SMART SIDING REPLACEMENT SEQUENCING FOR OCCUPIED STRATA BUILDINGS
Replacing the siding on a multi-family strata building presents a unique set of challenges—especially when the residents continue to live in the building during construction, as is typical in our experience. Coordinating logistics, access, and safety while keeping disruptions to a minimum requires careful planning and the right sequencing strategy.
At White Glove Contracting, we specialize in siding replacement for occupied strata buildings across Vancouver Island. Here’s how we approach sequencing options that balance efficiency, tenant comfort, and safety.
Why Sequencing Matters
The way you phase and sequence siding replacement directly impacts:
Resident satisfaction
Safety and liability exposure
Project timelines and costs
Access for trades and equipment
Weather vulnerability of exposed building envelopes
A poorly sequenced project can lead to delays, unhappy residents, water ingress, or conflicts with local building codes.
Common Sequencing Options for Occupied Strata Buildings
1. Stack-by-Stack (Vertical Section) Sequencing
Approach: Complete siding removal and installation for one vertical stack of units (e.g., from ground floor to top) before moving to the next.
Pros:
Minimal disruption per unit group
Easy to manage scaffolding or mast climbers
Faster completion per section
Cons:
Can cause noise and dust localized to one area for an extended time
May require staggered access scheduling
Best for: High-rise or mid-rise buildings with vertical balconies and repeating floor plans.
2. Elevation-by-Elevation (North, South, East, West)
Approach: Complete one full side of the building before moving to the next.
Pros:
Simple to schedule for trades and equipment
Easier to coordinate safety zones and resident communication
Cons:
Prolonged exposure to weather if scheduling isn’t tight
May delay access to certain unit types (e.g., corner units)
Best for: Large buildings with clear separations between elevations.
3. Zone-Based (Custom Segmentation)
Approach: Break the building into custom zones based on access points, resident needs, or complexity (e.g., areas with balconies vs. flat walls).
Pros:
Allows for tailoring based on building layout
Enables flexibility with weather, holidays, and noisy work hours
Cons:
More complex project management
Requires excellent communication with residents and strata
Best for: Irregular-shaped buildings or those with active commercial units mixed in.
4. Remove and Replace in Micro-Sections
Approach: Siding is removed and replaced in small sections (1–2 units wide), ensuring the envelope is never left exposed overnight.
Pros:
Reduces exposure to rain
Limits disruption in each section
Ideal for continuous insulation or rainscreen upgrades
Cons:
Slower overall progress
Requires high coordination between demolition and installation crews
Best for: Rain-sensitive projects, heritage buildings, or areas with frequent resident foot traffic.
Resident Communication Is Key
No matter which sequencing option is used, transparency and consistency with residents makes a world of difference. Here’s what we recommend:
Deliver detailed schedules and weekly updates
Provide clear access timelines for balconies or windows
Use signage to define control zones, cutting areas, and work hours
Offer temporary solutions for pets, privacy, and noise concerns
We work directly with strata managers and property maintenance teams to coordinate tenant notices, field complaints, and ensure safe, respectful work zones.
Sequence Based on Building Exposure
One big consideration on the West Coast is the rainy seasons, prioritize elevations most vulnerable to weather, such as west or south-facing sides. Use temporary weatherproofing barriers and/or wrap the building immediately after siding removal to reduce risk.
Let’s Talk Strategy
Whether you're dealing with a three-storey wood-frame building or a multi-tower concrete complex, White Glove Contracting can work with you to determine the most effective sequencing strategy and build a tailored siding replacement plan with minimal disruption to residents.
Contact us today to schedule a consultation or request a quote.