What Commercial Skylight Installation Involves
Commercial roofs are a different animal from houses. Most are flat or low-slope membrane roofs under a manufacturer’s warranty, the building below is full of people or product, and every opening becomes a fall hazard the moment it is cut. A commercial skylight install has to respect all three.
That means surveying the roof and structure, producing shop drawings, building insulated curbs, tying into the membrane to the roofing manufacturer’s detail, screening every opening and working in phases so the business keeps running. We do all of it with our own WSIB crews and $5M in commercial general liability.
The 5 Commercial Building Types We Install Skylights In Across GTA
Over 20 years the work has settled into five building types, each with its own priorities.
1. Offices and Corporate Lobbies
Daylight in lobbies and open-plan floors is a leasing feature. Our Vaughan Metropolitan Centre office tower lobby atrium had 14 panels, installed in 2023 around tenant hours. We typically specify laminated interior glass with tempered Low-E exterior and a curb-mount frame, and the framing finish is powder-coated to match the building’s existing mullions so the atrium reads as part of the lobby, not an afterthought.
2. Retail and Showrooms
Natural light makes merchandise look right. We schedule cutting before opening and protect fixtures below with sealed enclosures. Single storefront swaps usually run $8,000 to $18,000 for one curb-mount unit, and we can phase larger bay replacements overnight so the floor is fully dressed by open.
3. Warehouses and Distribution Centres
Per-bay skylights cut daytime lighting in racking aisles. Our Markham tech corridor 12-bay install ran $84,000 over two weeks, phased so racking stayed in use. Per-bay pricing of $6,500 to $14,000 typically pays back through reduced daytime lighting load, and we tie the new membrane into the roofer of record’s detail so the existing warranty stays intact.
4. Restaurants and Hospitality
Atrium skylights over dining rooms. Our Oakville Lakeshore corridor restaurant atrium came in at $28,500 over three days, worked around lunch and dinner service. Laminated interior glass keeps diners safe overhead, and we hang sealed enclosures inside so nothing drops onto a plate during the cut.
5. Schools and Medical Buildings
Quiet, safe glass over occupied rooms. Laminated interior glass, screens and after-hours work are standard. We supply method statements for facility managers and coordinate with school custodians or clinic staff so the building operates normally even with an open roof overhead.
Industrial and Manufacturing
Older plants with sawtooth or monitor roofs often have failing wired glass. We replace or convert them to modern units with screens. Converting from wired glass to a Velux Dynamic Dome or curb-mount glass unit also improves light transmission, and we coordinate with plant operations to keep the line running.
Residential and Multi-Residential Projects for Commercial Clients
Property managers and developers also bring us residential-scale work in commercial settings.
Condo Amenity Spaces
Our King West condo developer retrofit covered 12 units in 2024, with board approvals, COI and tenant notices handled. We work from the board’s insurance rider directly and send clearance letters before mobilization, so the property manager is not chasing paperwork. Per unit, amenity-space retrofits typically run $6,000 to $12,000 with screens included.
Rental and Mixed-Use Buildings
Top-floor apartments over retail along Queen, Danforth and Roncesvalles often have tired skylights. We coordinate access with tenants directly, posting notices in lobbies and stairwells a week ahead. We also carry full WSIB clearance so landlords do not have to chase certificates per unit.
Seniors’ Residences
Common rooms and corridors benefit most. We schedule quiet work hours and use laminated glass. In our opinion, retirement residences need the calmest possible install, so we keep cutting, lifting and drilling outside mealtimes and activity hours.
Townhouse Complexes
Multiple identical units mean we can standardize models and flashing and finish a block efficiently. Townhouse developments in Scarborough, Etobicoke and north Markham often have 20 to 40 near-identical curb-mount openings, which lets us batch fabrication, flashing and screens so the per-unit cost drops noticeably.
Specialty Commercial Systems
Velux Dynamic Dome and Unit Domes
Fast-fit domes for flat roofs, with good thermal performance and screen options. Velux Dynamic Dome units come in standard sizes from 2x3 up to 5x5 and ship fast, which makes them our go-to for warehouses and retail where schedule matters more than shape. They accept a MOL-standard fall-protection screen on top.
Ridge and Pyramid Skylights
Engineered systems for lobbies and atria, built from shop drawings. Our VMC office tower atrium was a 14-panel ridge over a 1,800 sq ft lobby, signed off by a structural engineer before any glass was ordered. See custom skylight design.
Barrel Vaults
Curved glazing for corridors and malls, with thermally broken framing. Barrel vaults shine in long enclosed walkways where flat glazing would feel oppressive, and we run them from 6 to 30 feet of clear span depending on the structural package. Curved laminated glass costs more per square foot than flat multi-panel but the daylight payoff in a corridor is hard to beat.
Smoke Vent Skylights
ULC-S527 listed units where the building code or fire plan calls for heat and smoke venting. These are commonly required in large undivided warehouse areas and atria where the fire plan relies on automatic smoke exhaust. We tie the vent trigger into the building’s fire alarm panel so it opens on signal and closes again once the system resets.
Walkable and Flat Glass
Fakro DXW and similar units on roof terraces and podiums. Walkable glazing is rated for foot traffic and patio furniture, so it suits amenity decks above retail or condo lounges that need daylight without losing usable outdoor space. See flat roof skylight installation.
Materials and Systems We Specify
| Component | Options | Notes |
|---|---|---|
| Units | Velux Dynamic Dome, curb-mount glass, ridge, pyramid, barrel vault | Picked by span, use and budget |
| Glazing | Laminated, tempered Low-E, polycarbonate | Laminated over occupied spaces |
| Curbs | Insulated wood or steel curbs | Raised above snow and ponding |
| Membrane tie-in | TPO, EPDM, SBS modified bitumen | To the roofing manufacturer’s detail |
| Safety | Fall-protection screens to MOL standard | Installed the day the opening is cut |
Our Commercial Expertise
Commercial skylight work fails in predictable ways: a membrane tie-in nobody warranties, an opening left unprotected, a contractor who disappears before closeout. We avoid all three by confirming the warranty holder before we cut, screening openings the same day and handing over a full closeout package with photos, product data and warranty documents.
Our crews are trained for Ontario working-at-heights requirements, and we never subcontract. The people on your roof are our employees.
What Actually Stops Property Managers From Adding Skylights
“It will void our roof warranty.”
In our opinion, that only happens when someone improvises the tie-in. We detail to the roofing manufacturer’s specs and coordinate with the roofer of record when needed, and we confirm in writing who holds the warranty before anyone cuts an opening. That single conversation is what separates a clean install from a five-year leak chase.
“Tenants will complain.”
Phasing, after-hours cutting and sealed interior protection keep complaints rare. Our King West retrofit had none, and that has been the rule rather than the exception across our commercial work in Toronto. Honestly, a tidy phase plan and a friendly foreman on the ground does most of the work.
“Liability is a headache.”
$5M CGL, $2M property damage, full WSIB, COI and clearance letters before day one. Every crew is in-house, no subcontractors, so the certificate names match the people actually on your roof. Our founders checklist insists on clearance letters being in the property managers inbox before mobilization, never after.
“We can’t get a straight number.”
Itemized proposals with a unit schedule. Every line item carries a unit price and a quantity so you can compare quotes side by side without decoding bundled numbers. Our commercial ranges are on the pricing page.
Commercial Installation Timeline
Survey and Proposal (Week 1 to 2)
Roof walk, structure check, shop drawings and itemized proposal. We meet your facility manager on the roof, photograph the membrane and curbs, check structure from the inside where possible and write up the proposal in days, not weeks.
Approvals and Fabrication (Weeks 2 to 8)
Permits, engineering sign-off and fabrication for custom systems. Atrium and structural glass projects need a P.Eng stamp on the framing and snow-load calc, and we list that engineering fee as its own line item so you can see what it costs. Fabrication runs three to six weeks depending on glass spec.
Phased Install
One day for single units, one to three weeks for multi-bay or atrium projects. Every opening is screened the same day it is cut, tied into the membrane by the crew lead, and signed off against our founders commercial checklist before the next bay starts.
Closeout
Photos, warranties, as-built drawing and a final roof walk with your manager. We hand over a full closeout package so your auditors and your insurers can see exactly what was installed, where and how it ties into the membrane. That same package is what we use on warranty calls decades later.
Commercial Skylight Cost in Toronto: What Drives the Price
System Type
Unit domes cost least per square foot; engineered atria cost most. A Velux Dynamic Dome or curb-mount glass unit runs roughly $6,500 to $18,000 per opening installed, while a multi-panel engineered atrium in the same building can climb to $25,000 to $120,000 depending on span and glass.
Opening Size and Structure
Large spans need engineering, steel or LVL framing and sometimes a crane. Anything over about 6 feet of clear span usually triggers a P.Eng stamp and the cost of that review and the steel package is itemized, not baked into a single number.
Membrane Type
SBS torch-down tie-ins take more care and time than TPO or EPDM. TPO and EPDM are mechanically fastened or adhered and move faster, while a torch-down SBS tie-in needs a roofer who actually does that work daily and a hot-work permit on most occupied buildings.
Safety and Screens
Fall-protection screens are part of every commercial quote. MOL working-at-heights rules mean every commercial opening needs a screen the same day it is cut, and we install them as standard rather than treating them as an upgrade.
Phasing and After-Hours Work
Night and weekend work carries a premium, listed on its own line. Restaurant and retail work almost always runs after hours or before opening, and we write that premium into the proposal so the GC or owner is not surprised by a separate invoice at the end.
Access and Lifting
Cranes, boom lifts and street occupancy permits add cost on tight downtown sites. A 14-panel atrium in a downtown core typically needs a mobile crane, a boom lift for setting glass and a lane closure permit, all itemized on the proposal. Suburban sites with a driveway and a backyard need none of that.
Commercial Skylight Installation vs Replacement vs Repair: Which Service You Need
New openings are installation. Failing units in existing openings are commercial skylight replacement, often best timed with a re-roof. A single leaking unit may only need leak repair.
Fixed, Venting or Solar: Choosing Your Skylight Type
Most commercial work uses fixed units and domes. Venting and smoke-vent units suit spaces needing airflow or code-required venting. Solar and smart-controlled units fit offices and clinics where staff want remote control without new wiring runs.
Commercial Skylight Timeline in Toronto: What to Expect Week-by-Week
Expect one to two weeks for survey and proposal, two to eight weeks for approvals and fabrication, then one day to three weeks on site depending on scope. Closeout documents follow within a week of completion.
Why GTA Property Managers Keep Our Number
In-house crews, real insurance, clean paperwork and a lifetime leak-free warranty on our flashing. We have been doing this across Toronto, Vaughan, Markham and the rest of the GTA for over twenty years, certified for both Velux and Fakro since 2004 and more than 2,000 installs in. Every crew member is WSIB-covered, no subcontractors on your roof, and every quote is itemized with the permit on its own line. OBC 9.7 for fenestration, OBC 9.26 for roofing, CSA A440 glass and a written flashing warranty are the things you are actually paying for. It is pretty simple, everytime.
