Materials in through a booked dock, up a reserved elevator, and out again the same day. That is an hour at each end of every shift.
Most suites were handed over with one thin coat over unprimed drywall. It burnishes where a cloth touches it and patches never blend.
King East and Liberty Village conversions bring exposed brick, concrete ceilings and ductwork, none of which take a standard wall product.
From Bathurst east to the Don, Bloor south to the lake: the Entertainment and Financial districts, St Lawrence, Corktown, King West and Liberty Village, Yorkville and the Bay Street corridor. The stock is overwhelmingly vertical and mostly recent, with a band of warehouse conversions through King East and Liberty Village where the interior surfaces are concrete, brick and steel rather than drywall throughout.
Permitted hours, insurance requirements and elevator process checked with management before a date is committed.
Load in and load out shown separately so a downtown price can be compared honestly against a suburban one.
Smooth slab, skim or sprayed texture, each with its own per-room price and its own testing rule.
Corridor and lobby protection included rather than charged as an extra after the fact.
A downtown job is scheduled backwards from the building’s requirements rather than from the crew’s availability. Property management needs a contractor’s certificate of insurance naming the corporation, filed and acknowledged. The service elevator has to be booked, often days ahead and sometimes only in specific windows. The loading dock may have its own separate reservation.
Getting turned away at the dock because one of those was missing costs a full day and there is no way to recover it. We complete that sequence before a date is confirmed, which is why our downtown quotes take a little longer to produce than a suburban one.
Almost every downtown suite was handed over with a single thin coat of a low-cost flat, sprayed onto drywall that was never separately primed. It looks acceptable on handover and then marks permanently at the first contact with a cloth or a chair back.
Two consequences follow. First, a suite that is only a few years old usually needs two full coats rather than a refresh, because the first coat is doing the priming the builder skipped. Second, spot repairs almost never blend: the surrounding paint has so little body that a patch flashes dull against it. On a visible wall the honest answer is to paint corner to corner.
The warehouse conversions through King East, Liberty Village and the east end of the Distillery area bring surfaces that do not appear anywhere else in the city's housing: solid masonry interior walls, exposed concrete slab ceilings, and painted structural steel and ductwork overhead.
Each needs its own product. Solid brick has to stay breathable. Concrete needs a coating that will bond to a dense, low-porosity surface. Overhead steel and duct work is spray work, and spraying in an occupied loft with no interior doors to close means containment rather than a dust sheet.
Access. Materials come in through a booked dock and up a reserved service elevator, and most buildings will not permit storage in a common area overnight, so everything goes out again at the end of the day. That is roughly an hour at each end of every shift, plus the administrative time to file insurance and hold the booking. We show it as its own line rather than inflating the wall rate.
Yes, and they need different products. Interior brick in a warehouse conversion takes a breathable mineral coating if it is solid masonry, and an exposed concrete ceiling takes a product that will bond to a dense, sealed surface. Neither takes a standard drywall wall paint.
Most downtown boards restrict contractor work to weekday daytime hours. We confirm your building's rule with property management in writing and build the schedule around it, because a plan built on evenings will not get past the concierge.