BUILDING SCIENCE EXPERTS IN TORONTO
EXPERT BUILDING INSPECTIONS LTD
Call Us Any Time (24/7)
905 940 0811
- Toll Free 1 866 373 3315
Text Message: 416 727 8336

Inspections in Greater Toronto Area can be arranged within 24 hours.

We offer Commercial Building Inspection, Phase 1, 2, & 3 Environmental Site Assessment,
Architectural & Engineering Drawings for Building Permits in Greater Toronto Area.  Our Commercial
Building Inspection meets ASTM Standard E 2018.  Commercial building inspection by certified  
professional commercial building inspector is the primary service we offer to purchasers of
commercial buildings including industrial, commercial, institutional and residential buildings,
apartment buildings, commercial strip plazas, gas stations, industrial warehouses, manufacturing
plants, motels, office buildings, restaurants and commercial retail units in Ontario including City of
Toronto, Durham Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington,
Etobicoke, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto,
Vaughan, Uxbridge, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamilton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough,
Sarnia, Stoneycreek, St Catharines,  Waterloo, Windsor and Woodbridge).

Whether you are purchasing your first commercial property or an experienced investor who owns
several buildings, purchasing a commercial property is a very important financial commitment. Since
the repairs and/or replacement of a major component on a commercial building like roof, HVAC,
paving can be costly, knowing the actual condition of the building is very important.
We provide expert commercial building inspection service serving Toronto and surrounding area
with more than 20 years of commercial building inspection experience. Our certified professional
commercial building inspector performs as per  ASTM Standard E 2018. Our professional
commercial building inspector  uses state of the art diagnostic tools and equipment for non-invasive
analysis. Our expert commercial building inspector provides an overview of the condition of the
major components in the buildings and property including all accessible Structural Frame, Building
Envelope, Roofing, Plumbing, Heating, Air Conditioning & Ventilation, Electrical, Life Safety & Fire
Protection, Interior Elements, Site Topography, Storm Water Drainage. Ingress & Egress, Paving,
Curbing & Parking, Landscaping & Appurtenances and Utilities(Water, Electricity, Natural Gas). Our
commercial building inspectors have the  “BSSO” - Building Science Specialist of Ontario
designation -   Elite group of building science professionals dedicated to the implementation and
effective use of, Building Science Principles in the Construction Industry of Ontario. Our
professional Commercial Building Inspectors and dedicated to continually upgrade their knowledge
and education by attending professional educational commercial building inspection seminars,
conferences and meetings, every year. Our professional commercial building inspector will identify
immediate and long-term necessary repairs and provide recommendations for remedial actions and
the costs associated with.

Our pre-purchase commercial building inspection includes:
The current condition of the building and its major components including all accessible Structural Frame,
Building Envelope, Roofing, Plumbing, Heating, Air Conditioning & Ventilation, Electrical, Life Safety & Fire
Protection, Interior Elements, Site Topography, Storm Water Drainage. Ingress & Egress, Paving, Curbing &
Parking, Landscaping & Appurtenances and Utilities(Water, Electricity, Natural Gas).
Remaining useful life of major components, such as roofing and HVAC equipment
Detailed list of deficiencies, including those that require immediate repair and/or replacement
Recommendations for required short term and long term upgrade, repairs or replacement.
Cost estimate for significant items for budgeting purposes
Narrative description of current condition
Estimated remaining useful life of major components

In a triple net lease, the tenant pays the landlord rent, property taxes, fire insurance, and the tenant’s
share of maintenance expenses for the property. The cost for future property taxes and fire
insurance can be reasonably estimated, But estimating and budgeting for future maintenance costs
can be difficult without a professional property condition assessment. Our pre-lease commercial
building inspection is really beneficial for both the tenant and the property owner.
Our pre-lease commercial building inspection includes:
Remaining useful life of major components, such as roofing and HVAC equipment
Detailed list of deficiencies, including those that require immediate repair and/or replacement
Recommendations for required short term and long term upgrade, repairs or replacement.
Cost estimate for significant items for budgeting purposes
Narrative description of current condition
Estimated remaining useful life of major component
s
Our commercial building inspectors are dedicated to help the purchasers of industrial, commercial,
institutional and residential buildings with their due diligence to make sound commercial real estate
decisions. Our professional commercial building inspectors provide important maintenance advice
and follow up support to help first time commercial real estate buyers get acquainted with their new
building. We guarantee that our well experienced and qualified commercial building inspectors will
give you their very best effort.  Our professional commercial building inspector’s mission is to look
out for the best interest of the purchaser by inspecting every commercial building as if we are the
ones buying the commercial building. Our professional commercial building inspectors’ commitment
to our clients has allowed us to become a leader in the commercial building inspection industry. Our
certified professional commercial building inspectors’ experience and reputation sets us apart from
all the rest!
For your biggest investment you need building experts!

Professional building inspection is our only business.  Our commercial building inspector does not
perform building repairs or building renovations. Our professional commercial building inspector
does not refer clients to specific contractors. Our well experienced, qualified & certified commercial
building inspectors have completed thousands of commercial, industrial, institutional & residential
building inspections including commercial strip plazas, apartment buildings, gas stations, industrial
warehouses, manufacturing plants, motels, office buildings, restaurants and retail units in Ontario
including City of Toronto, Durham Region, Halton Region, Peel Region and York Region
(ajax, aurora,
bolton, brampton, burlington, etobicoke, maple, markham, milton, mississauga, newmarket, north york, oakville, oshawa, pickering,
richmond hill, scarborough, stouffville, toronto, vaughan, uxbridge, whitby, barrie, burlington, bowmanville, cambridge, hamilton, georgetown,
guelph, kitchener, kingston, london, peterborough, sarnia, stoneycreek, st catharines,  waterloo, windsor and woodbridge)
. An expert
commercial building inspector does not obtain a working knowledge of every system in a
commercial property by attending a few days commercial building inspection course, or reading a
few commercial building inspection books. It comes from field experience of  commercial building
inspection and commercial building inspection training. Neither warranties nor insurance policies
can take the place of knowledge and experience gained from a hands-on education -- and our well
experienced reliable commercial building inspectors have it. Our professional commercial building
inspectors have helped thousands of prospective commercial real estate purchasers avoid costly
mistakes. Our commercial building inspectors are extremely knowledgeable of Southern Ontario
(
including Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton, Mississauga,
Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto,
Vaughan, Uxbridge, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamilton, Georgetown, Guelph,
Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoney Creek, St. Catharines,  Waterloo, Windsor
and Woodbridge) neighborhood trends and problems over the past years as well as the quality of most
properties.

COMMERCIAL, INDUSTRIAL & INSTITUTIONAL BUILDING INSPECTOR FEES
Commercial, industrial and institutional building inspector fees are based on size, age and usage of the
building and the report requirements.  Property condition assessment by commercial building inspector can be
arranged within 24 hours.  Commercial Building Inspection report are usually ready within 48 hours  after
completion of commercial building inspection by our professional commercial building inspector.
Commercial building inspector fee for a commercial building inspection within Southern Ontario (Ajax, Aurora,
Brampton, Etobicoke, Markham, Mississauga, Newmarket, Northyork, Oshawa, Pickering, Richmond Hill,
Scarborough, Stouffville, Toronto, Vaughan, Whitby, Barrie, Burlington, Bowmanville, Cambridge, Hamilton,
Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines,  
Waterloo, Windsor and Woodbridge)
-

  • Baseline Walk through Property Condition Assessment – No report is provided - From $395 plus $35
    per 1,000sqft
  • If you require property condition assessment report with the cost estimate for the repairs and
    renovations that are considered beyond the normal maintenance of the building and property,
    estimate of component remaining life of mechanical components including heating & cooling units and
    assist in prioritizing building maintenance items, the Property Condition assessment will cost from
    $495 plus $50 per 1,000sqft
  • If you require property condition assessment report with the cost estimate for the repairs and
    renovations that are considered beyond the normal maintenance of the building and property,
    estimate of component remaining life of mechanical components including heating & cooling units,
    assist in prioritizing building maintenance items the Property Condition assessment and
    recommendations to increase the energy effectiveness of the building and ways to increase the value
    of the property, the Property Condition Assessment will cost from $495 plus $70 per 1,000sqft

We perform a quality oriented commercial building inspection rather than a time and cost limited one. We offer
a thorough commercial building inspection and superior quality narrative commercial building inspection report,
not just a check list report of items inspected, at reasonable price! Checklist reports consist number of pages
with small check boxes where the commercial building inspector ticks off what he supposedly inspected.  You
need the best lawyer or doctor to save you from disaster, similarly you need the best building inspector. The
commercial building purchasers should consider important issues such as the education, training and
experience of the commercial building inspector, how much of the commercial building and property are
actually inspected, what type of commercial building inspection report will they receive, or how long the
commercial building inspectors have been in business.   To become a good commercial building inspector
requires many years of on site commercial building inspections, learning from each and every commercial
building inspection. Commercial building inspectors know the value of their experience, reputation,
qualifications, talent, attention to detail, the time and detail of the commercial building inspection, the quality of
the written commercial building inspection report the extent of consulting and advice that are provided, and
charge accordingly. Hiring the best commercial building inspector possible is what you want.  If the commercial
building inspection turns up little wrong with the building, you have bought peace of mind for few hundred
dollars! If the commercial building  inspection finds serious problems, your commercial building inspection fee
could ends up saving you tens of thousands of dollars.

Our environmental site assessment ESA is acceptable to all commercial lenders and banks in Ontario.
ENVIRONMENTAL SITE ASSESSMENT RATES
Phase 1 - Environmental Site Assessment
A thorough environmental analysis of the property and all surrounding uses or conditions, which may carry the
risk of contamination or liability and issues arise from past use of chemical, oil tanks, asbestos and other
hazards. Assessments have been performed on a range of property types,  including gas stations, medium
sized industrial operations and multi-tenant commercial plazas.
As described by the Canadian Standards Association (CSA), in Standard CAN/CSA-Z768-01, a phase 1
environmental site assessment is a systematic process by which an assessor seeks to determine whether a
particular property is subject to actual or potential contamination. The scope of the phase 1 environmental site
assessment will consist of the following four principal components of the CSA Standard:                         
Review of historical land use, occupancy records, and aerial photographs.
Visual assessment of the site and surrounding properties including identification of any liquid or chemical
storage, PCBs, ACM, Lead and other designated substances, spills or soil and building contamination and
identification of surrounding land use in order to identify possible impacts to the subject site.
Interview with persons having knowledge of past and present site activities.
Evaluation of Information and Reporting
Phase 1 environmental site assessment can be arranged within six to eight business days.   Phase 1
environmental site assessment reports are ready within 5 business days after completion of phase 1
environmental site assessment.  
Cost of Phase 1 Environmental Assessment is $2,490

Phase 1 - Environmental Site Assessment as per Ontario Regulation 153/04 RECORDS OF SITE CONDITION —
Part XV.1 of The Environmental Protection Act, amended by Ontario Regulation 511/09, Ontario Regulation 245/10,
Ontario Regulation 179/11 and Ontario Regulation 269/11 - $3,990

Phase II - Environmental Site Assessment
A phase 2 environmental site assessment (ESA) is an investigation to confirm the presence or absence of
contamination on a property. It is accomplished by a sampling and analysis program that may include:
• soil drilling and/or test pitting;
• geophysical analysis;
• surface or groundwater sampling; and
• testing of building materials
Generally, a phase 2 environmental site assessment  is required by a lending institution (bank) when potential
contamination has been identified on a high-risk property such as gas stations(Petro Canada, Esso, Shell,
Ultramar, Husky, Olco, Pioneer), dry cleaners etc, requiring financing.
The potential contamination is often identified through an initial phase 1 environmental site assessment. If
contamination is identified, the phase 2 environmental site assessment findings are used to develop options
for dealing with the contamination including removing the contamination, managing the contamination  in-place
and or monitoring soil and groundwater conditions to ensure the contamination does not worsen. The cost,
scope and duration of a phase 2 environmental site assessment are dependent on many factors such as the
size and location of the site, the number and type of suspected, contaminants, the type of material to be
sampled such as soil, groundwater, etc., the methods used for sample collection and the time required to
obtain laboratory results. The turnaround time for a typical phase 2 environmental site assessment is about 2 -
4 weeks.
 
Cost of Phase 2 Environmental Assessment is $6,950
Additional boreholes- $990 per borehole  Drilling inside a building:- additional $900

Phase 2 Environmental Site Assessment as per Ontario Regulation 153/04 RECORDS OF SITE CONDITION
Part XV.1 of The Environmental Protection Act, amended by Ontario Regulation 511/09, Ontario Regulation
245/10,Ontario Regulation 179/11 and Ontario Regulation 269/11 - $9,950
Preparation and submission of the RECORDS OF SITE CONDITION (RSC) - $1,990

Geotechnical Engineering Evaluation
A Geotechnical Engineering Evaluation will evaluate the subsurface soil conditions at the proposed
development to provide appropriate recommendations for site preparation, foundation design, drainage and
other design and earthwork construction considerations. We will provide a Geo-technical Engineering Report
summarizing site observations of subsoil and groundwater conditions, field and laboratory testing, with our
comments and recommendations regarding the foundation conditions, T-time for septic area subsoils,
backfilling, slab-on-grade construction, asphalt pavement design, etc. The turnaround time for a typical Phase 2
Environmental Site Assessment and Geotechnical Engineering Evaluation is about 3 to 4 weeks. Our cost of
carrying out the Phase 1 & Phase 2 Environmental Site Assessment work and Geo Technical Engineering
Evaluation is as follows:
Phase 2 Environmental Site Assessment and Geotechnical Engineering Evaluation
Up to 6 Boreholes $9,440 + HST

Architectural & Engineering Drawings for Building Permits
We prepare and submit Architectural and Engineering Drawings, Site Plan, Site Servicing, Erosion Control &
Grading Plan and Storm Water Management Report to Obtain Municipal Building Permits from City, Town,
County and/or Region for Proposed Construction, Renovation or Addition of Commercial, Industrial and
Residential Buildings including Retail Shopping Plazas, Freestanding Signs, Office Buildings, Medical
Buildings, Restaurants, Banquet Halls, Gas Stations, Retirement Homes, Multiplex Residential Units and
Custom Build Homes in Ontario including Toronto, Pickering, Ajax, Whitby, Oshawa, Clarington, Brighton, Port
Hope, Cobourg, Trenton, Belleville, Peterborough, Kawartha Lakes, Port Perry,  Uxbridge, Stouffville, Sutton,
Georgina, Keswick, Newmarket, Bradford, Barrie, Innisfil, New Tecumseth, Aurora, Richmond Hill, Markham,
Vaughan, Woodbridge, King City, Bolton, Caledon, Orangeville, Brampton, Mississauga, Milton, Georgetown,
Guelph, Cambridge, Kitchener, Waterloo, Woodstock, London, Brantford, Hamilton, Stoney Creek, Grimsby, St
Catharines, Niagara on the Lake, Niagara Falls, Fort Erie, Welland, Burlington and Oakville.
Our well experienced expert Plans & Drawings Provision Team's professional and prompt services at very
competitive cost are always an added value to our customer’s projects. We accomplish of all our commitments
through highest degree of integrity & professionalism, objective oriented approach and continuously upgraded
skills & techniques to achieve excellence in our work. Combining our knowledge in Building Science, expertise
in Structural & Municipal Engineering and extensive experience in innovative cost effective energy efficient
Architectural Design, we offer perfect solution to our clients
The required drawings for any Building Permit application will vary depending on the specific and type of
proposed construction for the project.
Fee: $1,950 plus $1.50 per sq ft
Fee for HVAC / Plumbing / Electrical Designs & Drawings are additional

Site Plan
Typical Site Plan may include the following:
  • Location of the proposed fire route
  • Locations of all existing trees and proposed landscaping details.
  • Location and dimensions of all existing and proposed buildings
  •  Proposed parking layout and dimensions of parking spaces
  •   All existing underground municipal services and utilities
Fee: From $1,475

Site Servicing, Erosion Control & Grading
Proper site servicing and grading to fit within the constraints of the lot, creating cost-effective site specific plans
to meet city,  town, county and /or region requirements. Typical Site Servicing, Erosion Control & Grading Plan
may include
  •    Key plan showing site location in respect to the City street network
  •    Geodetic benchmarks used
  •    Clear identification of property lines and ROW limits, including any proposed road widenings, sight
    triangles and reserves adjacent to the subject property
  •    Any easement(s) and whom the easements are in favour of
  •    Abutting roads including the location of all existing surface features (i.e. edges of pavement and
    shoulders, curbs, traffic islands, utility poles, hydrants, bus shelters, mail boxes, sidewalks, watercourses,
    ditches, culverts, catch basins)
  •    All existing access/driveway entrances to the subject property and the adjacent properties, including
    those of properties on the opposite side of the road to the subject site
  •    Existing and proposed buildings, structures, and retaining walls
  •    Existing and proposed above ground servicing features, including but not limited to the following:
    manholes, catch basins, ditches, embankments, hydrants, valve boxes and chambers, service posts,
    curbs, sidewalks and walkways, fences and handrails
  •    Existing above ground features, including but not limited to light poles, hydro/Bell/cable poles,
    pedestals and transformers, trees and bush
  •    Proposed above ground features including, but not limited to garbage storage areas and snow storage
    areas
  •    Existing and proposed underground services including, but not limited to sanitary sewers, storm
    sewers, foundation drains, watermain and water services (domestic and fire lines), including identification
    of all pipe material and bedding, diameter, slopes, direction of flow, and invert elevations
  •    Catch basins with inlet elevations
  •    Locations of Siamese connections, water and remote meters
  •    Details on proposed vehicular entrances to the site (widths and radii)
  •    Proposed curb and sidewalk depression locations
  •    Details of any service connections to municipal infrastructure including methods and materials.
  •    Pavement designs (asphalt and granular thicknesses) for both light and heavy duty pavement areas
  •    Erosion and sediment control measures to be used during and after construction
  •    Proposed spot elevations and slope gradients at all critical locations, including but not limited to along
    the property boundaries; road centrelines; vehicle accesses and driveways; ramps; parking lots; edges of
    pavement, curb lines or sidewalks; swales; ditches; grassed areas; terraced areas and berms
  •    Identification of any existing swales, ditches, creeks, watercourses, ravines, and drainage
    easements/routes complete with elevations and arrows indicating the surface drainage direction
  •    All drawings stamped, signed, and dated by a Professional Engineer, qualified in the Province of
    Ontario
Fee from $2,950

Storm Water Management Report
Storm Water Management Report evaluates the effects on the storm water and drainage system,and to
recommend how to manage rainwater and snowmelt, consistent with the Municipal Wet Weather Flow
Management Policy and while also meeting regional, provincial and federal regulations. The level of detail for
the Storm Water Management Report depends on the type and scope of application, the size of the
development and the types of storm water management schemes proposed. For example, a report for a Plan
of Subdivision will typically be more complex than a report in support of a Site Plan Control application. A
Storm Water Management Report is typically required for the following application types:
  •    Zoning By-law Applications
  •    Plans of Subdivision
  •    Plans of Condominium
  •    Consent to Sever
  •    Site Plan Control applications
Fee from $2,950

Architectural..Engineering, Drawings...Plans...for Building Permits...Permit Application..fast...
Renovation.. Addition...New Construction...Design.. Build..Retail Plaza...Banquet Hall..quick..
Office Building.. Medical Building..Custom Build Home...approval...review..city...cheap.. low cost..
township.. municipality..county..region...prompt..approved..stamp.. professional engineer....custom built..
licensed engineer...certified... municipal engineer...licence structural engineer...economical..
proper..review...commercial building...sign permit...need building permit...city permit..planning department..
City approval.. beautiful architecture..elevation.. site plan..submission...building code...bylaw...by-law..
regulations...Ontario building code...stamped drawing....quick turn around.. experts...drawings..plans..
Custom build home...compliance..structural.. electrical.. mechanical..plumbing... sewer.. drainage..storm drain..
septic tank...sewage.. leaching pad..municipal service....consultation..review.. consult..custom build...