Commercial & strata
Commercial & strata
Norcut handles commercial, strata, and multi-family deck, balcony, and railing work on Vancouver Island — subcontracting to general contractors and working directly with strata councils. Most commercial jobs are Part 3 buildings that need site-specific structural engineering, and we provide Schedule B and C letters of assurance through our consulting engineer, with a COI on request.
- Insured · WorkSafeBC registered
- Estimates on most jobs within a day.
Installer-led · over a decade in railing systems. Locally owned · Island crews.
Part 3 buildings, engineering, and letters of assurance
Most commercial and multi-family buildings fall under Part 3 of the building code, which means the deck, balcony, and guard work is design-controlled and inspected differently than a house. That work needs site-specific structural engineering — drawings and calculations for the actual building, not a generic detail. Norcut arranges this through a consulting structural engineer and delivers the Schedule B and C letters of assurance the building department requires.
For general contractors, we work as the railing and waterproof-decking subcontractor: on schedule, insured, with a certificate of insurance on request and reference projects available. For strata councils and property managers, we work direct on balcony re-membraning, guard replacement, and depreciation-report scope — the recurring maintenance that keeps multi-unit decks watertight and to code.
Commercial scope
- Buildings
- Part 3 · multi-family · strata
- Engineering
- Site-specific structural
- Assurance
- Schedule B and C letters
- Guards
- 42in / 36in to code
- Scope
- Railings · balcony membrane
- Delivery
- Subcontract or direct
How it works
How we work with you
For general contractors, Norcut is the railing and waterproof-decking subcontractor. For strata councils and property managers, we work direct on balcony membrane, guard replacement, and the deck scope from a depreciation report.
Norcut provides site-specific structural engineering and the Schedule B and C letters of assurance Part 3 buildings require, through its consulting structural engineer. Certificate of insurance available on request.
What it costs
Commercial pricing is scoped per building — the engineering path, access, staging, and the size of the balcony or railing package all move it. We quote against the drawings and the site. Reference projects with real costs are available on request.
Recent installs
Install photos are being added.
Common questions
Who is responsible for strata deck repairs?
In most BC stratas, the balcony structure and its waterproofing are common property the strata maintains, while some surfaces are limited common property. The strata's bylaws and depreciation report set the line. We work with councils and property managers on the common-property scope.
How often should commercial decks be re-membraned?
A waterproof membrane is a maintenance item, not permanent. Its life depends on the system, foot traffic, and drainage, and depreciation reports typically budget for periodic replacement. We assess the existing membrane and tell you whether it is due or has years left.
Can you provide a certificate of insurance and letters of assurance?
Yes. Norcut is insured and WorkSafeBC registered, with a certificate of insurance on request for GCs and property managers. For Part 3 work we provide Schedule B and C letters of assurance through our consulting structural engineer.
Related services
Where we work
Every job starts with a site assessment.
Request estimate