Interior repairs on a Property Standards Order
Walls, ceilings, floors and bathroom surfaces — often the smallest item on an order and the one that quietly holds the file open.
What your order probably says
Orders cite the section of the by-law, describe the location, and set out a remedy. Two orders that look similar can require different work, which is why the first thing we do is transcribe yours item by item rather than assume.
What the Code appears to require
Most interior repair items on a property standards order are maintenance rather than construction, and generally don't need a permit. That does not make them optional: an order stays open until every numbered item is satisfied, so a hole in one unit's bathroom wall will hold up the whole file just as effectively as a failed deck guard.
- Walls, ceilings and floors in good repair, with floors reasonably level.
- Bathroom, kitchen and laundry floors finished with an impervious surface.
- Fire separations between units maintained — this one is not cosmetic, and it does change the scope.
We say “appears to require” deliberately. Only the Chief Building Official can confirm what applies to your building, and only your property standards officer can close the order. We confirm both in writing before anything is priced or built.
What the fix involves
- Transcribing the item verbatim, including the unit number, so the right room gets the right work.
- Arranging tenant access in writing where the item is inside an occupied unit.
- Carrying out the repair and making good the finish.
- Before and after photographs of that specific item.
- Including it in the written notice to the officer with everything else.
What drives the price
- The size of the repair and how much making-good the surrounding finish needs.
- Whether the unit is occupied, and how access has to be scheduled.
- Whether what is behind the wall changes the job — plumbing, or a fire separation.
- How many separate units are involved.
- Whether it can be done on the same visit as the exterior work, which is usually cheaper for you.
We don't publish prices for this work, because a number that hasn't survived plan review isn't a quote. The site visit and the written quote are both free, and the quote maps every order item to the fix and the price.
Small items are still order items
We see owners fix the expensive thing and leave the drywall patch for later. The officer closes the file on all items or none — and a re-inspection that fails can carry a re-inspection fee. Everything on the order gets scheduled, not just the big line.
Send us the order.
A photo of the document is enough to start. We'll read it, tell you what the dates mean, and book a free site visit.
Get a free quote