PHASE 2 ENVIRONMENTAL SITE ASSESSMENT
Soil Test, Ground Water Test
We provide Environmental Site Assessment Phase 1, 2 & 3 in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York
Region (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
When it comes to dealing with environmental contamination it is better to be pro-active. Remember even if your site is found to be contaminated, you
are the client, and we are under no legal obligation to report their findings to any government body, unless it is believed that the contamination seriously
endangers the safety or welfare of the public.
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 two-thirds 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.
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 his or her 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, Environmntal 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. These assessments, by their nature, are
limited and it is crucial that all of the parties involved understand these limitations. An Environmental Site Assessment ESA by experienced
environmental site assessor should reveal the potential for significant environmental issues at a site even if it is performed in a tight time frame. We use
only senior qualified and experienced assessors to conduct the environmental site assessments. To ensure the important issues are not overlooked
and that uncertainties associated with the assessment are reduced, Environmental Site Assessments are performed to the Ministry of Environment
guidelines, by experienced environmental site assessors. Even the most thorough Environmental Site Assessments may not be able to confirm
unequivocally that a site is not contaminated, or guarantee that a site will not become contaminated in the future. An Environmental Site Assessment
can only determine that no indicators of contamination are found at the time of the investigation. Commercial and industrial real estate lenders
scrutinize every aspect of a deal to make sure it is a good one. Environmental Site Assessment on commercial and industrial real estate deals is more
important than ever. When a commercial or industrial property is purchased or sold, the responsibility for cleanup and containment of contamination is
passed to the new owner. For this reason it is vital that any environmental liability be identified before a commercial or industrial property is purchased
or sold. Identifying areas of "Environmental Concern" is imperative to prepurchase evaluation and assessment. When it comes to commercial real
estate, one of the most-common issues that impairs the deals is environmental contamination. Both buyers and sellers need to know that
Environmental laws hold owners responsible for cleaning up contamination, regardless of who created or contributed to the problem. If a buyer misses
contamination and it is found later, the buyer will be liable for the cleanup. Recent environmental site assessment of the property can actually make
potential buyers more comfortable. The discovery of contamination problems after the sale can lead the new owners to take up a legal battle—at
significant cost to everyone—to force the sellers to pay for the cleanup. Legally, the seller can still be liable for cleanup even after seller no longer own
or operate at the site. So developing a comprehensive understanding of the environmental conditions at the property is the best way to ensure a
successful property transfer!
Ignorance at the time of purchase and sale is no excuse. By conducting thorough environmental site assessment early in the deal, everybody involved
in the deal can learn about potential problems upfront and they have time to address any issues before closing
CLARIFYING CONTAMINATION - Phase 1 - Environmental Site Assessment - ESA
A variety of actions can cause a Phase I study to be performed for a commercial property, the most common being:
* Purchase of the property by a person or entity not previously on title
* Contemplation by a new lender to provide a loan on the subject property
* Partnership buyout or principal redistribution of ownership.
* Application to a public agency for change of use or other discretionary land use permit
* Existing property owner’s desire to understand toxic history of the property.
* Compulsion by a regulatory agency who suspects toxic conditions on the site.
* Divestiture of properties
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.
A 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. The scope of
the phase 1 environmental site assessment will consist of the following four principal components of the CSA Standard:
Search, review and analyze of historical property use
A very detailed and labor intensive search, review and analyze of historical property use, occupancy records and aerial photographs of the subject and
adjacent properties. Geology, Hydrology, Topography are analyzed to determine type of the soil, depth of water table, direction and flow of ground
water and other physical attributes to determine the potential of any environmental hazard migrating to or from the subject property.
Visual assessment of the site and surrounding properties
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. Physical obstructions can have a large impact on the results of a Phase I Environmental Site Assessment, since no intrusive sampling is
done during the assessment
Interview with persons having knowledge of past and present site activities.
Sometimes information provided by individuals about the previous usage of the site and/or adjacent sites may somewhat misleading and may lead to
certain assumptions being made regarding the potential environmental risks associated with the property by the parties involved in the transaction.
Informations from interviews of individuals must be corroborated whenever possible.
Evaluation of Information and Reporting
Phase 1 environmental site assessment ESA 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) can be arranged within
six to eight business days.
Phase 1 environmental site assessment ESA reports are ready within 5 business days after completion of phase 1 environmental site assessment ESA.
We specialize in locating and analyzing missing or previously undiscovered documentary evidence as well as our successful record of thorough
assessment and reporting of the entire phase 1 environmental site assessment ESA process are what set us apart from other providers. The
consequences of completing an inadequate Environmental Site Assessment can far outweigh the cost of a thorough Phase I Environmental Site
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
SEEKING THE SOURCE - Phase 2 - Environmental Site Assessment - ESA
Many financial lenders and banks specify a Environmental Phase I Asseesment prior to purchase of a commercial property. Environmental Phase I
Assessments do not test soil or ground water and contamination issues are often overlooked. A gasoline station or a dry cleaners can severely impact a
property 500 meters 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. 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. As described by the Canadian Standards
Association CSA Standard CAN/CSA-Z769-00 a phase 2 environmental site assessment ESA involves sampling and testing of soil and ground water
etc., 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 ESA 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 soil & water 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. Sub-surface soil and ground water sampling and testing are completed in accordance with the
requirements of phase 2 environmental site assessment ESA 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 two 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 ESA is an
investigation to confirm the presence or absence of contamination on a property. If contamination is identified, the phase 2 environmental site
assessment ESA findings are used to develop options for dealing with the contamination including removing the contamination from the soil and/or
ground water, managing the contamination in-place and or monitoring soil and groundwater conditions to ensure the contamination doesn’t worsen. A
phase 2 environmental site assessment costs more and the turnaround time is much longer than the phase 1 encvironmental site assessment.
The turnaround time for a typical phase two environmental site assessment ESA 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,
Hamiton, Georgetown, Guelph, Kitchener, Kingston, London, Milton, Peterborough, Sarnia, Stoneycreek, St Catharines, Waterloo, Windsor and
Woodbridge) is about 2 to 4 weeks.
Cost of a Phase 2 Environmental Site Assessment is $6,950 (Up to 6 boreholes)
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
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 Phase 2 Environmental Site Assessment and Geotechnical Engineering Evaluation is about 3 to 4 weeks.
Our cost of carrying out 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 $8,950+ HST
REMEDIATION (CLEANUP) Phase 3 - Environmental Site Assessment - ESA
Fortunately, today's property owners have learned from yesterday's mistakes, and are eager to cleanup contaminations confirmed in their properties.
Phase 3 Environmental Site Assessment is an investigation involving remediation of a property. When a Phase 2 Environmental Site Assessment
confirms an environmental contamination, a Phase 3 environmental site remediation may be initiated based on the type, degree, and extent of
contamination and subsurface conditions at the site. Phase 3 environmental site investigations aim to delineate the physical extent of contamination
based on recommendations made in Phase 2 environmental site Assessments. Phase 3 environmental site investigations may involve intensive testing,
sampling, and monitoring, “fate and transport” studies and other modeling, and the design of feasibility studies for remediation and remedial plans. This
study normally involves assessment of alternative cleanup methods, costs and logistics. Depending on the subsurface conditions, type of contaminant,
and other variables, various methods such as excavate and haul of contaminated soil, pump and treatment of groundwater, bioremediation (supply
oxygen and nutrients to a contaminated site so that naturally occurring bacteria that degrade hydrocarbons can flourish and breakdown the
hydrocarbons), soil vapor extraction (force air through contaminated soil to drive contaminant particles into the air), neutralization in-place, may be used
to remove or neutralize the contamination.
Since no two contaminated sites are alike, phase 3 environmental site remediations are customized for every site, and can vary in cost and length of
remediation. The cost to of Phase 3 environmental site remediation is based on the location and size of the site; type, extent, and degree of
contamination; depth to groundwater; subsurface conditions etc.
Expert building inspection and environmental site assessment provide the property owners ability to effectively manage buildings and protection from
environmental liability. We're an employee owned Canadian firm and take pride in our work.
Expert Building Inspection
Feel free to contact us Anitime - 905 940 0811 Toll Free 1 866 373 3315
firstname.lastname@example.org Text Message: 416 727 8336
Our Service Area includes 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, bellville, trenton, port
hope, cobourg, cambridge, hamilton, georgetown, guelph, kitchener, kingston, london, peterborough, sarnia, stoneycreek, st catharines, waterloo,
windsor and woodbridge.
Gas Stations/Petroleum Service Stations(Petro Canada, Esso, Shell, Ultramar, Husky, Olco, Pioneer)
The storage and the dispensing of petroleum products at gas stations pose a risk of subsurface soil and groundwater contamination. The contamination
may not be confined to the site itself, because contaminants often spread far beyond their original source. Leaking storage tanks at gas stations are a
major source of environmental contamination. And it is not just the property that the gas station is located on that is at risk. Depending on the type of
soil, presence of groundwater etc. the contamination can literally spread for many city blocks. The environmental site assessments, type and age of the
underground fuel storage tanks, leak detection system and liability insurance are going to be important as any existing or perceived environmental
liability could render the property worthless. Due to the increased focus on environmental issues and the related environmental laws focused around
environmental liability issues, any financing request will require recently completed Phase I and Phase II environmental site assessments, a commercial
property appraisal by an accredited commercial appraiser, valid contamination insurance policy, and a recent tank test report. If there is a material
amount of contamination detected, further levels of testing may also be required as well as the completion of remediation work identified.
Some tank installations pose a risk to the environment and under the regulations they must be permanently withdrawn from service and removed by
June 12, 2012. They are as follows.
Single-walled underground tanks that, as of June 12, 2008, lacked corrosion protection and leak detection, groundwater monitoring wells or vapour
Single-walled underground piping that, as of June 12, 2008, lacked corrosion protection, leak detection, groundwater monitoring wells, vapour
monitoring wells, single vertical check valves or mechanical line leak detection devices
If you find a leak in your tank system or a component of the system, you must immediately withdraw the system or component from service until the leak
is repaired. In the case of a component, you may continue to operate the system only if that component can be isolated from the system.
Because single-walled underground tanks and piping pose a significant risk to the environment there are specific requirements that apply when these
installations leak. If single-walled underground tank leaks, you must immediately and permanently withdraw it from service. You then have two years
following the discovery of the leak to remove the system entirely. If single-walled underground piping leaks, it must immediately and permanently be
withdrawn from service, removed and, if you wish to bring the system back into operation, replaced by approved piping.
If you have a spill or a leak, you must notify your regional spill-notification centre as soon as possible. If 100 litres or more of petroleum product is
released into the environment (i.e. beyond the secondary containment) then you are also required to follow up with a written report to Environment
If you’re considering installing a system it’s important that you get a copy of the regulations. There are requirements governing who may design and
install systems, as well as new technical requirements. As with existing systems, all new systems must have a product transfer area designed to contain
As of June 12, 2010, the person who delivers petroleum or allied petroleum product will no longer be allowed to fill tanks that do not have an
Environment Canada identification number visible on the system. Also, delivery personnel are now required to immediately inform the system’s operator
of any spills that occur during transfer of the product to your tank, or of any evidence of a leak or spill.
New underground tanks must be double-walled with an interstitial space that can be monitored, and have:
liquid- and vapour-tight connections
New piping must adhere to the following:
bear a certification mark and be of steel, copper or non-metallic construction; or be a flexible metallic hose
no buried or concealed mechanical joints
underground piping, up to 75 mm in diameter, must have secondary containment and, in the case of double-walled steel piping, cathodic protection
underground piping larger than 75 mm in diameter must have secondary containment or cathodic protection
Systems that do not have double walls or secondary containment pose a higher risk to the environment because, in the event of a leak or spill, product
is released directly into soil and water. Once there, it can migrate over a considerable distance and cause extensive and long-term damage to the
If your system has single-walled underground tanks
Carry out a third-party certified tank precision leak test that meets the specifications laid out in section 21 of the regulations by June 12, 2010.
Immediately following your initial tank precision leak test, set up an ongoing leak detection or monitoring program using one of the three options below:
carry out a third-party certified tank precision leak detection test once a year, OR
use automatic tank gauging , OR
use continuous in-tank leak detection .
Only the steel tanks that have cathodic protection plus either leak detection, groundwater monitoring wells, or vapour monitoring may stay in place.
Single-walled underground tanks made of a material other than steel may stay in place if they have either leak detection, groundwater monitoring wells,
or vapour monitoring wells.
Dry Cleaning & Environment
There are an estimated 2,500 dry cleaning facilities in Ontario. The most common form of dry cleaning uses a chemical called tetrachloroethylene
(perchloroethylene or "PERC"). Ninety percent of the industry uses perc, and drycleaning accounts for between one-third and one-half of all the perc
used in Canada. Perc has been designated under the Canadian Environmental Protection Act as a persistent, bio-accumulative chemical that is toxic to
Dry cleaning uses non-water-based solvents to remove soil and stains from clothes. Early dry cleaners used petroleum-based solvents such as
gasoline and kerosene. After World War I, dry cleaners began using chlorinated solvents. These solvents were much less flammable than petroleum
solvents and had improved cleaning power. By the mid-1930s, the dry cleaning industry had adopted tetrachloroethylene (perchloroethylene),
colloquially called "PERC," as the ideal solvent. It has excellent cleaning power and is stable, nonflammable, and gentle to most garments. PERC was
included in the list of 44 substances published as the first Priority Substances List in the Canada Gazette Part 1 on February 11, 1989. These
substances were given priority by Environment Canada and Health Canada for assessing whether they are “toxic or capable of becoming toxic”
according to the definition specified in the Canadian Environmental Protection Act, 1988. On February 5, 1994, a synopsis of the results of the PERC
assessment was published in the Canada Gazette, Part I. The assessment concluded that PERC occurs in the Canadian environment in quantities that
may be harmful to the environment (notably terrestrial plants). Consequently, PERC was added to the CEPA 1999 list of toxic substances - see Canada
Gazette, Part II, March 29, 2000.
Under the Federal government’s Toxic Substances Management Policy, PERC fits the management goal to minimize environmental and human health
risks by reducing exposure to, and/or release throughout its life-cycle. Following extensive consultation with producers, importers and users of PERC,
other levels of governments and environmental groups, the proposed Regulations were published in Canada Gazette, Part I on August 18, 2001. After
further consultation, the final Regulations were passed into law on February 27, 2003 and then published in the Canada Gazette, Part II on March 12,
2003. The purpose of the Regulations is to reduce PERC releases to the environment from dry-cleaning facilities. These reductions will be attained by
requiring newer, more efficient dry-cleaning machines, by minimizing spills of PERC and by managing the collection and disposal of residue and waste
Modern dry cleaning machines use a closed-loop system in which the chilled air is reheated and recirculated. This results in high solvent recovery rates
and reduced air pollution. In the early days of dry cleaning, large amounts of perchlorethylene were vented to the atmosphere because it was regarded
as cheap and believed to be harmless.
Working solvent from the washing chamber passes through several filtration steps before it is returned to the washing chamber. The first step is a
button trap, which prevents small objects such as lint, fasteners, buttons, and coins from entering the solvent pump.
Over time, a thin layer of filter cake (called muck) accumulates on the lint filter. The muck is removed regularly (commonly once per day) and then
processed to recover solvent trapped in the muck. Many machines use "spin disc filters," which remove the muck from the filter by centripetal force while
it is back washed with solvent.
After the lint filter, the solvent passes through an absorptive cartridge filter. This filter is made from activated clays and charcoal and removes fine
insoluble soil and non-volatile residues, along with dyes from the solvent. Finally, the solvent passes through a polishing filter, which removes any soil
not previously removed. The clean solvent is then returned to the working solvent tank.
Cooked Powder Residue — the waste material generated by cooking down or distilling muck. Cooked powder residue is a hazardous waste and will
contain solvent, powdered filter material (diatomite), carbon, non-volatile residues, lint, dyes, grease, soils, and water. This material should then be
disposed of in accordance with local law.
The waste sludge or solid residue from the still contains solvent, water, soils, carbon, and other non-volatile residues. Still bottoms from chlorinated
solvent dry cleaning operations are hazardous wastes.
Solvents used in Dry Cleaning:
* Glycol ethers (dipropylene glycol tertiary-butyl ether) (Rynex)(Solvair) — In many cases more effective than perchloroethylene (perc) and in all cases
more environmentally friendly. Dipropylene glycol tertiary butyl ether (DPTB) has a flashpoint far above current industry standards, yet at the same time
possesses a degree of solvency for water-soluble stains that is at least equivalent to, and in most cases better than, perc and the other glycol ether dry
cleaning solvents presently in commercial use. A particular advantage of the DPTB-water solutions of the Rynex product in dry cleaning is that they do
not behave like a typical mixture, but, rather, the behavior is the same as a single substance. This permits a better-defined separation upon azeotropic
distillation at a lower boiling point and also facilitates reclamation more effectively, at a level of 99% or greater, and also enhances purification using
conventional distillation techniques.
* Hydrocarbon — This is most like standard dry cleaning, but the processes use hydrocarbon solvents such as Exxon-Mobil’s DF-2000 or Chevron
Phillips' EcoSolv. These petroleum-based solvents are less aggressive than Perc and require a longer cleaning cycle. While flammable, these solvents
do not present a high risk of fire or explosion when used properly. Hydrocarbon also contains volatile organic compounds (VOCs) that contribute to
* Liquid silicone (decamethylcyclopentasiloxane or D5) — gentler on garments than Perc and does not cause color loss. Requires a license be obtained
to utilize the property of GreenEarth Cleaning. Though considerably more environmentally friendly, the price of it is more than double that of perc, and
GreenEarth charges an annual affiliation fee. Degrades within days in the environment to silica and trace amounts of water and CO2. Produces
nontoxic, nonhazardous waste. Toxicity tests by Dow Corning shows the solvent to increase the incidence of tumors in female rats (no effects were seen
in male rats), but further research concluded that the effects observed in rats are not relevant to humans because the biological pathway that results in
tumor formation is unique to rats.(170.6 °F/77 °C flash point).
* Modified hydrocarbon blends (Pure Dry)
* Perchloroethylene — In use since the 1940s, perc is the most common solvent, the "standard" for cleaning performance, and most aggressive
cleaner. It can cause color bleeding/loss, especially at higher temperatures, and may destroy special trims, buttons, and beads on some garments.
Better for oil-based stains (which account for about 10% of stains) than more common water-soluble stains (coffee, wine, blood, etc). Known for leaving
a characteristic chemical smell on garments. Nonflammable.
* Liquid CO2 — Consumer Reports rated this method superior to conventional methods, but the Drycleaning and Laundry Institute commented on its
"fairly low cleaning ability" in a 2007 report. Another industry certification group, America's Best Cleaners, counts CO2 cleaners among its members.
Machinery is expensive—up to $90,000 more than a perc machine, making affordability difficult for small businesses. Some cleaners with these
machines keep traditional machines on-site for the heavier soiled textiles, but others find plant enzymes to be equally effective and more
environmentally sustainable. CO2-cleaned clothing does not off-gas volatile compounds. CO2 cleaning is also used for fire- and water-damage
restoration due to its effectiveness in removing toxic residues, soot and associated odors of fire.
Tetrachloroethylene (Use in Dry Cleaning and Reporting Requirements) Regulations (SOR/2003-79)
The purpose of the Tetrachloroethylene (Use in Dry Cleaning and Reporting Requirements) Regulations is to reduce releases of tetrachloroethylene to
the environment from dry-cleaning facilities. These reductions will be attained by requiring newer, more efficient dry-cleaning machines, by minimizing
spills of tetrachloroethylene, and by managing the collection and disposal of residues and waste water.
The reporting provisions in these Regulations apply to persons who import or recycle tetrachloroethylene for any use, to persons who sell
tetrachloroethylene to dry cleaners, and to dry cleaners. The provisions are harmonized as much as possible with the Solvent Degreasing Regulations.
Persons with a diverse commercial market will thereby avoid the inconvenience of reporting their tetrachloroethylene quantities separately, under two
related federal regulations, to Environment Canada. The Tetrachloroethylene (Use in Dry Cleaning and Reporting Requirements) Regulations are put
forth under the authority provided by subsection 93(1) of the Canadian Environmental Protection Act, 1999 (CEPA 1999).
Revised Soil, Ground Water And Sediment Standards
One of the most important elements of the new regulatory package is the revised set of Standards for Soil, Ground Water and Sediment. The new
Standards (dated July 27, 2009 but released in the first week of January 2010) is effective since July 1, 2011. They replaced the previous Soil, Ground
Water and Sediment Standards dated March 9, 2004.
The new Standards effect changes in two principal ways: They implement 1) more rigorous standards and 2) new standards where none existed
previously. Some highlights include the following:
Generally more stringent soil and groundwater criteria for chlorinated solvents; for example, the non-potable groundwater criterion for
perchloroethylene has been changed from 50μg/L to 1.6μg/L, and the criterion for trichloroethylene has been changed from 50μg/L to 1.6μg/L;
The Standards for Soil, Groundwater and Sediment are often used in aid of interpreting legal reporting obligations, to assess impacts to property
values, in negotiating real estate transactions, and in pleading civil claims. The creation of more stringent Standards in some instances may also have
the practical effect of forcing some owners or proponents to move to a risk assessment approach because a generic clean up option is no longer
considered feasible, either technically or financially.
Printing & Environment
Many solvents and inks used in the printing industry emit a volatile organic compound (VOC) as atmospheric vapour. Emissions can be direct through
stacks and vents, or fugitive. VOCs are photo-reactive and when they combine with nitrous oxide emissions and particulate from cars, trucks and
industry and are synthesized by ultra violet rays in sunlight, they produce low-level ozone. That is why “smog”, as a dirty yellow pollutant, is most
noticeable in summer. It is a serious health concern.
Printing operations could pose some environmental concerns due to potential spills leaks or migration of chlorinated solvents through natural and/or
preferential pathways. The stricter pollution regulations including requirements to comply with the P2 (Pollution Prevention) waste water bylaw in
Toronto, avoidance, elimination, reduction and/or substitution of the use of chlorinated solvents, re-use and/or recycling of chlorinated solvents, proper
waste, spill and contamination programs have reduced the potential spills leaks or migration of chlorinated solvents from printing industry in the last
Environmental Protection Act
The purpose of the Environmental Protection Act "is to provide for the protection and conservation of the natural environment." To ensure this, the
Minister of Environment and Energy is empowered to administer and enforce the province's environmental legislation. This can take the form of
monitoring, recommending appropriate abatement action, or prosecuting polluters. Many times all three are undertaken in the ministry's efforts to get
tough with polluters.
REFORM OF ONTARIO’S ENVIRONMENTAL APPROVALS SYSTEM:
Bill 68, the “Open for Business Act, 2010” amends some 50 or so pieces of provincial legislation administered by different ministries, the most significant
of which are to the Environmental Protection Act (EPA) and the Ontario Water Resources Act
(OWRA). The Bill replaces much of the existing certificate of approvals system with a more streamlined
risk-based approvals model. The current system requires air, land and water approval applications to go through the same approvals process
regardless of complexity or environmental risk of the proposed activity.
The Bill proposes a system that would have one of two avenues, depending on the type of activity for which approval is sought: (a) a “Registry System”
for low-risk activities and, (b) a new “Environmental Compliance
Approval” (ECA) system for higher-risk activities, in place of all current certificates of approval.
• Registry System:
A Registry would be created through implementing regulations to be developed by the Ministry of the Environment (MOE). Applicants would simply have
to register their activities with the MOE. The Registry would be a database of specified types of facilities or activities that do not need to apply for an
ECA, provided they meet specified eligibility requirements.
The Registry is intended to be simpler and quicker; an on-line electronic application process geared to lower-risk, standard requirements, well
understood or relatively less complex activities or sectors. Activities would be subject to existing environmental standards. The Registry would comprise
an online self-registration of activities followed by MOE confirmation of registration when registration is complete. An accountable person, i.e. facility
owner or manager etc., will have to declare that the submitted information is accurate.
ENVIRONMENTAL REGISTRATION FOR AUTO BODY SHOPS
This new process is more responsive to businesses, takes into considering industry association and paint company input, and takes advantage of
current technology while addressing the increasing complex approvals process.
Many shops understand that the Ontario Ministry of Environment must approve any spray booth activity, including new equipment or even changing to
the use of waterbased paints. This approval, known as a certificate or “Schedule 9 air permit” was mandatory and could be very complex.
This new proposed process replaces the Certificate of Approval with a “Registry” that the shop, if qualified, would simply sign and agree to maintain
certain “standards”. Shops that met “standards” such as a minimum stack height, 2 liters of paint use an hour or less, painting only from 7 am to 7 pm, a
specific exit velocity or better from the stack and other requirements would be automatically registered. One of the most important changes is the
proposal that if a shop sprays less than 2 liters of paint in an hour, then distance separation setbacks will not be required.
The province is also proposing the use of high efficiency spray guns, a training program and product and waste segregation.
If a shop were unable to meet these Registry standards then they would revert to the online approval form now in use.
A copy of the proposal can be reviewed on the Environmental Bill of Rights Registry web site under EBR number 011-1959.
New Environmental Regulations Effective July 01, 2011
The due diligence process for Phase 1 environmental site assessments have become more complicated due to the amendments to Ontario's
environmental legislation, O. Reg. 153/04.
Phase 1 ESA’s now investigate at larger 'Phase 1 Study Area', and consider more activities that could contaminate the subject property. This results in
more Phase 2 environmental site assessments being recommended, to test the soil and groundwater for environmental contamination. While this costs
more time and money, of greater concern is whether the property will pass or fail the lab tests.
One of the goals of the new legislation is to recognize developments in science regarding the impacts of pollutants on humans and the surrounding
ecology. 65% of pollutants will thus have more stringent numbers in the new regulation. And some of the most common offenders – chlorinated solvents,
oils and gas - will see significant reductions in their limits. Therefore we see many more properties being tested, and more properties failing, under the
new stricter guidelines.
The new regulation is intended to facilitate, if not encourage, the redevelopment of Brownfield sites. A Record of Site Condition (RSC) must be filed
whenever a property use changes to a more sensitive use as determined under the regulations. Otherwise, it is open to any landowner to file an RSC
with the MOE-administered Environmental Site Registry in order to confirm that a property complies with the Ontario soil and groundwater standards,
including site-specific risk-assessed standards, and obtain a degree of immunity from future government remediation orders.
The amendments to the RSC Regulation include a more predictable and transparent process that will clarify what environmental site assessment work
must be done to submit an RSC.
The regulatory changes include:
* Specified minimum requirements for environmental site assessments (both Phase I and II ESAs)
* Changes to the RSC submission and filing process
* Strengthened Soil and Groundwater Site Condition Standards
* New conflict of interest restrictions for qualified persons.
New Phase I ESA requirements include:
* Minimum requirements:
* Records review
* Site reconnaissance
* Review and evaluation of information
* Determining whether a Phase II ESA is required based on identification of potentially contaminating activities and property use.
* Developing a Phase I conceptual site model to:
* Provide a summary of site conditions
* Determine whether a Phase II ESA is required
* Communicate the results to the property owner.
New Phase II ESA requirements include minimum requirements for planning and conducting the site investigation; interpreting and evaluating
information; and reporting. Additional optional assessments are specified for a modified generic risk assessment.
STREAMLINED RISK-ASSESSMENT PROCESS (MODIFIED GENERIC RISK ASSESSMENT)
There is however hope for some contaminated sites, often referred to as ‘Brownfields’. The Ministry of Environment has introduced a new "Modified
Generic Risk Assessment" (MGRA) model, which will allow some contaminated sites to be deemed acceptable for redevelopment (which is one of the
stated goals of the new legislation: streamlining the process for redeveloping Brownfield sites).
A new "modified generic" or streamlined risk assessment has been created to provide an alternative to meeting generic standards and the traditional
risk assessment, where appropriate. This streamlined approach is expected to be less time-consuming and more cost-effective.
A modified generic risk assessment can be prepared using a web-based "approved model". This will allow for convenient and controlled modification of
the Ministry's generic site condition standards for use in an RSC.
The model can be adjusted to match an applicant's site-specific conditions, supported by site-specific data. Modification of any parameters must satisfy
requirements laid out in Schedule E Table 4 (Phase Two Environmental Site Assessment Requirements for Modified Generic Risk Assessments) of the
RSC Regulation. Site characterization requirements are intended to ensure any changes from the default parameters are appropriate and
representative of the property.
The model can be adjusted to include site-specific conditions such as:
* Soil type
* Fraction of organic carbon (soil and aquifer)
* Distance to closest surface water body
* Minimum depth below grade to the highest water table
* Aquifer horizontal hydraulic conductivity and gradient
It can also be used to define incomplete exposure pathways:
* Simple risk management measures designed by the ministry (three types of caps and three types of building controls)
* Meeting soil vapour screening levels (supported by site-specific data)
* Modified ecological potential.
STRENGTHENED SOIL AND GROUNDWATER SITE CONDITION STANDARDS IN ONTARIO
The site condition standards contained in the Soil, Ground Water and Sediment Standards for Use Under Part XV.1 of the Environmental Protection Act,
March 9, 2004 – were based on science available prior to 1996 and the MOE was of the view that they required updating. These changes also take
effect as of July 1, 2011 and include the following:
* Improved models for soil and groundwater
* Protection for additional ecological species
* Updated toxicity information and strengthened standards
* New standards developed for several contaminants:
* Dioxane – 1,4
* Hexane (n)
* Petroleum hydrocarbons in non-potable groundwater
* Standards for shallow soil properties and properties within 30m of a water body have been clarified:
* Two new tables will apply to shallow soil properties
* Two new tables will apply to properties within 30m of a water body
* A previous table, Extract and Groundwater Standards, was removed.
For example, the following selected changes will occur to the existing named generic non-potable groundwater standards (Tables 3 and 5), depending
upon the described soil conditions:
1,900 µg/L (2004) – coarse soil – 44 µg/L (2011)
12,000 µg/L (2004) – medium/fine soil – 430 µg/L (2011)
28,000 µg/L (2004) – coarse soil – 2,300 µg/L (2011)
50,000 µg/L (2004) – medium/fine soil – 2,300 µg/L (2011)
5.0 µg/L (2004) – coarse soil – 1.6 µg/L (2011)
5.0 µg/L (2004) – medium/fine soil – 17 µg/L (2011)
5,900 µg/L (2004) – coarse soil – 18,000 µg/L (2011)
37,000 µg/L (2004) – medium/fine soil – 18,000 µg/L (2011)
50 µg/L (2004) – coarse soil – 1.6 µg/L (2011)
50 µg/L (2004) – medium/fine soil – 17 µg/L (2011)
5,600 µg/L (2004) – coarse soil – 4,200 µg/L (2011)
35,000 µg/L (2004) – medium/fine soil – 4,200 µg/L (2011)
The Environmental Protection Act states that:
No person shall discharge into the natural environment any contaminant, and no person responsible for a source of contaminant shall permit the
discharge into the natural environment of any contaminant from the source of contaminant, in an amount, concentration or level in excess of that
prescribed by the regulations. R.S.O. 1990, c.E.19, s.6(l).
Commercial Property Appraisers- Fully Accredited AACI Qualified Commercial Appraisers
serving 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, hamiton, georgetown, guelph, kitchener, kingston, london, peterborough, sarnia,
stoneycreek, st catharines, waterloo, windsor and woodbridge):
Baayen & Associates Limited - commercial appraisal service -
AACI-qualified, bank approved commercial appraiser
603 Centre Street South Whitby Ontario L1N 4T1
(905) 718 9493 Fax (905) 372 3584
MacKenzie, Ray, Heron & Edwardh - commercial appraisal service
AACI-qualified, bank approved commercial appraiser
250 Dundas Street West Suite 503 Toronto Ontario M5T 2Z5
(416) 591 1515 Fax 416 591 1220
Paul Stewart Stewart Valuation Ltd - commercial appraiser
AACI-qualified, bank approved commercial appraisal service
7030 Woodbine Avenue Suite 112 Markham Ontario L3R 6G2
(905) 940 4807 Fax 905 946 8971
Ted Wojas Wojas Appraisal Group Inc - commercial appraiser
AACI-qualified, bank approved commercial appraisal service
5160 Explorer Drive, Unit 14 Mississauga Ontario L4W 4T7
(905) 624 4535 Fax 905 624 3848
Environmental Insurance Brokers in Ontario
Senior Environmetal Underwriter
555 Burnhamthorpe Road, 8th Floor
Toronto, Ontario M9C 2Y3
(416) 342 1159 Toll Free 888 868 8367
Guthrie Insurance Brokers Ltd
505 Consumers Road, Suite 308
Toronto M2J 4V5 416-487-5200
Canadian Insurance Brokers Inc
1 Eglinton Avenue East
Toronto, Ontario M4P 3A1
(416)-486-0951 Fax: 416-489-5311
Aaxel Insurance Brokers Ltd.
202 Main Street North
Brampton, L6V1P1 (905) 796-7600
1 (866) 358-2860
Fax: (905) 796-9700
HUB International Ontario Limited
2265 Upper Middle Road East 7th Floor
Oakville L6H 0G5 905-847-5500
Fax: 1 -(866)-903-0208
Environmental Assessment Requirements to Abandon an Underground Fuel Storage Tank in Place or Re-Use an Abandoned Tank
In order for Fuels Safety Program (FSP) to consider an application for variance under the TSS Act and the applicable regulations and codes to
abandon an underground fuel storage tank in-place or re-use a tank that has been abandoned, the applicant shall provide an environmental
The report shall present the analytical findings of laboratory testing for the presence of petroleum hydrocarbon compounds from a
minimum of three “worst case” soil samples. A single “worst case” soil sample is to be collected from each of a minimum of three boreholes completed to
a depthequivalent with, as a minimum, the base of each tank. In-field soil vapour analyses in conjunctionwith olfactory evidence should be used to direct
soil sample selection for submission to a laboratory.
The soil analyses shall include, as a minimum, benzene, toluene, ethylbenzene, xylenes and petroleum hydrocarbons (PHC F1-F4). If groundwater is
encountered and there is evidence of soil contamination, impact to groundwater quality shall also be considered.
The report shall be prepared by a Qualified Person as outlined under TSSA advisory FS-050-06 dated January 3, 2006 and shall provide concise
opinion with consideration of applicable provincial laws and clean-up guidelines as to whether environmental conditions are suitable for Fuels Safety
Program to favourably consider the variance.
If environmental conditions around the subject tank(s) do not meet full-depth, Table 2 or 3 cleanup criteria, as applicable, FSP will not approve a
variance application. In such a situation the following options are available for variance approval:
restoring of the environment proximal to the subject tank to applicable full-depth criteria and providing confirmation of such to FSP in the form of a
submission of a Record of Site Condition (RSC), if applicable, to Ministry of Environment (MOE) with a copy of the acknowledgement from MOE provided
to FSP; or
submission of a Risk Assessment (RA) to MOE with a copy of the approval from MOE provided to FSP.
Architectural & Engineering Drawings to Obtain Municipal Building Permits
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, Stoneycreek,
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
- 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.
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)
- basement or main floor walkout alterations
- replacement of brick veneer
- attached or detached garages, sheds
- replacement of masonry chimney below roofline
- dormers or finishing of attic space
- installation of irrigation systems
- 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 will show the main floor framing, main floor plan will indicate the upper floor framing and the upper floor will indicate the
- 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)
ceiling joist or roof system
The following information should be shown on a floor plan:
Cross Sections - this presents a view of a building along an imaginary cut, showing the structural elements of the building and exposing
- 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
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
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:
Building Elevations - identifies how your project is going to appear from the outside, such as exterior materials, as well as relation to
- 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
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:
Engineered Floor and Truss Drawings are required on all submissions where engineered products are being utilized
- 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 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.
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.
The required drawings for any Building Permit application will vary depending on the specific and type of proposed
construction for the project.
Fee for architectural design and engineering drawings - $1,950 plus $1.50 per sq ft
Cost of any required HVAC / Plumbing / Electrical Drawings are additional
Typical Site Plan may include the following:
Fee: From $1,475
- 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
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
Fee from $2,950
- 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
- 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
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:
Fee from $2,950
- Zoning By-law Applications
- Plans of Subdivision
- Plans of Condominium
- Consent to Sever
- Site Plan Control applications
COMMERCIAL, INDUSTRIAL & INSTITUTIONAL BUILDING INSPECTION
Commercial and Industrial Building Inspection fees are based on size, age and usage of the building and the report requirements.
Commercial Building inspection can be arranged within 24 hours. Commercial Building Inspection reports are ready within 48 hours
after completion of Commercial Building Inspection.
Our Commercial Inspections meet 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 Greater
Toronto area (including Toronto, Ajax, Aurora, Brampton, Etobicoke, Markham, Mississauga, Northyork, Newmarket, Oshawa, Pickering,
Richmond Hill, Scarborough, Stouffville, Vaughan, Whitby and Woodbridge). 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.
Professional 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 Greater Toronto area (including ajax, aurora, brampton, etobicoke, markham, mississauga, newmarket,
northyork, oshawa, pickering, richmond hill, scarborough, stouffville, toronto, vaughan, whitby 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 Greater Toronto area including Ajax, Aurora, Brampton, Etobicoke,
Markham, Mississauga, Newmarket, Northyork, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Whitby and
Woodbridge neighborhood trends and problems over the past years as well as the quality of most properties.
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
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 and similarly you need the bets 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 several thousands of dollars.
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 expert building inspector!
- Baseline Walk through Property Condition Assessment – No report is provided - From $395 plus $35 per 1,000 sq ft
- 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 1,000 sq ft
- 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 1,000 sq ft
- If you require property condition assessment report with professional licensed civil engineer's certification, 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 $795 plus $70 per 1,000 sq ft
Feel Free to Contact us Anytime - 24 Hours a Day - 7 Days a Week
905 940 0811 TOLL FREE 1 866 373 3315
Text Message: 416 727 8336
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automobile garage underground hoist, hoist removal,, leaking hoist, leaky underground tank removal.. above guidelines
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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,
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