Commercial drywall for tenant improvements in Vancouver, Burnaby, and Surrey involves a fundamentally different set of requirements than residential work. Fire ratings, acoustic specifications, abuse-resistant board, and coordination with mechanical, electrical, and plumbing trades all add complexity that GCs need to manage from day one of every TI project.

Why TI Drywall Is Different

Tenant improvement drywall in commercial buildings must meet requirements that residential drywall never touches. Fire-rated assemblies are the norm, not the exception. Most commercial demising walls require a minimum 1-hour fire rating, and many require 2-hour ratings — especially in mixed-use buildings across downtown Vancouver, Burnaby's Metrotown corridor, and Surrey City Centre.

Beyond fire ratings, acoustic performance is increasingly specified in Metro Vancouver commercial spaces. STC (Sound Transmission Class) ratings of 50 or higher are common in office environments, requiring specific combinations of stud size, insulation, and drywall layers that must be installed exactly to the tested assembly specification.

Board Types for Commercial TI

• Type X (5/8"): The standard fire-rated board. Required for virtually all fire-rated wall assemblies in commercial construction.
• Type C: Enhanced fire-rated board with glass fibre reinforcement. Specified when thinner assemblies need to achieve higher fire ratings.
• Moisture-Resistant (MR): Green board. Required in washrooms, kitchens, and any area with elevated moisture — common in restaurant TIs across the Lower Mainland.
• Abuse-Resistant: Impact-resistant board for high-traffic areas — corridors, lobbies, retail spaces. Increasingly specified in Surrey and Burnaby commercial projects.
• Shaft Liner: 1" gypsum liner board for shaft wall systems in high-rise buildings. Essential for elevator shafts, mechanical shafts, and stairwells.

Fire-Rated Assembly Requirements

Every fire-rated wall assembly in BC must be installed according to its ULC (Underwriters Laboratories of Canada) listing. This means the specific combination of stud gauge, stud spacing, insulation type, drywall layers, screw spacing, and joint treatment must match the tested configuration exactly. Deviation from any element can void the fire rating.

Common fire-rated assemblies in Metro Vancouver TI work include:

• 1-hour demising walls: Typically 3-5/8" steel studs at 24" OC with one layer of 5/8" Type X each side
• 2-hour demising walls: Usually double-layer 5/8" Type X each side on 3-5/8" or wider studs
• 1-hour corridor walls: Single layer Type X each side, often with acoustic insulation
• Shaft walls: Proprietary shaft liner systems — typically 1" shaft liner plus face layer of Type X

Coordination with Other Trades

One of the biggest challenges in commercial TI drywall is trade coordination. Electrical, mechanical, plumbing, fire protection, and data cabling all need to be roughed in before drywall closes the walls. In the fast-paced Metro Vancouver TI market, scheduling these trades efficiently is what separates profitable GCs from those eating costs on overtime and rework.

Critical coordination points:

• Electrical rough-in and inspection before close-in
• Mechanical ductwork and fire damper installation
• Plumbing rough-in, especially for washroom additions
• Fire sprinkler head placement and escutcheon coordination
• Data and communication cabling
• Insulation installation (both thermal and acoustic)
• Building inspector sign-off on concealed work before close-in

Finishing Standards for Commercial Spaces

Most commercial TI projects in Metro Vancouver specify Level 4 finishing for standard office and retail spaces. High-end corporate offices, lobbies, and reception areas may require Level 5. Mechanical rooms and areas above ceiling tiles typically need Level 1 or Level 2 only. Specifying the right finishing level for each area keeps costs under control while delivering the quality the tenant expects.

Timeline Expectations

For a typical 5,000 sq ft office TI in Metro Vancouver, expect roughly 1–2 weeks for framing, 3–5 days for drywall hanging (after trade rough-in), and 1–2 weeks for taping, mudding, and sanding to Level 4. These timelines assume a dedicated crew and no inspection delays — which is why working with experienced commercial drywall contractors who know the Metro Vancouver inspection process is critical.