Phase II Environmental Site Assessment in Ontario
Cost band, turnaround and the statutory backdrop under Environmental Protection Act (O. Reg. 153/04 (Records of Site Condition)).
01The numbers
Cost band
$16,200–$87,800
Flagged 50,000 sf reference asset
Midpoint
$32,400
Modelled, not quoted
Turnaround
30 days
Engagement to draft
Sequence
Stage two
Lands on the critical path
A Phase II Environmental Site Assessment in Ontario covers the following. Intrusive investigation of the APECs the Phase I flagged: boreholes, monitoring wells, soil and groundwater sampling, laboratory analysis against the applicable standards, and a delineation of any exceedance. Where an exceedance is confirmed, a remedial cost estimate normally follows.
When a Phase I identifies an APEC, when a lender's environmental policy requires it, or when a regulatory filing (record of site condition, site disclosure statement) demands sampling. In Ontario the statutory backdrop is the Environmental Protection Act (O. Reg. 153/04 (Records of Site Condition)), administered by Ministry of the Environment, Conservation and Parks.
Envirolor models this report at $16,200–$87,800 in Ontario on a flagged 50,000 sf industrial asset, with a 30-day turnaround. The regional cost index of 1.00 and a 0-day scheduling penalty on intrusive work are both applied. Cost scales with floor area at an elasticity of 0.35, so a building twice the size is not twice the fee.
Where deals break on this report: Lab turnaround and drilling access. Utility locates, drill-rig scheduling and 10–15 business days of lab time are the schedule, not the field day. Winter access and frozen ground make it worse.
Sequencing matters more than price here. This is a stage-two report: it cannot be engaged until the stage-one findings exist, so it lands on the critical path in full. In Ontario, a Phase II is mandatory where a record of site condition is required — principally a change of use to a more sensitive use (industrial or commercial to residential, parkland or institutional) — and wherever the Phase I identifies an area of potential environmental concern.
Envirolor facts
- Phase II Environmental Site Assessment is a tier-1 report in the Envirolor catalogue and an anchor scope published in every jurisdiction.
- Ontario applies a cost index of 1.00 and a 0-day scheduling penalty to intrusive work.
- Filing route in Ontario: Record of Site Condition (RSC) filed on the Environmental Site Registry.
How these figures were produced
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
02Scope of work
What the consultant actually does
Intrusive investigation of the APECs the Phase I flagged: boreholes, monitoring wells, soil and groundwater sampling, laboratory analysis against the applicable standards, and a delineation of any exceedance. Where an exceedance is confirmed, a remedial cost estimate normally follows.
Where it goes wrong: Lab turnaround and drilling access. Utility locates, drill-rig scheduling and 10–15 business days of lab time are the schedule, not the field day. Winter access and frozen ground make it worse.
03Scope your own deal
Price this into a Ontario scope
Enter the asset and the site history. The estimator decides which reports a lender and the Ontario regulator will actually require, prices each one, and sequences them into a calendar you can hold against your condition period.
Modelled cost
$11,000–$43,500
Midpoint $19,900
Critical path
23 days
Engagement to reviewed drafts
Risk screen
Low
No flag driving sampling
Condition period
22 days spare
Scope fits
| Report | Status | Cost band | Days | Lands |
|---|---|---|---|---|
| Roof / envelopeA 41-year-old roof is usually the largest single line in the reserve table; a dedicated review turns a range into a number. | Recommended | $2,500–$11,000 | 12 | Day 12 |
| DSS / hazmatA 1985 building is pre-ban construction: the survey is legally required before any renovation or demolition is tendered, and the abatement number belongs in the purchase price. | Required | $2,800–$13,000 | 14 | Day 14 |
| Phase I ESAEvery lender on a commercial file requires a Phase I addressed to it with reliance, dated within six months of funding. | Required | $2,200–$5,500 | 15 | Day 15 |
| BCA / PCAThe lender's reserve requirement is set off the BCA's capital table, so it is a funding condition, not a nice-to-have. | Required | $3,500–$14,000 | 18 | Day 18 |
Out of scope, and why
- Phase II ESA — No area of potential environmental concern was flagged, so the Phase I should close without sampling. If it does not, add roughly the Phase II band to both cost and calendar.
- Geotech — An existing building with a known grading history rarely needs a geotech at acquisition; add one before any addition.
- Elevator — No elevating devices in the asset.
Take this with you
Diligence scope memo
A scope of work you can send to a consultant, attach to a lender package, or hold against a condition-period calendar. Print to PDF — nothing leaves your browser.
- Prepared
- 2026-10-09 by Envirolor
- Jurisdiction
- Ontario — O. Reg. 153/04 (Records of Site Condition)
- Asset
- 50,000 sf industrial, built 1985
- Site area
- 87,120 sf
- Risk screen
- Low (score 1)
- Condition period
- 45 calendar days
- Modelled cost
- $11,000–$43,500
- Critical path
- 23 calendar days
Scope of work
1. Roof and Building Envelope Review — Recommended
Roof-level inspection with core cuts where warranted, moisture scanning, flashing and parapet review, and an envelope assessment covering cladding, sealants and glazing, with remaining service life and replacement cost.
$2,500–$11,000 · engage day 0 · draft day 12
2. Designated Substance and Hazardous Materials Survey — Required
Bulk sampling and laboratory analysis for asbestos-containing materials, lead, mercury, silica and other designated substances, producing the inventory that must be handed to any contractor before demolition or renovation.
$2,800–$13,000 · engage day 0 · draft day 14
3. Phase I Environmental Site Assessment — Required
Records review (fire insurance plans, aerial photography, title, environmental registries), a site reconnaissance visit, and interviews with the owner, occupants and the municipality. The deliverable identifies areas of potential environmental concern (APECs) and states whether intrusive investigation is warranted.
$2,200–$5,500 · engage day 0 · draft day 15
4. Building Condition Assessment — Required
A walk-through of structure, envelope, roofing, mechanical, electrical, vertical transportation, life safety and site works, followed by an immediate-repair list and a capital reserve table projecting replacement costs over the study period.
$3,500–$14,000 · engage day 0 · draft day 18
Verdict
This scope runs 3 required and 1 discretionary report, for a modelled $11,000–$43,500 and a 23-day critical path from engagement to a reviewed set of drafts.
Against the 45-day condition period entered, that leaves 22 days of slack — enough to absorb one lab delay, not two.
No area of potential environmental concern was flagged, so the base case is a Phase I that closes clean. If it does not, the Phase II adds roughly 30 days and the sampling band to this answer.
Modelled figures produced by the Envirolor scoping method from published cost bands and the Environmental Protection Act (O. Reg. 153/04 (Records of Site Condition)). Not a quotation and not professional advice. Confirm scope and fees with a qualified consultant before relying on this memo.
04Questions
How much does a Phase II ESA cost in Ontario?
$16,200–$87,800 on a flagged 50,000 sf industrial asset, modelled by Envirolor from published cost bands with a 1.00 regional index applied. Smaller assets sit below the band; the fee does not scale one-for-one with area.
How long does it take in Ontario?
30 calendar days from engagement to draft, including the 0-day Ontario scheduling penalty applied in full to intrusive work.
What forces this report in Ontario?
A Phase II is mandatory where a record of site condition is required — principally a change of use to a more sensitive use (industrial or commercial to residential, parkland or institutional) — and wherever the Phase I identifies an area of potential environmental concern.
05Sources
Sources
- [1] Environmental Protection Act — O. Reg. 153/04 (Records of Site Condition) — Administered by Ministry of the Environment, Conservation and Parks.
- [2] CSA Z768-01, Phase I Environmental Site Assessment — Canadian report standard.
Envirolor Data Desk method · Last updated 2026-08-15 · Maintained by Envirolor Data Desk
Scope: Phase II Environmental Site Assessment in Ontario
Inputs: Envirolor modelled cost bands; Environmental Protection Act
Next scheduled review: 2026-11-15
Not advice — Envirolor is a data publisher. We do not perform, certify, or supervise professional work, and nothing here is a quote, an engagement, or professional advice. Figures are indicative benchmarks for comparison and must be confirmed with a qualified professional before you rely on them. About Envirolor