Burlington projects we see most
- Older homes in Aldershot, Roseland and downtown: plaster-and-lath or dated drywall replaced, ceilings flattened, walls opened up. Old houses are rarely square, so framing and board have to compensate.
- 1970s–90s homes in Tyandaga, Headon Forest, Millcroft and Palmer: open-concept renovations, popcorn ceilings smoothed, basements redone to current code with real insulation.
- Newer homes in Alton Village and Orchard: basement build-outs and upgrades to builder-grade finishes.
Renovation drywall, without the mess
Most Burlington work happens in lived-in homes. We protect floors, isolate dust where we can, and give you a clear schedule. A typical main-floor renovation's drywall takes 10–15 working days, because each coat needs time to dry. See what to expect during a drywall renovation.
Pricing
| Where your job lands | Per sq ft of surface | What drives it |
|---|---|---|
| Simple rooms | $2.50 – $3.50 | Standard 8–9′ ceilings, few corners |
| Typical home | $3.50 – $4.50 | A mix of standard and feature ceilings, bulkheads, more corners |
| Complex & luxury | $4.50 – $5.50 | Coffered and curved ceilings, tall walls, Level 5 finish |
| Basements | $2.50 – $5.50+ | Can run higher: bulkheads, soffits and corners mean more taping |
| Commercial & multi-unit | $2.50 – $4.00 | Long straight partitions, Level 4 finish |
Drywall and taping together, materials included: board, compound, tape, screws and corner bead, hung, taped in three coats with drying time, and sanded. Homes $2.50–$5.50; commercial $2.50–$4.00. Per square foot of wall and ceiling surface (not floor area). Framing, insulation, primer and paint quoted separately. Your on-site quote is exact.
Rule of thumb: the drywall (material) you need is roughly your floor area × 3.5 in square feet of board. Multiply that by our rate, or simply multiply your floor area by $8.75–$19.25 ($2.50–$5.50 × 3.5). Your free site visit measures it exactly and turns it into a written price. Get your exact number →
Drywall taping in Burlington
The Burlington finishing challenge
A lot of Burlington taping happens in lived-in homes from the 1950s to the 1990s, where new work has to disappear into what's already there.
- Plaster and lath in Aldershot, Roseland and downtown: new drywall patched or skim-coated into old plaster without a visible line.
- Textured ceilings in Tyandaga, Brant Hills and Headon Forest: skim-coated smooth or boarded over, depending on condition.
- Open-concept renovations: removed walls leave scars in ceilings and floors that need to be feathered flat.
- Newer homes in Alton Village and Orchard: builder joints re-finished where new lighting reveals them.
How LR tapes
Three full coats with a minimum of 24 hours' drying between each, sanding between coats, and a final check with a light raked across the surface. Level 4 for standard flat paint; Level 5 (a full skim coat) wherever sheen paint, big windows or grazing pot lights will show joints. Level 5 adds roughly $0.75–$1.50 per sq ft and 2–4 working days. Below 13°C compound won't cure, so winter work needs heat.
Working in occupied homes
We protect floors, isolate dust where we can, and give you a written schedule, because each coat needs drying time and that can't be rushed. A main-floor renovation's drywall typically runs 10–15 working days. See what to expect during a drywall renovation.
Metal stud framing in Burlington
Where we frame in Burlington
- Business parks along the QEW and 403, the corridors around Appleby Line, Walkers Line and Harvester Road: office-industrial units, warehouse offices and tenant turnovers.
- Downtown and Brant Street street-front: smaller retail and professional suites in older buildings, where walls rarely meet square.
- Burlington homes: basement walls off the foundation, bulkheads and ceiling framing.
What we frame
- Interior partitions and demising walls to the wall-type schedule
- Bulkheads and soffits around ducts, beams and sprinkler mains
- Furring on foundation and block walls, with room for insulation
- Drywall ceiling grids, coffers and trays that need dead-straight lines
- Backing for millwork, TVs, grab bars and fixtures, placed before board
Steel is straight, non-combustible and rot-proof. Because LR also boards and tapes, our framers build for the finisher. See steel vs wood studs.
Permits
Most commercial work that adds or moves walls needs a City of Burlington building permit. We work from the permit drawings and coordinate inspections with your GC.
Commercial work in Burlington
Burlington's commercial landscape
- QEW and 403 corridor business parks: office and office-industrial units where a tenant change often means new partitions, a re-grid and a fresh finish.
- Downtown and Brant Street: street-front retail, restaurants and professional suites in buildings of every age, where existing conditions need patience.
- Plazas along Fairview, Plains Road and Appleby Line: retail and service units turned over between tenants.
Tenant turnovers, done fast and clean
A lot of Burlington commercial work is a turnover: the last tenant's walls come out, a new layout goes in, and the landlord wants the unit earning rent again. We frame the new layout in steel studs, patch and match existing surfaces, replace or re-grid the T-bar ceiling, and hand back paint-ready walls.
City of Burlington permits
Commercial alterations that change walls, exits, plumbing, mechanical or fire protection generally need a building permit from the City of Burlington. We build our framing, insulation and board sequence around the inspection schedule so walls aren't closed early.
Pricing
LR's published commercial drywall range is $2.50–$4.00 per sq ft of wall and ceiling surface, materials included, with T-bar quoted separately. Typical drywall stage on a fit-out: 2–4 weeks.
Burlington homeowner? See residential drywall in Burlington.
Common questions
Do you work across all of Burlington?
Yes, from Aldershot to the Oakville border and north to Alton Village and the rural north.
Can you smooth a popcorn ceiling?
Yes. Textured ceilings can be skim-coated smooth or boarded over, depending on condition. We'll recommend the right approach on site.
Can you skim coat over old plaster?
Often yes, if the plaster is sound. Loose or damaged plaster gets repaired or replaced first.
How do you handle dust in a lived-in home?
Floor protection, isolating the work area where possible, and cleanup as we go. We'll walk through it before starting.
Do you do demising walls?
Yes. Full-height demising walls to the deck, built to the fire and sound rating on the drawings.
Can you work in an occupied business park?
Yes. We schedule noisy work around tenants and building rules.
