A practical guide for Property Managers, Strata Councils & Building Owners. When your building begins to show signs of wear and tear, from peeling paint to crumbling concrete and leaking balconies, restoration is far more than just a cosmetic fix. It’s a critical investment in your property’s safety, its longevity, and value.
From structural repairs to waterproofing, envelope upgrades, and painting, the scope of work can be complex and costly. Choosing the wrong contractor can result in inconvenient delays, cost overruns, legal headaches, and even more damage down the road.
In this guide, we’ll walk you through what sets top building restoration contractors apart — and how to make a confident, informed decision. You’ll learn how to evaluate experience and credentials, understand contract terms, spot red flags, and set your project up for success from day one.
But not all building restoration contractors bring the same level of experience, transparency, or professionalism to the table. And when you’re the one responsible for finding the right team to understand and undertake the unique requirements of your residential or commercial property, the stakes couldn’t be higher.
From structural repairs to waterproofing, painting, and envelope upgrades, the scope of work can be complex and costly. Choosing the wrong contractor can result in inconvenient delays, cost overruns, legal headaches, and even more damage down the road.
In this guide, we’ll walk you through what sets top building restoration contractors apart — and how to make a confident, informed decision. You’ll learn how to evaluate experience and credentials, understand contract terms, spot red flags, and set your project up for success from day one.
Alright, let’s get real for a second—when your building starts looking less “modern chic” and more “post-apocalyptic,” with the paint flaking off like a sunburn and balconies that leak every time it drizzles, it’s not just about slapping on a fresh coat and calling it a day. This is about keeping the place safe, standing, and, honestly, not tanking your property value.
Now, here’s the kicker: not every contractor out there is gonna bring their A-game. Some are rockstars—super transparent, know their stuff, and actually care. Others? Well, let’s just say you wouldn’t trust them to fix a sandwich, let alone your building. If you’re the one in charge of picking the crew, the pressure’s on. One wrong move and you’re looking at blown budgets, endless headaches, maybe even lawsuits. No one wants that drama.
Step 1: Identifying the scope of restoration
Before you can start comparing contractors, it’s important to understand the scope and nature of the restoration work your building needs. Not all issues or situations are as urgent as others, but all should be addressed by professionals who can keep things in check.
How bad? Is it cosmetic or structural?
Knowing the difference helps you prioritize urgency and budget appropriately.
+ Cosmetic issues: This includes things like peeling paint, faded coatings, or minor surface cracks. These are usually more of an aesthetic issue, and if dealt with early enough, they don’t affect the performance of the building envelope.
+ Structural concerns: These involve issues like concrete spalling (breaking, flaking, or chipping of a concrete surface), balcony deterioration, compromised membranes, or water ingress. These issues only worsen over time, becoming more costly to fix and may pose safety risks.
Unsure? A professional contractor will give you a clear and honest assessment of the situation.
Is it maintenance, or a capital project?
Restoration projects typically fall into one of two categories:
+ Operating maintenance projects: These are smaller, recurring tasks like painting, sealant replacement, or localized waterproofing.
+ Capital restoration projects: Larger, more complicated undertakings such as full building envelope rehabilitation, complete balcony restorations, or major concrete repairs. These projects often require significant planning and funding.
Tip: Get a professional assessment first
If you’re unsure about the scope or severity of your building’s condition, it’s a good idea to get a building condition assessment or an engineer’s report. This not only gives you clarity but can also help define the project for potential contractors.
Different types of building reports in BC
Building Condition Assessment (BCA)
Offers a comprehensive overview of a building’s systems, structure, and envelope. Engineers will:
- Review documents like drawings and past reports
- Conduct visual inspections and sample unit walkthroughs
- Provide cost estimates, lifespans, and prioritization of repairs
Building Envelope Condition Assessment (BECA)
Specializes in evaluating the overall envelope performance, like walls, membranes, and waterproofing. It may involve:
- Review of construction documentation
- Visual checks and exploratory openings
- Moisture testing and thermography
Specialized Engineering Investigations
Depending on your building’s specific situation or condition, you might need:
- Targeted leak investigations
- Structural or humidity assessments
- Warranty reviews
Depreciation Reports
For strata properties in BC, a depreciation report (also known as reserve fund studies) is an essential planning tool. These reports, prepared by an engineer, outline the condition and expected lifespan of a building’s major components, like the roof, windows, balconies, cladding, etc. This allows for an accurate forecast of the repair and replacement costs over 30 years.
How a good contractor can help: Once you have a depreciation report, a qualified building renewal contractor can use those projections to define the scope of work, provide more accurate pricing, prioritize projects, and ensure that quotes align with actual site conditions.
Specialized Engineering Investigations
Depending on your building’s specific situation or condition, you might need:
- Targeted leak investigations
- Structural or humidity assessments
- Warranty reviews
Look for relevant experience & restoration expertise
It’s important to get the right team for the job, especially when it comes to building restoration. Whether you’re dealing with peeling paint, water ingress issues, or rotting or aging balconies, it’s important to find a contractor who specializes in building envelope restoration and understands the complexities of the task and your property type.
For example, restoring occupied residential buildings requires thorough scheduling and communication to minimize disruption to residents. Commercial buildings present another layer of challenges, including tight deadlines and ongoing access constraints. The right contractor will have experience managing these dynamics.
Checklist for evaluating experience:
- Ask for examples of past project photos, especially for buildings similar in size, age, and materials to your own
- Confirm whether the contractor has worked on live sites (those with residents or businesses still in operation)
- Check if they’ve handled the specific issue you’re facing, whether it’s concrete spalling, membrane failure, or window sealant replacement.
If you’re unsure what to ask, this guide to asking better contractor questions offers a smart starting point. You can also check out highlights from our Contractor Webshop Q&A for real-world examples of what to look for and what to avoid.
Verify Licensing, Insurance & Safety Record
Start by confirming that your contractor is properly licensed to operate in your municipality.
Then, don’t be afraid to look into their insurance coverage, including general liability and bonding, to ensure your property and residents are protected if something goes wrong.
Don’t forget WorkSafeBC coverage—this is your assurance that workers are covered, and you’re not exposed to liability if there’s an injury on site.
Safety shouldn’t be an afterthought
Ask the contractor to share their safety protocols, training requirements, and documentation. A reputable contractor will have a clear process for site safety and containment, including fencing, signage, and protecting residents, tenants, and visitors throughout the duration of the project.
Quick Tip: Look for a company that builds safety into their culture—not just their paperwork. You’ll see it in how they communicate, how they stage the site, and how they plan each phase of the project.
The Big 6 for Safety
When you’re choosing a contractor and assessing a company’s construction safety program, consider these six essential safety standards:
1. WorkSafeBC Status
Always confirm that your contractor is in good standing with WorkSafeBC. Some companies fall behind on their premiums, which can put you at risk. You can also check their status directly on the WorkSafeBC website. If listed as “delinquent,” the company hasn’t paid its premiums—don’t let them start work until that’s resolved.
2. Liability Insurance
Make sure your contractor carries active liability insurance—typically between $2M and $10M. Ask for a certificate of insurance before work begins. For added protection, request that your building or strata be listed as “additionally insured” for another layer of liability insurance.
3. Construction Safety Manual
A company serious about safety will have a detailed safety manual. Often hundreds of pages long, this manual outlines a company’s safety protocols, policies, and procedures. Ask to see it! (Or at the very least, ensure that they have one.)
4. Safety Certifications
Contractors should ensure their crews hold valid safety certifications—like WHMIS, fall protection, first aid, and aerial lift operation. You can request proof of certification for peace of mind.
5. Personal Protective Equipment (PPE)
PPE like hard hats, high-vis vests, steel-toed boots, and respirators helps keep crews safe. Reputable contractors enforce PPE standards on every site.
6. Daily Hazard Assessments
A good contractor will hold brief daily safety meetings to address new job site risks—like weather or equipment changes—to keep everyone informed and injury-free.
Before You Request Quotes: Build a Project Brief
Effective contractor selection starts with clarity. A simple project brief helps you define your scope of work, timeline, key contacts, and any must-haves. It doesn’t need to be fancy or technical—just a clear document you can share with all bidders.
By putting this together first, you’ll attract the right contractors and make it easier to compare proposals side-by-side.
Make sure it’s clear: Getting detailed and transparent proposals
A solid proposal should include a clear breakdown of costs, materials, and timelines—along with any exclusions or allowances. Watch for vague line item descriptions or unusually low pricing, which may point to corner-cutting or future change orders.
Tip: Ask to see a sample closeout package or progress report. These will give you insight into how organized, accountable, and transparent the contractor is.
Warranties and post-project support
Any trustworthy contractor will stand behind their work long after the scaffolding comes down. Ask what warranties are included on both labour and materials, and be sure to clarify ahead of time who will be responsible for handling deficiencies or service calls once the job is complete.
You should be able to get clear answers to questions like:
- “What does your follow-up process look like?”
- “Who do I contact if something goes wrong after project completion?”
At WCP, we go further than most. Our PROTECH Warranty & Maintenance Program includes up to 5 years of warranty coverage, 2-year maintenance follow-ups, and a detailed completion and maintenance manual, designed to extend the life of your building renewal investment. It’s an industry-leading program that protects your property long after the work is complete.
Ask for references (and actually call them)
A reputable contractor should be happy to provide references from recent projects. If they’re hesitant or can’t provide any, that’s a red flag.
When speaking with past clients, ask questions like:
- Was communication clear and consistent?
- Were there any major delays, disruptions, or disputes?
- Are you satisfied with the quality and longevity of the work?
Bonus tip: If possible, visit a completed site in person. Seeing the results firsthand can give you confidence in your hiring decision.
Red flags
Before you even request a quote, you can often spot signs that a contractor might be one you want to avoid. During our recent webshop, property managers and strata leaders shared their biggest contracting regrets, and many started with ignoring early red flags.
Here are a few to watch out for:
+ No, or poor online presence. No reviews or portfolio? That’s a problem.
+ Only perfect 5-star reviews. If all the reviews sound generic or were posted in a short span of time, they may not be real.
+ If answers to your questions are vague, evasive, or delayed, expect more of the same during your project.
+ Pushy sales tactics. Pressure to sign quickly or avoid competitive bidding should raise your guard.
+ Unwillingness to provide references. Legitimate contractors will gladly connect you with past clients.
A little effort goes a long way
Choosing the right contractor will take some effort upfront, but it pays off in peace of mind and quality results.
If you’re planning a project, WCP can help. Reach out for a custom quote tailored to your building’s needs, and ask about our industry-leading ProTech Warranty and maintenance program.
We’re here to help
For more information on our services, or to request a quote for your property, contact us at [email protected] or call us at 604-420-5552
Protect your property and plan with confidence. Reach out today for a free, no-obligation quote.
