does the landlord need the contractor's WSIB clearance?
Yes. A landlord or property manager is a business hiring construction work, so the WSIB 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.
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 covers hours and dust.
| 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. |