Commercial renovation glossary

Tenant Improvement

Construction work done to customize a leased commercial space for a specific tenant. A TI typically includes framing, drywall, ceilings, flooring, electrical, plumbing, HVAC, and millwork. The scope and who pays for it are usually defined in the lease as a Tenant Improvement Allowance (TIA).

See also: Office Tenant Improvement Toronto

Infection Control Risk Assessment

A construction protocol required for any renovation in or adjacent to occupied healthcare facilities. ICRA procedures include sealed dust barriers, HEPA-filtered negative air pressure machines, dedicated entry/exit routes, daily contamination control, and phased handover to minimize patient exposure risk.

See also: Medical Office Renovation Toronto

Mechanical, Electrical, and Plumbing

The three core building systems that must be modified in almost every commercial renovation. Mechanical covers HVAC (heating, ventilation, and air conditioning). Electrical covers panel capacity, branch circuits, and lighting. Plumbing covers drains, water supply, and fixtures. MEP work is typically the largest cost component in any commercial renovation.

Ontario Building Code

The provincial regulation governing all construction, renovation, and demolition in Ontario. The OBC sets minimum requirements for structural integrity, fire safety, accessibility, plumbing, and HVAC. Commercial renovations must comply with the edition of the OBC in force at permit submission. The current Ontario Building Code is the 2012 OBC with subsequent amendments.

Accessibility for Ontarians with Disabilities Act

Provincial legislation requiring Ontario businesses to identify and remove accessibility barriers. In commercial renovation, AODA requirements affect: minimum door clear widths (850mm), accessible washroom dimensions and hardware, service counter heights with knee clearances, ramp grades (1:20 max), and tactile walking surface indicators. All commercial renovations in Ontario must meet AODA barrier-free standards.

See also: Daycare Renovation (AODA-compliant)

Sound Transmission Class

A numerical rating that measures how well a wall, floor, or ceiling assembly reduces airborne sound. Higher numbers mean better acoustic separation. Standard open office partitions: STC 33-38. Standard private office: STC 40-45. Law firm private office: STC 45-50. Senior partner / boardroom: STC 50-55. High-sensitivity mediation or settlement room: STC 55+.

See also: Law Office Renovation (STC 55 built)

Change-of-Use Permit

A building permit required when a space changes its OBC occupancy classification. Common examples: retail (Group E) to medical (Group B or D), office (Group D) to childcare (Group A Division 2), warehouse (Group F) to office (Group D). The permit triggers a full code review and may require upgrades to fire separations, exits, and accessibility features.

See also: Permit Management Toronto

Child Care and Early Years Act

Ontario legislation governing licensed childcare facilities. CCEYA sets physical environment requirements that construction must meet for Ministry of Education licensing: minimum floor area per child (2.8 sq m for toddlers, 2.5 sq m for preschool), washroom ratios, sleep room provisions, and safe materials specifications. These requirements are separate from and in addition to OBC requirements.

See also: Daycare Renovation Ontario

Occupancy Certificate / Occupancy Permit

Written authorization from the municipal building department confirming a renovated space meets all OBC requirements and is safe for occupancy. Required before a business can legally open. Issued after the final building inspection. For restaurants and medical facilities, additional health unit or regulatory sign-off is required alongside the occupancy certificate.

Workplace Safety and Insurance Board

Ontario provincial agency that administers workplace injury insurance. All construction contractors in Ontario must register with WSIB. A WSIB Clearance Certificate confirms a contractor has no outstanding WSIB obligations and is in good standing. Property owners and general contractors should require a current WSIB clearance certificate from every subcontractor on their project.

Ontario College of Pharmacists

The regulatory body for pharmacy practice in Ontario. The OCP sets facility requirements for licensed pharmacies including dispensary layout standards, consultation room requirements, narcotics storage specifications, and counter accessibility. Pharmacy renovations must meet OCP facility requirements as a condition of pharmacy licensing, separate from and in addition to building permit requirements.

See also: Pharmacy Renovation Toronto

Tenant Improvement Allowance

A sum of money provided by a landlord to a tenant to cover the cost of customizing a leased space. Typically expressed as a dollar amount per square foot (e.g. "$75/sq ft TIA"). The tenant is responsible for any construction cost above the allowance. TIA amounts vary widely based on lease term, tenant creditworthiness, and building class. Understanding your TIA before engaging a contractor is essential for budgeting.

Second-Generation Space

A commercial space that was previously built out and still has usable infrastructure: framing, electrical, plumbing, HVAC, ceiling grid, and sometimes flooring. Second-gen spaces cost significantly less to renovate than raw shell spaces because existing MEP infrastructure can be reused or modified rather than installed from scratch. Identifying usable elements during due diligence is a major cost-saving opportunity.

Cold Dark Shell

A commercial space delivered by a landlord with only the base building systems roughed in at the floor: typically a concrete slab, exterior walls, and main electrical and plumbing stubs. No framing, drywall, ceiling, interior electrical, HVAC distribution, or plumbing beyond the main building stub-out. Shell-to-turnkey renovation costs are 35-60% more than equivalent second-generation renovation.