ARCHITECTURAL & ENGINEERING DRAWINGS
FOR BUILDING PERMIT

We prepare thorough, detailed, and clear Architectural & Engineering Drawings to suit the client's needs while also adhering to
design requirements of the municipality and submit to the Municipality for review and approval to obtain building permits.
Combining our knowledge in Building Science, extensive experience in Structural & Municipal Engineering and expertise in
innovative Architectural Design, we offer perfect solution to our clients.

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, Township, 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.

Having vast experience in unique distinctive architectural and engineering designing, we offer effective, innovative and cost
efficient concept designing, design detailing and construction drawings to our clients. Our team's proficiency in conceptualizing
designs and plan in accordance with our clients' requirements has made us very successful.

If the property is covered by a site plan control by-law, building permit will not be issued until the plans and drawings have been
approved by the municipality. In addition to the planning approvals and building permit which are required for a building project,
other permits and approvals including Conservation Authority and Ministry of Transportation approvals.
Our services include the following:
  • Architectural and Engineering Drawings for Construction, Renovation and Additions
  • Site Plan
  • Site Servicing, Grading & Erosion Control Plan
  • Storm Water Management Report
  • Submission of Plans, Drawings & Reports to the municipality (City, Town, Township, County and / or Region) for Review and
    Revision of Drawings
  • Verification for Construction Compliance

We prepare thorough, detailed, and clear Architectural & Engineering Drawings to suit your needs while also adhering to design
requirements of the municipality and submit to Municipality  for review and approval to obtain building permits.

Concept sketches (or schematic drawings) simply and quickly communicate the main ideas of the development proposal  and act as a guide;
the development proposal will be refined as the project moves forward. Concept sketches provide information on the shape, size, construction,
style and location of the proposed construction. Though concept sketches (or schematic drawings)  are not drawn to a measured scale, the
sketches are almost proportionate.

Concept sketches (or schematic drawings) which are pictorial representation of the Design Engineer's and Architect's current understanding of
the client's requirements, assist Design Engineer, Architect and the Developer to identify errors, omissions or miscommunication at th early
stage so the project can progress efficiently.

Concept / Sketch Site Plans Required For Pre-consultation / Pre-application Meeting for Development Proposal
  • Concept / sketch site plan that shows the proposal, including a context plan (i.e.lotting pattern, road location, building(s) location) may cost
    $775 plus tax
  • Concept / sketch site plan that shows the proposal, including a context plan and conceptual  elevation plan may cost $995 plus tax
  • Concept / sketch site plan that shows the proposal, including a context plan. concept elevation plan and concept  landscape plan may cost
    $1,295 plus tax

A building permit is an approval granting the legal permission to start construction knowing that the issued drawings comply with appropriate
building codes and governmental regulations. The required drawings for any Building Permit application will vary depending on the specific and
type of proposed construction for the project. According to the Ontario Building Code no person shall construct or demolish or cause a building
to be constructed or demolished in a municipality unless a permit has been issued therefore by the Chief Building Official. The Ontario Building
Code also defines construct to mean the doing of anything in the erection, installation, extension, material alteration or repair of a building.

A building permit is required for any new building greater than 10 sq m (108 sq ft), any addition to an existing building, any material alterations
to an existing building which affects: the structural design of the building; mechanical; electrical; plumbing services (no limit on size of building);
fire separations; exiting; fire protection systems; and the use of buildings or parts thereof.

Typical residential projects that require a building permit as follows:
  • decks greater than 600mm (24 inches) above ground or serving the principal entrance for dwelling units
  • interior structural alterations
  • adding or removing most walls, (i.e., creating different room sizes and/or uses)
  • porches
  • basement or main floor walkout alterations
  • sunrooms
  • solariums
  • replacement of brick veneer
  • carports
  • attached or detached garages, sheds
  • replacement of masonry chimney below roofline
  • dormers or finishing of attic space
  • installation of irrigation systems
  • additions
  • installation, repair of storm, sanitary and water service
  • finishing a basement or a portion thereof
  • furnace and ductwork replacements
  • installation of plumbing cleanouts
  • conversion from septic to sanitary sewer
  • plumbing and/or drains (except replacing fixtures)
  • insulating exterior walls when exterior or interior cladding is removed
  • new or structural alterations to windows or doors
  • installation or repair of private sewer systems and water service
  • installation of backflow preventers for lawn irrigation systems
  • structural work related to fire damage

Typical  commercial/industrial/institutional projects that require a building permit as follows:
  • change of use (where construction is proposed or the change constitutes an increase in the hazard index)
  • interior renovations within a floor area affecting fire separations, exits or structural capacity
  • interior finishing of shell buildings for tenants (ie. occupancies in commercial or industrial malls and office buildings, etc.)
  • fire and water damage affecting interior renovations within a floor area affecting fire separations, exits or structural capacity
  • additions to any building having a combined area of 10 sq m (108 sq. ft.) or more
  • installations and major alterations of sprinkler, standpipe, fire alarm or mechanical (HVAC) systems
  • plumbing installation and alterations, except replacement of fixtures
  • installation or replacement of storm and sanitary sewers, water service (ie. catch basins, weeping tile, clean-outs, change from septic
    system to sewers)
  • installation and repairs to sewage systems (septic systems and holding tanks)
  • installation of back flow preventers
  • retaining walls exceeding 1 metre (3 ft.- 3 inches) in exposed height adjacent to public property, to an access to a building, or on private
    property to which the public is admitted
  • tents greater than 60 sq m (645 sq. ft.)

The following plans are required to be submitted with a building permit application:
  • Foundation Plan - which identifies the size, material and shape of foundations, dimension and note all concrete walls, slabs, piers, pads
    and footings
  • Floor Plan & Framing - the floor plan provides a "bird’s eye view" of the various floors of your house including:
  • Life safety electrical systems (e.g. smoke & "CO" detectors)
  • Scaled dimensions of the exterior & interior partitions, rooms, halls and stairs of each floor including all openings (windows and doors)
  • the size, direction and spacing of structural members (joists, beams and lintels)
Foundation plan will show the main floor framing, main floor plan will indicate the upper floor framing and the upper floor will indicate the ceiling
joist or roof system
The following information should be shown on a floor plan:
  •   Title and scale
  •   Interior and exterior dimensions, including door and window widths
  •   Structural members and lintels, including their sizes
  •   The materials used and the extent and size of both the new and existing structure(s) including plumbing
  •   Cross-section location symbols
  •   Location of plumbing fixtures and floor drains
  •   Fire separations
  •   Area of each floor
Cross Sections - this presents a view of a building along an imaginary cut, showing the structural elements of the building and exposing what is
hidden behind the walls. Note: all floor plans to be cross referenced from the building section
Cross-sections indicate how the roof, wall and floors are to be constructed, indicating heights and transfer of loading for all structural
components
Cross-sections through the proposed and existing structure(s) is required to show building materials and how they relate to one another
The location of a cross-section is shown by the cross-section symbol on the floor plans
The following information should be shown on a cross-section, although a larger scale drawing may be necessary to fully explain a particular
aspect of the project which varies from conventional construction practices:
  •   Title and scale
  •   Foundation and footing sizes, material type and backfill height
  •   Heights and dimensions of doors and windows
  •   Size and type of materials and finishes
  •   Finished floor level and grades
  •   Extent of existing house and proposed additions
  •   Insulation, air and vapour barrier
  •   Fire rated assemblies
Building Elevations - identifies how your project is going to appear from the outside, such as exterior materials, as well as relation to finished
grade or to other existing buildings
Elevation drawings may be required for any project which would alter the exterior view of the building
For additions and alterations, pictures of the affected areas assist greatly in the review of the proposed work
The following information should be shown on an elevation:
  •    Title and scale
  •   Footings (including stepped footings)
  •   Height and dimensions of existing and new window and door openings
  •   Exterior finishes and materials
  •   Finished floor levels, heights and grade
  •   Extent of proposed addition and existing house
  •   Clearly identify new construction from existing
  •   Overall height of building
  •   Slope/pitch of new roofs
  •   Limiting Distance and unprotected openings (calculate where applicable)

Engineered Floor and Truss Drawings are required on all submissions where engineered products are being utilized   
Engineered Plumbing and HVAC Drawings are required on all commercial, industrial, and institutional type buildings
Heat Loss and Duct Design Layout are required on all new construction and additions  

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, Bowmanville, Newcastle, 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, Grimsby, St Catharines, Niagara, Fort Erie, Burlington and Oakville.


The required drawings for any Building Permit application will vary depending on the specific and type of proposed construction for the project.


We provide engineering drawings and plans for construction of custom build homes. Our well experienced expert plans &
d
rawings provision team's professional and prompt services at very competitive cost are always an added value to our customer’
s custom build home projects. We design the true site specific design to build our client's dream custom build home. We
creatively and cost effectively try our best to incorporate everything possible on our client's dream custom build home wish list.

We accomplish of all our commitments through highest degree of integrity and professionalism, objective oriented approach and continuously
upgraded skills & techniques to achieve excellence in our work. Combining our knowledge in Building Science, and extensive experience
expertise in Structural & Municipal Engineering, we offer perfect solution to custom build home projects. We pride ourselves on work diligently
to create real value for each and every custom build home we design.     

Our professional services for a proposed custom build home include the following:
  • Site Plan
  • Topographical Survey
  • Site Servicing, Grading & Erosion Control Plan
  • Stormwater Management Report
  • Arborist Report
  • Landscape Architect Plan
  • Architectural Drawings
  • Floor Plans
  • Elevations
  • Structural Drawings
  • Plumbing Drawings
  • Heat Loss Calculations and Heating Design
  • Heat Gain Calculations and Cooling Design
  • Duct Sizing
  • Ventilation Design including Heat Recovery Ventilator
  • Submission of Plans, Drawings & Reports to municipal authorities for Review and Revision of Drawings to obtain building permits
  • Verification for Construction Compliance

If the property is covered by a site plan control by-law, building permit for the proposed custom build home will not be issued until the plans and
drawings for the proposed custom build home have been approved by the municipality. In addition to the planning approval and building permit
which are required for a custom build home project, other permits and approvals including Conservation Authority may be required.

Zoning by-law rules that apply to the property must be determined during the preliminary planning stage of the custom build home project.
Municipal Zoning by-laws regulate the use, size, location and types of custom build homes permitted on property. The Municipal By-law contains
a wide array of land use and development regulations that must be met before a property can be used or a custom build home erected. The
regulations address such matters as:
  • Permitted land uses within different parts of the Municipality
  • Setbacks of proposed custom build home from the property lines
  • Setbacks of proposed custom build home from lands zoned hazardous
  • Height of proposed custom build home (usually from the ground in front of the proposed custom build home)
  • Floor areas of proposed custom build home (can be defined as minimums or maximums)
  • Lot coverage (usually a maximum percentage of the lot that may be covered by proposed custom build home)
  • Required municipal services (water and sanitary sewer services)
  • Parking requirements

When a building permit application is made for a custom build home, the Municipal Building Department staff will make a comparison between
the proposed custom build home and the minimum development requirements set out in the municipal zoning by-law. If one or more municipal
zoning by-law requirements cannot be met and it is not possible to revise the proposed custom build home to fully conform to the municipal by-
law, you are provided the option of seeking minor variance approval. If all provisions of the municipal by-law are met no minor variance approval
is required and you may proceed to the next step in the building permit application process for the custom build home.

Minor Variance
A Minor Variance provides approval for the proposed custom build home that do not fully comply with the Municipal Zoning By-law. A Minor
Variance will not change the Zoning By-law, it merely grants a relief from certain existing provisions/standards of the By-law, where appropriate
for the proposed custom build home. Minor Variances are heard by the Committee of Adjustment. The Committee of Adjustment is made up of
individuals from the community who are appointed by the Municipal Council. The Committee of Adjustment meets monthly to consider Minor
Variance applications. The Planning Act directs that the Committee of Adjustment must be satisfied that an application for a minor variance on
four points — that the variance requested maintains the intent and purpose of the Official Plan and Zoning By-law; that it is considered desirable
for the appropriate and orderly development or use of the land; and that the variance(s), in the view of the Committee is truly minor in nature. The
Committee of Adjustment operates as a quasi-judicial tribunal in accordance with the authorization granted to it under the Planning Act.  The
Planning Act directs the Committee with respect to the scope of its authority; the considerations that it must have when making any decision on
an application presented to it; and the administrative provisions it must comply with regarding notice of Minor Variance applications and
hearing procedure. The following information is typically required for Minor Variance Application:
  • Owner's Name,  Address, Email, Telephone
  • Name and Address of the holders of any mortgages
  • Legal description of the Property & Property Tax Roll Number
  • Lot Frontage, Lot Depth &  Lot Area
  • Any easements or restrictive covenants affecting the property
  • Existing land use:
  • Type of Existing Structure
  • Date Constructed, Height and Floor Area
  • Front Lot Line, Rear Lot Line and Side Lot Line Setbacks
  • Date the subject land was acquired by the current owner
  • Date of construction of existing buildings/structures
  • Length of time the existing uses of the subject land have continued
  • Proposed Changes
  • The uses proposed for the subject lands
  • Type of custom build home proposed to be built on the subject lands
  • Height and Floor Area of the proposed custom build home
  • Front Lot Line, Rear Lot Line and Side Lot Line Setbacks for the proposed custom build home  
  • Current Zoning:
  • Nature and extent of the relief requested from the Zoning By-law
  • Explanation why it is not possible to comply with the provisions of the Zoning By-law:
  • Current Official Plan designation(s) of the subject land:
  • Services are available & proposed: Water Supply, Sewage Treatment, Storm Drainage
  • Does the site or adjacent lands include any significant trees or other natural features?
  • Is the site adjacent to any significant source of noise or vibration?
  • Are there any outstanding work orders on this property?
  • Is there an existing Site Plan Agreement for this property?
  • Has there been filling on the site or subject land?
  • Is there reason to believe that the site may have been contaminated by former uses on the site or adjacent sites?
  • Any recent environmental site assessment reports available?
  • Does a legal and adequate outlet for storm drainage exist?
  • Has the existing drainage on the subject land been altered?

The Minor Variance application under Section 45(1) or application for permission under Section 45(2) of the Planning Act must include a
detailed sketch (in metric units) showing the following information (in some cases it may be appropriate to combine with a survey plan).
Wherever possible, a digital file as well as paper copies of the plan is required. Plans must be submitted with the following information:
  • boundaries and dimensions of the subject land;
  • the location, size and type of all existing and proposed custom build home on the subject land, indicating their distance from the front lot
    line, rear lot line and side lot lines;
  • the approximate location of all natural and artificial features (buildings, roads, drainage ditches, wooded areas etc) that are located on the
    subject land and on land that is adjacent to it, and in the applicant’s opinion, may affect the application;
  • the current uses of land that is adjacent to the subject land;
  • the location, width and name of any roads within or abutting the subject land, indicating whether it is an unopened road allowance, a public
    travelled road, a private road or a right of way; and,
  • the location and nature of any easement affecting the subject land.

A Notice of Hearing Sign for your minor variance application under Section 45(1) or application for permission under Section 45(2) of the
Planning Act will be provided by the Secretary-Treasurer of the Committee of Adjustment.

This sign must be posted at least 10 days before the actual meeting date in order to comply with the requirements of the Planning Act. The sign
must be attached to a stake and put in the ground in the boulevard in front of the property so that it is clearly visible from the road. (Do not post
sign on a tree or in a building).

Once the sign has been posted the municipality must be notified. Failure to comply will result in the application being tabled until the next
available meeting and until the sign is posted and the applicant has complied with the requirements of the Planning Act. Remove the sign 21
days after the Committee has made a decision on the site plan application.

Slope Stability
In addition to all other zoning requirements and setback provisions, proposals for custom build home shall be accompanied by a site by site
assessment regarding slope stability before a building permit may be issued within 15 m of Top-of-bank. Where beyond the 15 setback, a
slope stability study may be required if deemed necessary by the municipality. Municipal building officials will require a geological, geotechnical
or slope stability study as the municipality deems necessary and consultation with the relevant Conservation Authority prior to the issuance of a
building permit for a custom build home. Where a geological, geotechnical or slope stability study as the municipality deems necessary is
carried out and indicates that greater setbacks are required than found in the specific zone within which the subject property is located, the
setbacks established in the slope stability study shall take precedence over other zone regulations. The slope stability study shall address all
slope stability issues deemed necessary and may require a peer review at the property owners’ expense.  Where a geological, geotechnical or
slope stability study as the municipality deems necessary is carried out, a professional geotechnical engineer in conjunction with the municipal
building inspector shall monitor the implementation of the slope stability study and the development. Following construction of the custom build
home, the geotechnical engineer will provide certification that the new development has been carried out as per the design. The costs for
design, monitoring and certification are to be borne by the proponent.

If the property is regulated by the Conservation Authority for hazard features associated with the subject and adjacent properties, any
development, alteration and/or construction on the property would require a permit from the Conservation Authority in accordance with the
Conservation Authority's Development Policies (Ontario Regulation 179/06).
To obtain a permit from the Conservation Authority to build a custom build home, typically the following items are required.
  • Site plan with professional grading plan showing existing and proposed elevations as well as the existing and proposed footprint of
    development;
  • Detailed drawings of the proposed development including foundation/footing details; and
  • Cross-Section (side view) of the proposed development including existing and proposed grades and the foundation/footing details.

With respect to the construction of a custom build home on a floodplain, a topographic survey showing the geodetic elevations of the property
will be required to assess how much flooding the property is subject to during a regulatory flood event. Other measures in support of
development may include floodproofing and professional engineer sign off on the foundation to ensure it can withstand the hydrostatic effects of
the flood event. All openings and finished floor must be 30 cm (0.3m) above flood elevation for floodproofing purposes.  Geotechnical report is
required to evaluate any potential hazards such as slope stability, flood setback and flood construction level for the proposed cusyom build
homes.. During the geotechnical evaluation, if the bearing subgrade is found unsuitable for a strip and spread footing foundation system. a
screw pile or an engineered multipoint galvanized  tubular steel frame foundation could be used.

Residential Zone with Holding
No new development shall be permitted without removing the holding zone.

Land Severance
A land severance is the authorized severance of a piece of land to form new lots or new parcels of land.  The indiscriminate severance of land
without any approval could have a long-term, negative impact on the community; could result in over-extension of municipal services, such as
snow plowing, school busing, garbage collection; and in rural areas could damage to the natural environment, because lots are too small to
accommodate adequate sewage disposal systems. To divide smaller parcels of land into a few lots (For example - Severance of one large
single-family lot into two or three lots) which can be sold, Consent for Severance application which is decided by the Committee of Adjustment,
is required. Official severance approval is required to ensure that:
  •    land severances are considered within an established community planning framework
  •    severance proposal  does not conflict with the overall future planning goals and policies of the community
  •    consideration is given to the effects of the severance proposal on the subject site, on the neighbours and on the community as a whole.

Most municipalities with an approved official plan have specific policies and requirements for land severance.  The Consent for Severance
application will be circulated to a number of municipal departments and/or Agencies, Boards and Commissions for detailed technical review
and comment. A complete Consent for Severance application submission allows municipality to undertake a more comprehensive review of the
severance proposal and will help to reduce overall processing times. Depending upon the circumstances of the property, various external
agencies may also be asked to comment on the severance proposal. For example, if the property is close to a watercourse, the Conservation
Authority will be asked for their comment on the severance proposal and approval. If the property is next to a rail line, the appropriate rail
authority will be asked to comment on the severance proposal. In response to the comments on the initial Consent for Severance application,
revision on the severance proposal and/or additional information and material may be required to process the Consent for Severance
application.

The consent-granting authority may not accept Consent for Severance application that fails to provide the information or material prescribed by
Ministry of Municipal Affairs and Housing’s regulation and, in some cases, the information set down in the municipal official plan. If a consent-
granting authority confirms that Consent for Severance application is incomplete, the applicant may make a motion to the Ontario Municipal
Board for a determination of the matter.

When applying for a land severance, you may be charged a fee for processing the Consent for Severance application. To determine the
processing fee for Consent for Severance application in your area, contact the appropriate consent-granting authority.
A typical application form for Consent for Severance contains both the information which is prescribed by Ministry of Municipal Affairs and
Housing’s regulation as well as additional information which the consent-granting authority may require. The more information provided, the less
likely delays will occur in the review process.

Before you apply for a land severance, you should consult with municipal staff and/or the consent-granting authority in your area. They will be
able to tell you how to apply, what supporting material you must submit (e.g. sketches, plans), if there are any special land severance
requirements set out in the official plan and what other permits and approvals (e.g. a septic system permit) may be required. Consider applying
for a Project Review to confirm that the severance application complies with the Zoning By-law. The following must be provided as part of the
Consent for Severance application submission in order for it to be considered a complete application.
  •    Arborist Tree Preservation Report
  •    Geotechnical Study – hydrological review to be included where warranted.
  •    Servicing and Stormwater Management Report(s)
  •    Topographical Survey – showing the area(s) of all land parcel(s) relevant to the severance proposal.
  •    Boundary Survey – showing and quantifying the area(s) of all land parcel(s) relevant to the severance proposal.

If you do not provide all the information prescribed by Minister's regulation and in some cases, information or material set down in the municipal
official plan, the consent-granting authority may refuse to accept or to further consider your application. Also, the 90-day time frame for making a
decision does not begin until all the required information is received. You are encouraged to contact the appropriate consent-granting authority
if you need help in assessing what information is required.

In considering each application for land severance, the consent-granting authority evaluates the merits of each severance proposal against
criteria such as: conformity with the official plan and compatibility with adjacent uses of land compliance with local zoning by-laws suitability of
the land for the proposed purpose, including the size and shape of the lot(s) being created the severance adequacy of vehicular access, water
supply, sewage disposal the need to ensure protection from potential flooding.

In considering Consent for Severance application, the consent-granting authority’s decision shall be consistent with the Provincial Policy
Statement. The Provincial Policy Statement contains clear, overall policy directions on matters of provincial interest related to land use planning
and development. The “shall be consistent with” rule means that a council is obliged to ensure that the policies of the Provincial Policy
Statement are applied as an essential part of the land use planning decision-making process. It is expected that the consent-granting authority
for the Consent for Severance application will implement the Provincial Policy Statement in the context of other planning objectives and local
circumstances.

A severance approval may have certain conditions attached to it including requirements for road widenings, parkland dedication, or a rezoning
(or minor variance) to allow a new land use. In addition, the property owner may be required to enter into an agreement with the municipality to
provide future services or facilities. Severance conditions must be met within one year. When all the conditions have been met by the applicant,
a certificate is issued by the authority, and the severance goes into effect after it has been registered in the land registry office.

Once a severance has been approved, the new land parcels may be sold or resold without further approval. The only exception is if the granting
authority for consent-for severance has specified that this should not occur without further approval. If the transaction originally applied for - sale
of property, for example - is not carried out within two years of the date of the certificate, the severance is considered lapsed. An earlier lapsing
date can be specified by the consent- granting authority at the time of the severance decision
In addition to the planning approvals and building permit which are needed for a building project, there are other permits and approvals required
for specific circumstances. For example, a septic system permit is required for a new septic system. In cottage areas, a permit may be
required from the Ministry of Natural Resources before you can do any construction in the water (for example, a dock or boathouse with a solid
foundation).

We provide Arborist Tree Preservation Report, Geotechnical Study – hydrological review to be included where warranted, Site Servicing and
Stormwater Management Report(s), Topographical Survey – showing the area(s) of all land parcel(s) relevant to the severance proposal and
Boundary Survey – showing and quantifying the area (s) of all land parcel(s) relevant to the severance proposal for severance of land.

Site Plan
Typical Site Plan to obtain building permit 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: For Residential Projects including Custom Build Homes & Additions - $1,295
For Multi Residential, Commercial, Industrial and Institutional Projects - $2,475

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, water main
    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: For Residential Projects including Custom Build Homes and Additions - $1,295
For Multi Residential, Commercial, Industrial and Institutional Projects - $2,475

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: For Residential Projects including Custom Build Homes and Additions - $1,295
For Multi Residential, Commercial, Industrial and Institutional Projects - $2,475

The required building permit drawings for a typical second story additions with no change to the existing building foot print and
foundation - Architectural Drawings, Floor Plans, Elevations, Cross Sections, Structural Drawings, Plumbing Drawings, Heat Loss
/ Gain Calculations, HVAC Design - may cost $3,995

The required building permit drawings for a typical addition with new foundations - Topographical Survey, Geotechnical
Investigation, Site Plan, Site Grading & Erosion Control Plans, Arborist Report, Landscape Architect Drawings, Architectural
Drawings, Floor Plans, Elevations, Cross Sections, Structural Drawings, Plumbing Drawings, Heat Loss / Gain Calculations,
HVAC Design - may cost $8,995

Our commitment is to continually provide our customers the finest quality engineering drawings at a fair and competitive price
with a superior customer satisfaction. Our Custom Build Home Engineering Drawing Package to obtain Site Plan Approval for
Custom Build Home and Building Permits to construct a typical Custom Build Home will cost $11,995.

Our Custom Build Home Engineering Drawing Package includes  the all the applicable drawings, plans and reports of the
following:
  • Legal Land Survey,
  • Topographical Survey,
  • Site Plan,
  • Site Servicing Plan,
  • Arborist Report,
  • Tree protection Plan
  • Geotechnical Report
  • Soil Test for Soil Bearing Capacity,
  • Soil Percolation Test for Stormwater Management
  • Site Grading, & Erosion Control Plan
  • Stormwater Management Report
  • Functional Servicing Report
  • Architectural Drawings
  • Floor Plans
  • Elevations
  • Cross Sections
  • Structural Drawings
  • HVAC Drawings
  • Heat Loss/Heat Gain Calculations
  • Duct Design
  • Ventilation Design/calculations
  • Plumbing drawings, and
  • Landscape Architect Plan

If municipal sewer connection is not available, septic design will cost $1,295

Some investors source a property; get the site plans and building permits approved before on selling the property with approved
site plans and building permits at a premium price. Selling a property with approved site plan and building permits add significant
value to the overall worth and sale potential of the property.

Recently one of our client increased the property value by $ 120,000 within 4 months with an approved site plan and a building
permit to build a 4,540 sq ft custom build home. Another added over $ 95,000 with an approved site plan and building permits to
build a 3,400 sq ft custom build home recently.

Some who like to build custom build homes prefer to purchase a property with the approved site plans and building permits in
place so that they do not have the risk of failing to obtain planning approval due to complex site constraints and difficult
neighbours who could potentially object the planned development and can start construction immediately


Building Condition Assessment

We provide Expert Commercial Building Condition Assessment  certified and stamped by licensed professional engineers in Toronto and
surrounding area with more than 25 years of Commercial Building Condition Assessment experience. 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 are dedicated to continually upgrade their knowledge and education every year by attending professional educational commercial
building inspection seminars, conferences and meetings.

Commercial and Industrial Building Condition Assessment fees are based on the size, age and usage of the building and the report
requirements.  We provide Building Condition Assessments in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region
and York Region (Ajax, Aurora, Barrie, Belleville, Bolton, Brampton, Brantford, Burlington, Caledon, Cambridge, Clarington, Cobourg,
Etobicoke, Georgetown, Georgina, Guelph, Halton Hills, Hamilton, Kawartha Lakes, Kitchener, London, Maple, Markham, Milton, Mississauga,
Niagara Falls, Newmarket, Norfolk County, North York, Oakville, Oshawa, Peterborough, Pickering, Port Hope, Richmond Hill, Scarborough, St
Catharines, Stouffville, Stoneycreek, Toronto, Trenton, Vaughan, Uxbridge, Waterloo, Welland, Whitby, and Woodbridge).

Our pre-purchase building condition assessment 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.

For a landlord/lessor, Pre-leasing Building Condition Assessment  properly identifies and documents the condition of the building at the time of
leasing, since the tenant/lessee has to leave the building at the end of a lease in the same condition as when tenant/lessee moved in. Post-
lease building condition assessments are performed to confirm that the tenant/lessee left the building in the same condition as when they had
moved in and the tenant/lessee has properly maintained the building components during the leasing period as required by the leasing
agreement.

Also In a triple net lease, the tenant/lessee pays the landlord/lessor rent, property tax, 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 Pre-leasing Building Condition Assessment.
Our Pre-lease Commercial Building Condition Assessment 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
Our Commercial Building Inspections meet ASTM Standard E 2018. The scope of our Commercial Building Condition assessment is tailored
to the specific needs of our clients. We have provided inspections ranging from general walk-through evaluations to detailed operational
inspections to technically thorough inspections and investigations.
If you require Building 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 and recommendations to increase the energy effectiveness of the building and ways to
increase the value of the property, the Building Condition Assessment will cost $495 plus $70 per 1,000sqft or part of it
If you require Building Condition Assessment Report with Professional Licensed Structural Engineer’s certification, the cost estimate for 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 and recommendations to increase
the energy effectiveness of the building and ways to increase the value of the property, the Building Condition Assessment will cost $795 plus
$70 per 1,000sqft or part of it.

Geotechnical Engineering Evaluation by Geotechnical Engineers

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 geotechnical 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 Geotechnical Engineering Evaluation is about 3 to 5 weeks. Our
cost of carrying out the Geotechnical Engineering Evaluation is as follows:
Geotechnical Engineering Evaluation (Up to 4 Boreholes) $6,950

If required, additional boreholes may cost $990 per borehole. Drilling inside a building may cost additional $900
We provide Geotechnical Engineering Evaluation in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York
Region (Ajax, Aurora, Barrie, Belleville, Bolton, Brampton, Brantford, Burlington, Caledon, Cambridge, Clarington, Cobourg, Etobicoke,
Georgetown, Georgina, Guelph, Halton Hills, Hamilton, Kawartha Lakes, Kitchener, London, Maple, Markham, Milton, Mississauga, Niagara
Falls, Newmarket, Norfolk County, North York, Oakville, Oshawa, Peterborough, Pickering, Port Hope, Richmond Hill, Scarborough, St
Catharines, Stouffville, Stoneycreek, Toronto, Trenton, Vaughan, Uxbridge, Waterloo, Welland, Whitby, and Woodbridge).

Environmental Site Assessment
ENVIRONMENTAL SITE ASSESSMENT - ESA (Phase 1 - Assessment; Phase 2 - Soil Test & Ground Water Test; Phase 3 - Contamination
Clean-Up)
Environmental Site Assessment Phase 1, 2 & 3 in Ontario including  City of Toronto, Durham Region, Halton Region, Peel Region and York
Region (Ajax, Aurora, Barrie, Belleville, Bolton, Brampton, Brantford, Burlington, Caledon, Cambridge, Clarington, Cobourg, Etobicoke,
Georgetown, Georgina, Guelph, Halton Hills, Hamilton, Kawartha Lakes, Kitchener, London, Maple, Markham, Milton, Mississauga, Niagara
Falls, Newmarket, Norfolk County, North York, Oakville, Oshawa, Peterborough, Pickering, Port Hope, Richmond Hill, Scarborough, St
Catharines, Stouffville, Stoneycreek, Toronto, Trenton, Vaughan, Uxbridge, Waterloo, Welland, Whitby, Woodbridge).

When it comes to dealing with environmental contamination it is better to be pro-active. Accidental spills and careless waste disposal practices
can result in soil and ground water contamination. Spills are common and can occur just about anywhere and anytime. About 10,000 spills are
reported each year in Canada, amounting to thousands of tonnes of fuels and other chemicals. Officials estimate that the total number of
unreported spills could be as high as 40,000. Fuel products comprise about 70% of the reported spills. Chemicals spilled many years ago can
linger in the soil and still be a problem today. Site contamination is a complex problem that seldom goes away by itself and can persist for
decades. The contamination may not be confined to the site itself, because contaminants often spread far beyond their original source. Toxic
substances can seep through the soil to the groundwater, which then becomes unfit for drinking. Natural groundwater flow can spread the
contaminants over a wide area. As a result, soil and ground water contaminations are often found in properties near past or present industrial
sites, such as refineries, steel plants, mines, scrap yards and chemical plants. Chemical discharges can also be associated with smaller-scale
operations such as dry cleaning outlets, electrical contractors, print shops, waste processors and industrial waste disposal sites.

Leakage of petroleum or other products from underground storage tanks is another common cause of soil and ground water contamination.
Environmentally contaminated sites are very often found near operating gas stations, former gas stations and at other locations where fuels
have been stored in underground storage tanks. From 7,500 to 20,000 underground storage tanks across Canada are thought to be leaking.
As time passes, more of the older tanks will begin to leak due to problems such as corrosion. There are at least 10,000 landfill sites across
Canada. Contaminants may be seeping out of many of these landfill sites. The health and safety of people who live or work at or very near a
contaminated site are directly at risk. The local natural environment is also at risk.  The immediate concern is the potential cleanup cost.
Individuals and corporations are, with increasing frequency, being charged and convicted of offences associated with contaminated sites,
although they may not have been directly responsible for the contamination. Such court cases are very expensive.
The costs associated with contaminated property can be significant, and may have to be borne entirely or in part by past or present property
owners, investors, lenders or even commercial tenants. A lender should not acquire title to mortgaged property unless satisfied that there are no
indications of contamination on the property. The lender should also ensure that any business conducted on the property does not carry with it
an unmanaged risk of contamination.  A lending organization or individual who takes possession of a contaminated site, due to foreclosure of a
mortgage or for any other reason may find that the property is worth very little. They may even find that the costs of a cleanup exceed the
property’s value. A buyer who borrows money to purchase a property that turns out to be contaminated may subsequently be prosecuted for
environmental offences and face fines and legal and cleanup costs. These expenses may reduce the buyer's ability to repay the loan. If lenders
then have to take possession of the contaminated property, they may be prosecuted or become liable for the debtor’s environmental problems,
including clean up costs. If contamination is found at a site, authorities could order anyone who has any control of the property or business to
clean it up, whether or not they caused the contamination. Anyone who has ever owned or occupied that property may be ordered to participate
in the cleanup. Creditors who were previously in possession of a contaminated property, for no matter how short a time, may also be required to
cover some or all of the cleanup costs. Compliance with such orders can be extremely expensive. Property owners and occupants affected by
nearby contaminated sites may sue those responsible, or sue current owners who may not even have caused the contamination.

There is currently no legal requirement in Ontario to conduct environmental site assessments. However, organizations and individuals who
provide mortgages, guarantee mortgages or invest in real estate should note that there are very compelling reasons to insist on an
Environmental Site Assessment before committing themselves to a transaction. Commercial lending institutions and those who own, manage
or invest in real estate know that it is essential to be concerned about the environmental status of properties with which they are associated.
More and more organizations are requiring environmental site assessments as a condition for real estate transactions. The best time to
determine if an environmental contamination is present, is before you buy. After you own the property it becomes your responsibility. Ultimately,
Environmental Site Assessments may become universally accepted as an essential component of responsible asset management.

Environmental Site Assessments are very valuable to identify potential environmental concerns at a property.


A phase 1 environmental site assessment is an absolute necessity when purchasing commercial property these days. A phase 1 is the fact
phase of an environmental assessment. Basically, the whole purpose of the phase 1 is to determine whether or not there is any evidence that
may suggest that the site is contaminated or may become contaminated. The best time to determine if an environmental contamination is
present, is before you buy. After you own the property it becomes your responsibility.

We conduct thorough rigorous 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. Environmental site assessments
(ESA) have been performed on a range of property types,  including gas stations, medium sized industrial operations and multi-tenant
commercial plazas. We focus our phase one environmental site assessment  on the unique circumstances, conditions and risks inherent in
each property type and develop an efficient strategy for acquiring specialized information unique to the property.
As described by the Canadian Standards Association (CSA), in Standard CAN/CSA-Z768-01, a phase 1 environmental site assessment
(ESA) is a systematic process by which an assessor seeks to determine whether a particular property is subject to actual or potential
contamination. .

Environmental Site Assessment is one of the services of our ongoing business. Assessments have been performed on a range of property
types, including gas stations, medium sized industrial operations, residential apartment buildings and multi-tenant commercial plazas.
Environmental Site Assessments provide the property owners protection from environmental liability.

Site visits can be arranged within 6 to 8 business days.   Phase 1 Environmental Site Assessment reports are ready within 10 business days
after completion of site visits.
Our cost of carrying out the Phase 1 Environmental Site Assessment work as per CAN/CSA-Z768-01
Standard which is suitable for financing purposes and/or due diligence for purchase and sale of the property is $2,490.

RUSH phase 1 Environmental Site Assessment – site visit within 3 business days and Phase 1 Environmental Report within 5 business days
after the site visit will cost additional $495.
We provide Phase 1 Environmental Site Assessment in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and
York Region (Ajax, Aurora, Barrie, Belleville, Bolton, Brampton, Brantford, Burlington, Caledon, Cambridge, Clarington, Cobourg, Etobicoke,
Georgetown, Georgina, Guelph, Halton Hills, Hamilton, Kawartha Lakes, Kitchener, London, Maple, Markham, Milton, Mississauga, Niagara
Falls, Newmarket, Norfolk County, North York, Oakville, Oshawa, Peterborough, Pickering, Port Hope, Richmond Hill, Scarborough, St
Catharines, Stouffville, Stoneycreek, Toronto, Trenton, Vaughan, Uxbridge, Waterloo, Welland, Whitby,and Woodbridge).
Phase 2 environmental site assessment is required when potential contamination has been identified on a high-risk property such as industrial
buildings, gas stations, automobile repair garages, dry cleaners etc.  A gasoline station or a dry cleaner can severely impact a property 500 m
away. Many buyers or sellers of a large property try to limit their costs by drilling few boreholes which may result in few soil samples and limited
groundwater assessment. This is prone to error and often misses many potential contamination problems.
As described by the Canadian Standards Association CSA Standard CAN/CSA-Z769-00 a Phase 2 Environmental Site Assessment involves
sampling and testing of materials considered by the outcome of a Phase 1 Environmental Site Assessment ESA or other investigation to be
possible instances of environmental contamination. 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 most frequent substances tested are Petroleum Hydrocarbons in four fractions F1-F4, Heavy Metals, Volatile Organic Compounds VOC,
Polynuclear Aromatic Hydrocarbons - PAH, Polychlorinated Biphenyl’s PCBs pesticides and solvents. Representative samples are mostly
obtained from boreholes and monitoring wells. The boreholes placements are selected by an initial rationale as being the most likely locations
of contaminations.
Prior to any sub-surface investigation, the locations of underground utilities and services are investigated and confirmed to avoid potential
disruption to the utilities during the sub-surface investigation. The locations for sub-surface investigation are selected by an initial rationale of
being the most likely locations of contamination.

Sub-surface soil and ground water sampling are completed in accordance with the requirements of Phase 2 Environmental Site Assessment
Standard CAN/CSA-Z769-00. Proper chain of custody procedures are assured for the recovered soil and ground water samples.
Constituents of concern are identified, sampled, analyzed and the laboratory results are compared to the applicable Ontario Ministry of
Environment Standards. If the Phase 2 Environmental Site Assessment identifies adverse environmental impact in excess of the applicable
Ontario Ministry of Environment Guidelines, additional assessment and/or remedial work may be required.
A Phase 2 Environmental Site Assessment is an investigation to confirm the presence or absence of contamination on a property. 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 doesn’t worsen. The turnaround time for a typical Phase 2 Environmental Site Assessment is about 4 to 5 weeks.
Our cost of carrying out the Phase 2 Environmental Site Assessment work as per CSA Standard CAN/CSA-Z769-00 which is
suitable for financing purposes and/or due diligence for purchase and sale of the property is $2,950 plus $990 per borehole.
If a truck mounted drilling rig cannot be used for drilling and compact hydraulic drilling is required due to low ceiling height and/or narrow
access, it will cost additional $900. To expedite the project to complete within 3½ weeks may cost extra private locator fee of $495 and
additional “RUSH” laboratory analysis fee of $975. If required core cutting of concrete slabs may cost $175 per borehole.  Installation
monitoring wells in the borehole will cost $245 per monitoring well.  Reliance letter for the bank / lender will cost $65.
We provide Phase 2 Environmental Site Assessment in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and
York Region (Ajax, Aurora, Barrie, Belleville, Bolton, Brampton, Brantford, Burlington, Caledon, Cambridge, Clarington, Cobourg, Etobicoke,
Georgetown, Georgina, Guelph, Halton Hills, Hamilton, Kawartha Lakes, Kitchener, London, Maple, Markham, Milton, Mississauga, Niagara
Falls, Newmarket, Norfolk County, North York, Oakville, Oshawa, Peterborough, Pickering, Port Hope, Richmond Hill, Scarborough, St
Catharines, Stouffville, Stoneycreek, Toronto, Trenton, Vaughan, Uxbridge, Waterloo, Welland, Whitby, and Woodbridge).

Call us Anytime - 24 Hours a Day - 7 Days a Week
416 332 1743
BUILDING EXPERTS CANADA      
5215 FINCH AVENUE EAST TORONTO ON M1S0C2
Professional Engineers Ontario - Certificate of Authorization # 100205934
Text Message: 416 727 8336 Email: buildingexpertscanada@yahoo.com